200 1st St · Addyston, OH 45001

$139,500

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 87 Days on market

Built 1919 4,530 sqft lot $182/sqft · 17% below area

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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).

• Appreciation +10.0/10.0
• Cash flow +9.4/30.0
• ARV discount +7.5/15.0
• Schools +5.3/10.0
• Livability +3.4/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Renovated home ready for its new owner! Three bedrooms, one full bath. Two parcels included! The home is currently rented and is in a lease through December 2026 and generates $1,425 per month in rent. Tenant is willing to relocate and cancel lease if a buyer is interested in moving in. Newer LVP flooring, paint, new bathroom, newer kitchen cabinets and countertops, newer roof, newer retaining wall, new lighting and more. All new sewer line in 2025! Updated mechanicals within last few years including furnace, AC, water heater and sump pump. Full unfinished basement is great for tons of extra storage! Great scenery from the covered front porch and private view from the covered back patio. Super serene and quiet location. Don't miss out on this awesome property!

Key facts

• 4,530 sq ft lot
• Built 1919
• Listed 87 days

🏷️ Possibly a rental listed for sale. The $139,500 price doesn't fit this home's estimated sale value (~$335,121) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $-154 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $112k (19.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (21.4% below list).
• Recommended offer: $110k (21.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#556 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute A-; Watch: health & safety C-, crime D+, employment D+.
• Three Rivers Local (rural): math 58% / reading 61% proficiency, ranked #256 of 656 in OH (top 39%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 5 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($964 loan paydown + $14k appreciation (10.0% local appreciation)).
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1919 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,642 (21.4% 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 87 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1919 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. Crime grade is D 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.79% ✗
• Cap rate: 5.45%
• Cash-on-cash: -3.02%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

• ARV (median comp): $335,121
• List price: $139,500
• Delta: -58.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 First St	0.33mi	2/2.0	684 (-11%)	10mo	$120,000	$175	54

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.9%
• Equity multiple: 2.70×
• Total profit: $66,226
• Equity at exit: $125,673

10-year hold

• IRR: 19.0%
• Equity multiple: 6.19×
• Total profit: $202,833
• Equity at exit: $271,018

Cash invested: $39,060 (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 45001

• Home prices YoY: 8.4%
• Active inventory: 5
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,096 medium
• Mortgage (P&I): −$732
• Tax from tax record: −$175 /mo · $2,098/yr
• Insurance: −$58
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $-154

Break-even live

Break-even rent $1,291

Max offer price $112,317

Occupancy floor —

Sensitivity live

Price	-10% $-75	-5% $-114	+0% $-154	+5% $-193	+10% $-233
Rent	-10% $-240	-5% $-197	+0% $-154	+5% $-111	+10% $-67
Rate	-1.0pp $-84	-0.5pp $-118	base $-154	+0.5pp $-190	+1.0pp $-227

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: $34,875
• Closing costs: $4,185
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
251 Main St Unit C Addyston, OH	1.0	1.0	644	$900	$1.40	16d	1	0.49mi
362 Three Rivers Pkwy Addyston, OH	2.0	1.0	1076	$1,450	$1.35	12d	1	0.74mi

Listing history 24 events

1. 2026-06-21
   days on market $139,500 Active 87 DOM
2. 2026-06-21
   days on market $139,500 Active 86 DOM
3. 2026-06-18
   days on market $139,500 Active 84 DOM
4. 2026-06-17
   days on market $139,500 Active 83 DOM
5. 2026-06-16
   days on market $139,500 Active 82 DOM
6. 2026-06-15
   days on market $139,500 Active 81 DOM
7. 2026-06-13
   days on market $139,500 Active 79 DOM
8. 2026-06-12
   days on market $139,500 Active 78 DOM
9. 2026-06-09
   days on market $139,500 Active 75 DOM
10. 2026-06-08
    days on market $139,500 Active 74 DOM
11. 2026-06-08
    days on market $139,500 Active 73 DOM
12. 2026-06-04
    days on market $139,500 Active 69 DOM
13. 2026-06-02
    days on market $139,500 Active 68 DOM
14. 2026-06-01
    days on market $139,500 Active 67 DOM
15. 2026-05-31
    days on market $139,500 Active 66 DOM
16. 2026-05-06
    price $139,500 771-char remark

    Show marketing remark (771 chars)

    Renovated home ready for its new owner! Three bedrooms, one full bath. Two parcels included! The home is currently rented and is in a lease through December 2026 and generates $1,425 per month in rent. Tenant is willing to relocate and cancel lease if a buyer is interested in moving in. Newer LVP flooring, paint, new bathroom, newer kitchen cabinets and countertops, newer roof, newer retaining wall, new lighting and more. All new sewer line in 2025! Updated mechanicals within last few years including furnace, AC, water heater and sump pump. Full unfinished basement is great for tons of extra storage! Great scenery from the covered front porch and private view from the covered back patio. Super serene and quiet location. Don't miss out on this awesome property!

