4711 Foley Rd · Cincinnati, OH 45238

$163,500

3 bd · 1.5 ba · 1,200 sqft · SingleFamily public records · 191 Days on market

Built 1921 6,316 sqft lot $136/sqft · 12% below area Est $186k · 12% under

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Why this score? — see what drove the C 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 +17.5/30.0
• ARV discount +12.9/15.0
• Schools +6.0/10.0
• DSCR +5.5/10.0
• 1% rule +4.5/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this versatile opportunity in Delhi! With 3 bedrooms, 2 bathrooms, and generous living space, this home is perfect for a family looking to settle in and make it their own. The backyard deck is ready for cookouts, quiet mornings, or hosting friends. Currently tenant-occupied and producing rental income, it's also a smart addition to any investor's portfolio. Live in it, rent it, or hold it the possibilities are wide open.

Key facts

• 6,316 sq ft lot
• Built 1921
• Listed 191 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $164k.

Deal economics

• At list price, monthly cash flow is $126 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (5.5% below list).
• Recommended offer: $144k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 3.9% in Cincinnati — 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 80/100 on livability (#130 in OH, #1,856 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment D, crime F.
• Oak Hills Local (suburban): math 68% / reading 70% proficiency, ranked #141 of 656 in OH (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.9%/yr); 78 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 191 days — a 12% lower offer ($144k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y ago; this cycle's ask has dropped $12k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $164k implies a 364% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $143,880 (12.0% below list)

Questions for the listing agent

1. It's been on market 191 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1921 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.95% ✗
• Cap rate: 7.22%
• Cash-on-cash: 3.30%
• DSCR: 1.15
• GRM: 8.8

CMA / ARV

• ARV (median comp): $185,605
• List price: $163,500
• Delta: -11.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
511 Claymore Ter	0.13mi	2/1.0 (-1)	1,240 (+3%)	1mo	$185,000	$149	81
4334 W Eighth St	0.58mi	3/2.0	1,170 (-2%)	1mo	$115,000	$98	65
574 Virgil Rd	0.45mi	3/1.0	1,110 (-8%)	1mo	$180,000	$162	64
538 Roebling Rd	0.68mi	2/1.5 (-1)	1,190 (-1%)	0mo	$226,000	$190	62
543 Virgil Rd	0.44mi	4/2.0 (+1)	1,258 (+5%)	4mo	$202,000	$161	61
4635 Mayhew Ave	0.55mi	2/1.0 (-1)	1,132 (-6%)	2mo	$165,000	$146	56
521 Roebling Rd	0.70mi	4/1.5 (+1)	1,258 (+5%)	3mo	$170,000	$135	52
4457 Delhi Rd	0.70mi	3/1.5	1,332 (+11%)	2mo	$208,000	$156	47
976 Woodbriar Ln	0.72mi	4/2.0 (+1)	1,295 (+8%)	1mo	$199,900	$154	46
990 Covedale Ave	0.62mi	4/1.0 (+1)	1,332 (+11%)	0mo	$220,000	$165	46
1005 Covedale Ave	0.66mi	4/1.0 (+1)	1,332 (+11%)	2mo	$115,000	$86	42
582 Trenton Ave	0.63mi	2/2.0 (-1)	1,056 (-12%)	2mo	$170,000	$161	42

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 · 4.87% rent growth · sell at horizon

5-year hold

• IRR: -9.1%
• Equity multiple: 0.66×
• Total profit: $-15,523
• Equity at exit: $24,378

10-year hold

• IRR: 2.7%
• Equity multiple: 1.21×
• Total profit: $9,429
• Equity at exit: $14,136

Cash invested: $45,780 (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 45238

• Rents YoY: 4.9%
• Active inventory: 78
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,545 high
• Mortgage (P&I): −$857
• Tax from tax record: −$170 /mo · $2,035/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $126

Break-even live

Break-even rent $1,386

Max offer price $163,500

Occupancy floor 87%

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: $40,875
• Closing costs: $4,905
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
620 Pedretti Ave Apt A8 Cincinnati, OH	2.0	1.0	703	$978	$1.39	14d	1	0.20mi
543 Virgil Rd Cincinnati, OH	4.0	2.0	1258	$1,795	$1.43	21d	1	0.43mi
466 Pedretti Ave Unit 472-10 Cincinnati, OH	2.0	1.0	750	$1,100	$1.47	23d	1	0.43mi
4284 Foley Rd Cincinnati, OH	3.0	2.0	1242	$2,800	$2.25	43d	1	0.54mi
419 Elm St Unit 419-1 Cincinnati, OH	4.0	2.0	1200	$1,995	$1.66	19d	1	0.58mi
4220 Viewland Pl Cincinnati, OH	2.0	1.0	900	$1,495	$1.66	20d	1	0.71mi
5039 Delhi Rd Cincinnati, OH	1.0–2.0	1.0–2.0	952	$1,895	$1.99	1d	10	0.83mi
1057 Schiff Ave Unit 1057-2 Cincinnati, OH	4.0	1.0	1000	$1,595	$1.59	14d	1	0.87mi
4463 Glenhaven Rd Cincinnati, OH	2.0	1.0	775	$1,005	$1.30	43d	1	1.05mi
1057 Winfield Ave Unit 2 Cincinnati, OH	2.0	1.0	1000	$1,250	$1.25	23d	1	1.10mi
868 Academy Ave Unit 2 Cincinnati, OH	4.0	1.0	1100	$1,699	$1.54	23d	1	1.29mi
1240 Rosemont Ave Cincinnati, OH	2.0	1.0	1280	$1,100	$0.86	20d	1	1.32mi
1233 Dewey Ave Cincinnati, OH	3.0	1.0	1411	$1,375	$0.97	4d	1	1.33mi
1214 Gilsey Ave Cincinnati, OH	3.0	1.0	1300	$1,300	$1.00	23d	1	1.36mi
1214 Gilsey Ave Cincinnati, OH	3.0	1.0	1300	$1,300	$1.00	20d	1	1.36mi

