10116 Ronnie Rd · Woodlawn, OH 45215

$210,000

3 bd · 1.0 ba · 1,233 sqft · SingleFamily public records · 3 Days on market

Built 1953 0.36 ac lot Est $256k · 18% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +14.6/30.0
• Rent growth +4.5/5.0
• DSCR +4.4/10.0
• 1% rule +3.8/10.0
• Livability +3.8/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Renovated Ranch with Stainless Steel appliances, new carpet, new granite counters, new ceramic tile, fresh paint and huge inviting new rear concrete patio. Come take a look at this inviting home on a tree lined street. Park nearby. The only thing missing is you!

Key facts

• Spacious backyard
• Storage shed
• Above-ground pool

Tags

• UPDATED BATHROOM
• HUGE REAR CONCRETE PATIO
• SPACIOUS BACKYARD
• ABOVE-GROUND POOL
• STORAGE SHED
• MATURE TREES

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Security: Visual smoke alarm
• Utilities: Public water; Public sewer; Natural gas
• Home design: Ranch-style single family home; One level; Poured foundation
• Construction: Aluminum siding; Composition roof
• Exterior features: Patio; Above-ground pool; Shed on property; Less than 0.5 acre lot; Residential zoning

Interior

• Kitchen: Pantry; Marble/granite/slate surfaces; Vinyl flooring in kitchen; Electric cooktop, oven/range, microwave, refrigerator, dishwasher
• Bedrooms: Three bedrooms — primary bedroom on level 1 (13 x 10); Second bedroom on level 1 (11 x 9); Third bedroom on level 1 (9 x 8)
• Flooring: Wall-to-wall carpet in family room; Vinyl flooring in kitchen
• Bathrooms: One full bathroom on level 1 with shower; Bathroom includes grab bars
• Heating & cooling: Forced air heating (gas); Central air conditioning; Gas water heater
• Interior features: Six total rooms; Visual smoke alarm; Grab bars in bathroom; Cable available; Family room walkout
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $49 ($589/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 $185k (11.7% below list).
• Recommended offer: $185k (11.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#238 in OH, #3,792 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, amenities F.
• Princeton City (suburban): math 34% / reading 43% proficiency, ranked #542 of 656 in OH (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Princeton Community Middle School (math 28% / reading 38%, grade F, #553 of 654 statewide, top 85%, 1,290 students, 62% FRL) — zoned schools at 62% FRL track the district average.
• Market conditions: Rents rising fast (+8.0%/yr); 50 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• This rent runs 32% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 26y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $134k; list at $210k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $185,443 (11.7% below list)

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.88% ✗
• Cap rate: 6.57%
• Cash-on-cash: 1.00%
• DSCR: 1.04
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $256,464
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
126 Riddle Rd	0.28mi	3/2.0	1,258 (+2%)	7mo	$230,000	$183	74
10240 Panola Dr	0.24mi	3/1.0	1,100 (-11%)	3mo	$230,000	$209	68
10277 Faxon Ct	0.29mi	3/1.5	1,100 (-11%)	10mo	$202,000	$184	58
135 Brookhaven Ave	0.27mi	3/2.0	1,100 (-11%)	12mo	$155,000	$141	56
112 W Leslie Ave	0.32mi	3/2.0	1,064 (-14%)	3mo	$125,000	$117	56
10078 Woodstock Rd	0.11mi	3/2.0	1,378 (+12%)	20mo	$300,000	$218	54
139 Brookhaven Ave	0.26mi	3/2.0	1,100 (-11%)	17mo	$247,000	$225	52
101 W Leslie Ave	0.34mi	3/1.0	1,053 (-15%)	11mo	$118,000	$112	50
3 Evergreen Cir	0.62mi	2/3.0 (-1)	1,138 (-8%)	12mo	$265,000	$233	35
31 Leslie Ave	0.48mi	4/2.0 (+1)	1,056 (-14%)	21mo	$220,000	$208	27

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -9.4%
• Equity multiple: 0.64×
• Total profit: $-21,096
• Equity at exit: $31,312

10-year hold

• IRR: 5.7%
• Equity multiple: 1.52×
• Total profit: $30,287
• Equity at exit: $18,157

