607 S Eighth St · Hamilton, OH 45011

$99,900

2 bd · 1.0 ba · 1,474 sqft · SingleFamily public records · 49 Days on market

Built 1920 3,920 sqft lot $68/sqft · 9% below area Est $110k · 9% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +11.7/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Come check out this 3 bed / 1 bath home! TLC is needed, but the potential is there. The property is currently tenant-occupied on a month-to-month lease. Come check it out before it's gone!

Key facts

• 3,920 sq ft lot
• Built 1920
• Listed 49 days

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Off-street and on-street parking
• Utilities: Public water; Public sewer; Natural gas
• Home design: Traditional single-family home; Two levels
• Construction: Block foundation; Other construction materials
• Exterior features: Shingle roof; Wood windows; Lot less than 0.5 acre (approximately 0.09 acres)

Interior

• Kitchen: Kitchen (12 x 10)
• Bedrooms: Three bedrooms total; Primary bedroom on level 1 (18 x 15); Bedroom 2 on level 2 (12 x 12); Bedroom 3 on level 2 (14 x 13)
• Bathrooms: One full bathroom on level 1
• Heating & cooling: Forced air heating (gas); Gas water heater; Window cooling unit
• Interior features: Six total rooms; Full unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $547 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 4.6% in Hamilton — 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 73/100 on livability (#332 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B; Watch: crime C-, amenities C-, employment D.
• Hamilton City (suburban): math 42% / reading 45% proficiency, ranked #517 of 656 in OH (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.0%/yr); 196 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,163 units permitted in Butler County in 2024 (356 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.47% ✓
• Cap rate: 12.86%
• Cash-on-cash: 23.45%
• DSCR: 2.04
• GRM: 5.7

CMA / ARV

• ARV (median comp): $110,195
• List price: $99,900
• Delta: -9.34%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
334 Hanover St	0.35mi	3/1.5 (+1)	1,484 (+1%)	2mo	$174,000	$117	73
1022 Campbell Ave	0.52mi	3/1.5 (+1)	1,524 (+3%)	0mo	$202,000	$133	63
234 N Eleventh St	0.65mi	3/1.5 (+1)	1,456 (-1%)	1mo	$105,000	$72	60
154 Beckett St	0.63mi	3/1.0 (+1)	1,520 (+3%)	2mo	$155,000	$102	59
712 S Fourth St	0.29mi	3/2.0 (+1)	1,320 (-10%)	2mo	$167,000	$127	58
1121 Grand Blvd	0.73mi	2/2.0	1,516 (+3%)	4mo	$185,000	$122	54
927 Harmon Ave	0.61mi	3/1.0 (+1)	1,402 (-5%)	7mo	$70,000	$50	52
268 Hanover St	0.41mi	3/1.0 (+1)	1,672 (+13%)	5mo	$133,500	$80	49
602 S Thirteenth St	0.34mi	3/1.5 (+1)	1,270 (-14%)	6mo	$68,000	$54	49
842 Heaton St	0.73mi	3/1.5 (+1)	1,400 (-5%)	4mo	$108,750	$78	47
130 Lulu	0.55mi	3/1.0 (+1)	1,290 (-12%)	2mo	$175,000	$136	47
327 N Eighth St	0.69mi	3/2.5 (+1)	1,653 (+12%)	6mo	$228,000	$138	32

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 · 2.95% rent growth · sell at horizon

5-year hold

• IRR: 16.5%
• Equity multiple: 1.66×
• Total profit: $18,532
• Equity at exit: $14,895

10-year hold

• IRR: 25.0%
• Equity multiple: 3.17×
• Total profit: $60,562
• Equity at exit: $8,638

Cash invested: $27,972 (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 45011

• Rents YoY: 3.0%
• Active inventory: 196
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,465 high
• Mortgage (P&I): −$524
• Tax from tax record: −$45 /mo · $539/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $547

