4009 Williams Dr · Withamsville, OH 45255

$229,000

3 bd · 2.0 ba · 2,480 sqft · SingleFamily public records · 81 Days on market

Built 1954 0.31 ac lot

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +13.1/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

FOR SALE: Cape cod, single family home on . 3 acre lot. Investor of flipper opportunity in excellent market. All of the amenities of Anderson Twp but with Clermont County taxes. Currently rented as an investment property, this property is located near everything including restaurants, shopping, grocery. Immediately accessible to I-275 and Beechmont Ave. Excellent back yard.

Key facts

• Accessible to i-275
• Single family home
• Investment property

Tags

• SINGLE FAMILY HOME
• INVESTMENT PROPERTY
• ACCESSIBLE TO I-275
• EXCELLENT BACK YARD

Property features AI

Finance

• Other: Parcel number 414107.002; Lease not considered
• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Natural gas
• Home design: Cape Cod style; Single-family home; One and one half stories; Poured foundation
• Construction: Brick construction; Shingle roof
• Exterior features: Deck; Cleared, level lot under 0.5 acre; Residential zoning; County road access; near State Route 125

Interior

• Kitchen: Kitchen 10 x 8; Kitchen features: Other
• Bedrooms: 3 bedrooms total; Primary bedroom 12 x 14 (level 1); Bedroom 2 10 x 10 (level 2); Bedroom 3 10 x 10 (level 2); Primary bedroom features: Other
• Bathrooms: 2 full bathrooms; Full bathroom on level 1; Full bathroom on level 2; Primary bathroom: Other
• Heating & cooling: Forced air gas heating; Central air conditioning; Gas water heating
• Interior features: 7 total rooms; Crawl basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $-8 ($-97/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (12.8% below list).
• Recommended offer: $200k (12.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.7% in Withamsville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 76/100 on livability (#223 in OH, #3,495 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F.
• West Clermont Local (suburban): math 51% / reading 57% proficiency, ranked #373 of 656 in OH (top 57%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Withamsville-Tobasco Elementary School (math 54% / reading 57%, grade C, #772 of 1,584 statewide, top 49%, 518 students, 49% FRL); West Clermont Middle School (math 45% / reading 51%, grade C-, #441 of 654 statewide, top 68%, 1,789 students, 41% FRL); West Clermont High School (math 41% / reading 65%, grade C-, #338 of 781 statewide, top 43%, 2,211 students, 36% FRL).
• Market conditions: Rents rising (+3.4%/yr); 43 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 996 units permitted in Clermont County in 2024 (210 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($215k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $54k; list at $229k implies a 324% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $199,589 (12.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.87% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.15%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $498,480
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4133 Brandonmore Dr	0.61mi	4/2.5 (+1)	2,730 (+10%)	3mo	$455,000	$167	46
771 Regent Rd	0.51mi	4/3.0 (+1)	2,134 (-14%)	2mo	$360,000	$169	42
447 Birchwood Dr	0.73mi	4/2.5 (+1)	2,238 (-10%)	13mo	$462,500	$207	32
8602 Sunmont Dr	0.70mi	4/3.0 (+1)	2,747 (+11%)	13mo	$565,000	$206	30
443 Birchwood Dr	0.72mi	4/3.5 (+1)	2,816 (+14%)	4mo	$477,000	$169	29
439 Birchwood Dr	0.70mi	4/3.5 (+1)	2,239 (-10%)	14mo	$450,000	$201	29

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.41% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.43×
• Total profit: $-36,763
• Equity at exit: $34,145

10-year hold

• IRR: -7.0%
• Equity multiple: 0.55×
• Total profit: $-29,124
• Equity at exit: $19,800

Cash invested: $64,120 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 73 Landlord-Friendly
• State Ohio: 73 Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

3-day notice; Cleveland / Columbus have some habitability code enforcement; otherwise landlord-leaning.