Cash invested: $58,800 (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 45215

• Rents YoY: 8.0%
• Active inventory: 50
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,854 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$227 /mo · $2,726/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $49

Break-even live

Break-even rent $1,792

Max offer price $210,000

Occupancy floor 92%

Sensitivity live

Price	-10% $168	-5% $109	+0% $49	+5% $-10	+10% $-70
Rent	-10% $-97	-5% $-24	+0% $49	+5% $122	+10% $196
Rate	-1.0pp $155	-0.5pp $103	base $49	+0.5pp $-5	+1.0pp $-61

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10645 Springfield Pike Cincinnati, OH	1.0–2.0	1.0–2.0	886	$1,590	$1.79	4d	13	0.93mi
1410 Springfield Pike Cincinnati, OH	2.0	2.0	1390	$1,785	$1.28	0d	3	0.93mi
10637 Springfield Pike Cincinnati, OH	1.0–3.0	1.0–2.0	1042	$2,250	$2.16	0d	49	1.02mi
738 Adams St Apt 1 Cincinnati, OH	2.0	1.0	750	$1,095	$1.46	45d	1	1.07mi
51 Bishopsgate Dr Cincinnati, OH	1.0–2.0	1.0–2.0	845	$1,885	$2.23	3d	13	1.09mi
911 Prairie Ave Cincinnati, OH	4.0	1.0	1243	$1,995	$1.60	9d	1	1.10mi
10562 Toulon Dr Cincinnati, OH	3.0	1.5	1390	$2,300	$1.65	6d	1	1.17mi

Listing history 3 events

1. 2026-06-21
   days on market $210,000 Active 3 DOM
2. 2026-06-19
   remarks 695-char remark
3. 2026-06-19
   listed $210,000 Active 1 DOM

ⓘ 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: $2,726 · $227/mo
• Projected year-2 tax: $3,001 · $250/mo
• Expected delta: +$275/yr (+$23/mo · 10.1%)

ⓘ 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 ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,253
• − Mortgage interest: −$11,763
• − Property taxes: −$2,726
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,780
• − Management: −$1,780
• − Depreciation: −$6,109
• Taxable loss: −$2,955
• Est. tax savings @ 24.0%: +$709
• After-tax cash flow: $1,298/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: Princeton City
• NCES district ID: 3904467
• Math proficiency: 34% ▼ -18.00%
• Reading proficiency: 43% ▼ -8.00%
• Median HH income: $53,182
• Composite: 33.52/100
• National rank: #5436
• State rank: #542 of 656 in OH

Livability — Woodlawn

• Score: 76/100
• State rank: #238
• US rank: #3792

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodlawn, OH
• County: Hamilton County · 701,295 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 30,586
• Household income: $69,372
• Rent vs Own: 44.3% rent · 55.7% own
• Severe rent burden: 1529.0

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 (63%)
• Race & ethnicity: White 63% Black 26% Two or more races 6% Hispanic / Latino 3% Asian 2%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -263.50%
• Current HPI: 217.3319
• Rent YoY: ▲ 8.02%
• 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

+556.2% since first listed

15 events — show timeline

• 2026-06-18 Listed $210,000 Cincy MLS
• 2020-08-11 Sold (Public Records) $134,000 Public Records
• 2020-07-30 Sold (MLS) $134,000 Cincy MLS
• 2020-06-30 Contingent — Cincy MLS
• 2020-06-28 Listed $139,900 Cincy MLS
• 2016-05-26 Sold (MLS) $25,000 Cincy MLS
• 2016-05-02 Contingent — Cincy MLS
• 2016-04-01 Relisted — Cincy MLS
• 2016-03-26 Contingent — Cincy MLS
• 2016-03-15 Listed $30,000 Cincy MLS
• 2000-06-15 Sold (Public Records) $89,900 Public Records
• 2000-05-24 Sold (MLS) $89,900 Cincy MLS
• 2000-04-26 Listed $89,900 Cincy MLS
• 1986-09-10 Sold (Public Records) $44,000 Public Records
• 1978-11-01 Sold (Public Records) $32,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $2,726 · +13.9% YoY. Source: county tax records.