Break-even live

Break-even rent $773

Max offer price $99,900

Occupancy floor 58%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
829 Maple Ave Unit 3 Hamilton, OH	3.0	1.0	1097	$945	$0.86	43d	1	0.28mi
513 S 3rd St Unit 513 Hamilton, OH	1.0	1.0	1000	$850	$0.85	10d	1	0.42mi
969 Harmon Ave Hamilton, OH	3.0	1.0	1350	$1,695	$1.26	43d	1	0.63mi
306 N 6th St Hamilton, OH	3.0	1.5	1776	$1,975	$1.11	43d	1	0.66mi
967 Shuler Ave Hamilton, OH	3.0	2.0	1466	$1,795	$1.22	43d	1	0.69mi
115 Dayton St Unit MAR-201 Hamilton, OH	2.0	2.0	1040	$1,775	$1.71	4d	1	0.74mi
1025 Heaton St Hamilton, OH	2.0	1.0	1436	$1,025	$0.71	23d	1	0.75mi
1118 Bonacker Ave Unit 1116 Hamilton, OH	2.0	1.0	1000	$1,195	$1.20	43d	1	0.76mi
1310 Shuler Ave Unit 2 Hamilton, OH	2.0	1.0	976	$895	$0.92	23d	1	0.89mi
906 Vine St Hamilton, OH	3.0	2.0	1152	$1,250	$1.09	19d	1	0.90mi
417 Franklin St Hamilton, OH	3.0	1.0	1256	$1,150	$0.92	1d	1	1.20mi
1794 See Ave Hamilton, OH	3.0	1.0	1272	$1,800	$1.42	10d	1	1.24mi
432 Park Ave Hamilton, OH	3.0	1.0	1276	$1,300	$1.02	2d	1	1.25mi
501 Prytania Ave Hamilton, OH	3.0	1.5	1874	$2,275	$1.21	1d	1	1.31mi
1008 Fairview Ave Hamilton, OH	3.0	1.0	1080	$1,600	$1.48	1d	1	1.47mi
1719 Shirley Ave Hamilton, OH	3.0	1.0	1135	$1,525	$1.34	1d	1	1.50mi

Listing history 14 events

1. 2026-06-18
   days on market $99,900 Active 49 DOM
2. 2026-06-17
   days on market $99,900 Active 48 DOM
3. 2026-06-16
   days on market $99,900 Active 47 DOM
4. 2026-06-15
   days on market $99,900 Active 46 DOM
5. 2026-06-13
   days on market $99,900 Active 44 DOM
6. 2026-06-13
   days on market $99,900 Active 43 DOM
7. 2026-06-09
   days on market $99,900 Active 40 DOM
8. 2026-06-08
   days on market $99,900 Active 39 DOM
9. 2026-06-07
   days on market $99,900 Active 38 DOM
10. 2026-06-03
    days on market $99,900 Active 34 DOM
11. 2026-06-02
    days on market $99,900 Active 33 DOM
12. 2026-06-01
    days on market $99,900 Active 32 DOM
13. 2026-05-31
    days on market $99,900 Active 31 DOM
14. 2026-04-30
    listed $99,900 Active 188-char remark

ⓘ 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: $539 · $45/mo
• Projected year-2 tax: $1,049 · $87/mo
• Expected delta: +$510/yr (+$42/mo · 94.5%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 20 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,577
• − Mortgage interest: −$5,596
• − Property taxes: −$539
• − Insurance: −$500
• − Repairs & maintenance: −$1,406
• − Management: −$1,406
• − Depreciation: −$2,906
• Taxable income: $5,224
• Est. tax owed @ 24.0%: −$1,254
• After-tax cash flow: $5,307/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: Hamilton City
• NCES district ID: 3904410
• Math proficiency: 42% ▼ -13.00%
• Reading proficiency: 45% ▼ -10.00%
• Median HH income: $40,488
• Composite: 36.48/100
• National rank: #4656
• State rank: #517 of 656 in OH

Livability — Hamilton

• Score: 73/100
• State rank: #332
• US rank: #5467

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hamilton, OH
• County: Butler County · 381,674 people
• City population: 140,900
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 75,864
• Household income: $91,873
• Rent vs Own: 25.4% rent · 74.6% own
• Severe rent burden: 1795.0

Population outlook (Butler County) Hauer SSP2

• Today (2025): 387,706 people
• By 2030: 392,028 · +1.1%
• By 2040: 395,307 · +2.0%
• By 2050: 391,116 · +0.9%
• By 2075: 378,642 · -2.3%
• By 2100: 343,248 · -11.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 12% Black 11% Two or more races 9% Asian 4%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 2% Italian 2% Slovak 2%
• Foreign-born: 11% · Canada, Vietnam, China
• Languages at home: 86% English-only · Spanish 8% Other Indo-European 2% Vietnamese 1%

Political lean MEDSL · Butler

• 2024 margin: Strong R (+26.3) · D 36.4% · R 62.7%
• 2008→2024 swing: -3.6pp toward R · 2008: -22.6pp · 2024: -26.3pp
• All cycles: 2024: R+26.3 2020: R+24.0 2016: R+28.3 2012: R+26.2 2008: R+22.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -188.67%
• Current HPI: 259.7868
• Rent YoY: ▲ 2.95%
• 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

1 event — show timeline

• 2026-04-30 Listed $99,900 Cincy MLS

Property tax history

+0.5%/yr

Latest (2025): $539 · +0.4% YoY. Source: county tax records.