Methodology + full state rankings →

ZIP-level market 45255

• Rents YoY: 3.4%
• Active inventory: 43
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,996 medium
• Mortgage (P&I): −$1,201
• Tax from tax record: −$288 /mo · $3,462/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $-8

Break-even live

Break-even rent $2,006

Max offer price $227,577

Occupancy floor 95%

Sensitivity live

Price	-10% $122	-5% $57	+0% $-8	+5% $-73	+10% $-138
Rent	-10% $-166	-5% $-87	+0% $-8	+5% $71	+10% $150
Rate	-1.0pp $107	-0.5pp $50	base $-8	+0.5pp $-67	+1.0pp $-128

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
726 Ohio Pike Unit G Cincinnati, OH	2.0	1.5	2100	$1,405	$0.67	25d	1	0.90mi
1647 Rockhurst Ln Cincinnati, OH	3.0	1.5	2200	$2,295	$1.04	45d	1	1.13mi

Listing history 19 events

1. 2026-06-21
   days on market $229,000 Active 81 DOM
2. 2026-06-18
   days on market $229,000 Active 78 DOM
3. 2026-06-17
   days on market $229,000 Active 77 DOM
4. 2026-06-16
   days on market $229,000 Active 76 DOM
5. 2026-06-15
   days on market $229,000 Active 75 DOM
6. 2026-06-13
   days on market $229,000 Active 73 DOM
7. 2026-06-13
   statusdays on market $229,000 Active 72 DOM
8. 2026-06-09
   days on market $229,000 Contingency Pending 69 DOM
9. 2026-06-08
   days on market $229,000 Contingency Pending 68 DOM
10. 2026-06-07
    days on market $229,000 Contingency Pending 67 DOM
11. 2026-06-05
    days on market $229,000 Contingency Pending 64 DOM
12. 2026-06-03
    days on market $229,000 Contingency Pending 63 DOM
13. 2026-06-02
    days on market $229,000 Contingency Pending 62 DOM
14. 2026-06-01
    days on market $229,000 Contingency Pending 61 DOM
15. 2026-05-31
    days on market $229,000 Contingency Pending 60 DOM
16. 2026-04-13
    historical Contingency Pending
17. 2026-04-02
    price $229,000
18. 2026-04-01
    listed $299,000 Active
19. 2010-06-28
    soldstatus $54,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OH · Partial reset (capped growth)

• Current annual tax: $3,462 · $288/mo
• Projected year-2 tax: $3,517 · $293/mo
• Expected delta: +$55/yr (+$5/mo · 1.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,951
• − Mortgage interest: −$12,828
• − Property taxes: −$3,462
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,916
• − Management: −$1,916
• − Depreciation: −$6,662
• Taxable loss: −$3,978
• Est. tax savings @ 24.0%: +$955
• After-tax cash flow: $858/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: West Clermont Local
• NCES district ID: 3904635
• Math proficiency: 51% ▼ -14.00%
• Reading proficiency: 57% ▼ -11.00%
• Median HH income: $56,436
• Composite: 46.7/100
• National rank: #2402
• State rank: #373 of 656 in OH

Livability — Withamsville

• Score: 76/100
• State rank: #223
• US rank: #3495

Category grades

Amenities F Commute F Cost of living A+ Crime B Employment B- Housing A+ Health & safety B User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hamilton County · 701,295 people
• City population: 19,707
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 22,313
• Household income: $92,035
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 915.0

Population outlook (Clermont County) Hauer SSP2

• Today (2025): 210,162 people
• By 2030: 212,463 · +1.1%
• By 2040: 212,504 · +1.1%
• By 2050: 205,957 · -2.0%
• By 2075: 182,728 · -13.1%
• By 2100: 143,986 · -31.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 5% Hispanic / Latino 4% Black 3% Asian 3%
• Common ancestry: Slovak 3% Romanian 2% Lithuanian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 95% English-only · Spanish 2% Other Asian/Pacific 1% Other Indo-European 1%

Political lean MEDSL · Clermont

• 2024 margin: Solid R (+35.8) · D 31.7% · R 67.4%
• 2008→2024 swing: -3.4pp toward R · 2008: -32.4pp · 2024: -35.8pp
• All cycles: 2024: R+35.8 2020: R+36.6 2016: R+41.3 2012: R+35.5 2008: R+32.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -182.21%
• Current HPI: 234.8489
• Rent YoY: ▲ 3.41%
• Metro: Cincinnati, OH-KY-IN
• State GDP YoY: ▲ 1.98%
• F500 in state: 48

Industry mix (Fortune 500 HQ in OH)

Industry	F500 HQs	Revenue
▸Insurance	3	$145B
▸Industrial Machinery	3	$49B
▸Financial Services	3	$24B
▸Consumer Goods	2	$93B
▸Aerospace / Defense	2	$47B
▸Utilities	2	$33B

Price history

+324.1% since first listed

4 events — show timeline

• 2026-04-13 Contingent — Cincy MLS
• 2026-04-02 Price Changed $229,000 Cincy MLS
• 2026-04-01 Listed $299,000 Cincy MLS
• 2010-06-28 Sold (Public Records) $54,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $3,462 · -0.2% YoY. Source: county tax records.