17. 2026-03-26
    listed $145,000 Active 771-char remark

    Show marketing remark (771 chars)

    Renovated home ready for its new owner! Three bedrooms, one full bath. Two parcels included! The home is currently rented and is in a lease through December 2026 and generates $1,425 per month in rent. Tenant is willing to relocate and cancel lease if a buyer is interested in moving in. Newer LVP flooring, paint, new bathroom, newer kitchen cabinets and countertops, newer roof, newer retaining wall, new lighting and more. All new sewer line in 2025! Updated mechanicals within last few years including furnace, AC, water heater and sump pump. Full unfinished basement is great for tons of extra storage! Great scenery from the covered front porch and private view from the covered back patio. Super serene and quiet location. Don't miss out on this awesome property!

18. 2023-02-15
    soldstatus $122,000
19. 2023-02-13
    soldstatus $122,000 Closed 475-char remark

    Show marketing remark (475 chars)

    Renovated and occupied rental property ready for its new owner. Three bedrooms, one full bath. Two parcels included. New LVP flooring, fresh drywall and paint, new bathroom, new kitchen cabinets and countertops, newer roof, new retaining wall, new lighting and more. Updated mechanicals with the past year. This home is currently rented and tenant is month to month. Don't miss out on an awesome turnkey investment property! Property is owned by a licensed real estate agent.

20. 2023-02-13
    soldstatus $122,000 Sold 475-char remark

    Show marketing remark (475 chars)

    Renovated and occupied rental property ready for its new owner. Three bedrooms, one full bath. Two parcels included. New LVP flooring, fresh drywall and paint, new bathroom, new kitchen cabinets and countertops, newer roof, new retaining wall, new lighting and more. Updated mechanicals with the past year. This home is currently rented and tenant is month to month. Don't miss out on an awesome turnkey investment property! Property is owned by a licensed real estate agent.

21. 2023-01-16
    status Pending 475-char remark

    Show marketing remark (475 chars)

    Renovated and occupied rental property ready for its new owner. Three bedrooms, one full bath. Two parcels included. New LVP flooring, fresh drywall and paint, new bathroom, new kitchen cabinets and countertops, newer roof, new retaining wall, new lighting and more. Updated mechanicals with the past year. This home is currently rented and tenant is month to month. Don't miss out on an awesome turnkey investment property! Property is owned by a licensed real estate agent.

22. 2023-01-16
    listed $122,000 Active 475-char remark

    Show marketing remark (475 chars)

    Renovated and occupied rental property ready for its new owner. Three bedrooms, one full bath. Two parcels included. New LVP flooring, fresh drywall and paint, new bathroom, new kitchen cabinets and countertops, newer roof, new retaining wall, new lighting and more. Updated mechanicals with the past year. This home is currently rented and tenant is month to month. Don't miss out on an awesome turnkey investment property! Property is owned by a licensed real estate agent.

23. 2022-09-09
    soldstatus $105,000
24. 2021-06-03
    soldstatus $10,000

ⓘ 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: $2,098 · $175/mo
• Projected year-2 tax: $2,137 · $178/mo
• Expected delta: +$39/yr (+$3/mo · 1.9%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,157
• − Mortgage interest: −$7,814
• − Property taxes: −$2,098
• − Insurance: −$1,364
• − Repairs & maintenance: −$1,053
• − Management: −$1,053
• − Depreciation: −$4,058
• Taxable loss: −$4,282
• Est. tax savings @ 24.0%: +$1,028
• After-tax cash flow: $-819/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: Three Rivers Local
• NCES district ID: 3904739
• Math proficiency: 58% ▼ -9.00%
• Reading proficiency: 61% ▼ -10.00%
• Median HH income: $72,973
• Composite: 52.85/100
• National rank: #1533
• State rank: #256 of 656 in OH

Livability — Addyston

• Score: 68/100
• State rank: #556
• US rank: #9484

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Addyston, OH
• County: Hamilton · 838,887 people
• City population: 863
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 863
• Household income: $44,861
• Rent vs Own: 60.0% rent · 40.0% own
• Severe rent burden: 9.5

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: Predominantly White (75%)
• Race & ethnicity: White 75% Black 17% Two or more races 8%
• Common ancestry: Iranian 2%
• Foreign-born: 0%

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: ▲ 23.26%
• Current HPI: 299.8042
• Rent YoY: —
• Metro: —
• 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

+1295.0% since first listed

9 events — show timeline

• 2026-05-06 Price Changed $139,500 Dayton MLS
• 2026-03-26 Listed $145,000 Dayton MLS
• 2023-02-15 Sold (Public Records) $122,000 Public Records
• 2023-02-13 Sold (MLS) $122,000 Dayton MLS
• 2023-02-13 Sold (MLS) $122,000 Dayton MLS
• 2023-01-16 Pending — Dayton MLS
• 2023-01-16 Listed $122,000 Dayton MLS
• 2022-09-09 Sold (Public Records) $105,000 Public Records
• 2021-06-03 Sold (Public Records) $10,000 Public Records

Property tax history

+68.3%/yr

Latest (2025): $2,098 · +11.1% YoY. Source: county tax records.