Listing history 19 events

1. 2026-06-18
   days on market $163,500 Active 191 DOM
2. 2026-06-17
   days on market $163,500 Active 190 DOM
3. 2026-06-16
   days on market $163,500 Active 189 DOM
4. 2026-06-15
   days on market $163,500 Active 188 DOM
5. 2026-06-13
   days on market $163,500 Active 186 DOM
6. 2026-06-09
   days on market $163,500 Active 182 DOM
7. 2026-06-08
   days on market $163,500 Active 181 DOM
8. 2026-06-07
   days on market $163,500 Active 180 DOM
9. 2026-06-05
   days on market $163,500 Active 177 DOM
10. 2026-06-03
    days on market $163,500 Active 176 DOM
11. 2026-06-02
    days on market $163,500 Active 175 DOM
12. 2026-06-01
    days on market $163,500 Active 174 DOM
13. 2026-05-31
    days on market $163,500 Active 173 DOM
14. 2026-03-19
    price $163,500 435-char remark

    Show marketing remark (435 chars)

    Check out this versatile opportunity in Delhi! With 3 bedrooms, 2 bathrooms, and generous living space, this home is perfect for a family looking to settle in and make it their own. The backyard deck is ready for cookouts, quiet mornings, or hosting friends. Currently tenant-occupied and producing rental income, it's also a smart addition to any investor's portfolio. Live in it, rent it, or hold it the possibilities are wide open.

15. 2025-11-25
    listed $175,000 Active 435-char remark

    Show marketing remark (435 chars)

    Check out this versatile opportunity in Delhi! With 3 bedrooms, 2 bathrooms, and generous living space, this home is perfect for a family looking to settle in and make it their own. The backyard deck is ready for cookouts, quiet mornings, or hosting friends. Currently tenant-occupied and producing rental income, it's also a smart addition to any investor's portfolio. Live in it, rent it, or hold it the possibilities are wide open.

16. 2009-08-05
    soldstatus $35,200
17. 2009-05-18
    historical
18. 2009-04-16
    listed
19. 2005-08-23
    soldstatus $62,000

ⓘ 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: $2,035 · $170/mo
• Projected year-2 tax: $2,293 · $191/mo
• Expected delta: +$258/yr (+$21/mo · 12.7%)

ⓘ 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 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,544
• − Mortgage interest: −$9,159
• − Property taxes: −$2,035
• − Insurance: −$818
• − Repairs & maintenance: −$1,484
• − Management: −$1,484
• − Depreciation: −$4,756
• Taxable loss: −$1,190
• Est. tax savings @ 24.0%: +$286
• After-tax cash flow: $1,794/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: Oak Hills Local
• NCES district ID: 3904737
• Math proficiency: 68% ▼ -11.00%
• Reading proficiency: 70% ▼ -8.00%
• Median HH income: $67,889
• Composite: 60.25/100
• National rank: #858
• State rank: #141 of 656 in OH

Livability — Cincinnati

• Score: 80/100
• State rank: #130
• US rank: #1856

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hamilton County · 701,295 people
• City population: 505,555
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 48,351
• Household income: $66,277
• Rent vs Own: 40.3% rent · 59.7% own
• Severe rent burden: 2012.0

Population outlook (Hamilton County) Hauer SSP2

• Today (2025): 826,054 people
• By 2030: 830,947 · +0.6%
• By 2040: 832,319 · +0.8%
• By 2050: 822,428 · -0.4%
• By 2075: 788,688 · -4.5%
• By 2100: 710,674 · -14.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 28% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 10% · Canada
• Languages at home: 88% English-only · French/Haitian/Cajun 4% Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Hamilton

• 2024 margin: D (+14.9) · D 57.0% · R 42.1%
• 2008→2024 swing: +7.9pp toward D · 2008: 7.0pp · 2024: 14.9pp
• All cycles: 2024: D+14.9 2020: D+15.9 2016: D+9.5 2012: D+4.9 2008: D+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -197.57%
• Current HPI: 213.5097
• Rent YoY: ▲ 4.87%
• 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

+163.7% since first listed

6 events — show timeline

• 2026-03-19 Price Changed $163,500 Cincy MLS
• 2025-11-25 Listed $175,000 Cincy MLS
• 2009-08-05 Sold (Public Records) $35,200 Public Records
• 2009-05-18 Listing Removed — Cincy MLS
• 2009-04-16 Listed — Cincy MLS
• 2005-08-23 Sold (Public Records) $62,000 Public Records

Property tax history

+9.2%/yr

Latest (2025): $2,035 · +2.5% YoY. Source: county tax records.