7098 Sheed Rd · White Oak, OH 45247

$319,900

4 bd · 1.0 ba · 2,016 sqft · SingleFamily public records · 37 Days on market

Built 1962 0.49 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity meets potential in this spacious 5-bedroom, 2-bath home with room to grow and a layout that works for everyonefeaturing a main-level bedroom and bath, perfect for guests or multigenerational living. Located in Colerain, just minutes from I-275 and I-74, and within Northwest School District, the location is a win for convenience and lifestyle. Imagine the transformationrefinished hardwoods, a fresh kitchen design, and generous living spaces ready to host family gatherings or attract long-term tenants. With solid bones and flexible space, this property is ideal for an investor looking to fix and flip or hold for rental income, or for a homeowner with vision and a toolbelt. Bring your creativitythis is the kind of opportunity that doesn't come around often!

Key facts

• 0.49 acre lot
• Built 1962
• Listed 36 days

Property features AI

Finance

• Other: Residential zoning
• HOA & community: No HOA

Exterior

• Parking: Attached side carport; Off-street parking and driveway
• Utilities: Public water; Public sewer; Natural gas
• Home design: Traditional single-family home; Two levels; Slab foundation
• Construction: Vinyl siding; Shingle roof
• Exterior features: Corner lot; Covered deck/patio; Deck; Porch; Metal fencing; Picture, vinyl, insulated windows

Interior

• Kitchen: Eat-in kitchen with wood cabinets; Marble/granite/slate counters; Gourmet kitchen; Vinyl flooring in kitchen; Dishwasher; Microwave; Oven/Range; Refrigerator
• Bedrooms: 4 bedrooms total; Primary bedroom on level 2 (13 x 11); Bedroom 2 on level 2 (13 x 11); Bedroom 3 on level 2 (12 x 11); Bedroom 4 on level 2 (13 x 9)
• Flooring: Vinyl flooring in kitchen
• Bathrooms: 2 full bathrooms (both on level 2); Main-level full bathroom available
• Heating & cooling: Forced air heating (gas); Gas water heating; Central air conditioning
• Interior features: Multi-panel doors; Ceiling fan; Recessed lights; 220 Volt
• Laundry & utility: Main-level laundry room (9 x 5)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $320k).
• Recommended offer: $310k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#499 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: health & safety C-, amenities F, commute F.
• Northwest Local (suburban): math 38% / reading 46% proficiency, ranked #508 of 656 in OH (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Colerain Elementary School (math 52% / reading 57%, grade C, #788 of 1,584 statewide, top 52%, 586 students, 50% FRL); Colerain Middle School (math 33% / reading 43%, grade F, #532 of 654 statewide, top 81%, 580 students, 56% FRL); Colerain High School (math 26% / reading 50%, grade F, #560 of 781 statewide, top 72%, 1,747 students, 54% FRL).
• Market conditions: 50 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• At $5,500/mo this rent would consume 69% of the median local household income ($96k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $90k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $173k; list at $320k implies a 85% gain — meaningful room to come down on a strong offer.

Recommended offer $310,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1962 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.72% ✓
• Cap rate: 14.85%
• Cash-on-cash: 30.57%
• DSCR: 2.36
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 25.3%
• Equity multiple: 2.04×
• Total profit: $93,487
• Equity at exit: $47,698

10-year hold

• IRR: 33.0%
• Equity multiple: 4.00×
• Total profit: $268,513
• Equity at exit: $27,659

Cash invested: $89,572 (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 45247

• Active inventory: 50
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $5,500 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$252 /mo · $3,027/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,155
• Net cashflow: $2,282

Break-even live

Break-even rent $2,612

Max offer price $319,900

Occupancy floor 54%

Sensitivity live

Price	-10% $2,463	-5% $2,372	+0% $2,282	+5% $2,191	+10% $2,101
Rent	-10% $1,847	-5% $2,065	+0% $2,282	+5% $2,499	+10% $2,716
Rate	-1.0pp $2,443	-0.5pp $2,363	base $2,282	+0.5pp $2,199	+1.0pp $2,115

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6268 Mullen Rd Cincinnati, OH	4.0	2.0	2025	$5,500	$2.72	3d	1	0.91mi

Listing history 25 events

1. 2026-06-21
   days on market $319,900 Active 37 DOM
2. 2026-06-21
   days on market $319,900 Active 36 DOM
3. 2026-06-18
   days on market $319,900 Active 34 DOM
4. 2026-06-17
   days on market $319,900 Active 33 DOM
5. 2026-06-16
   days on market $319,900 Active 32 DOM
6. 2026-06-15
   days on market $319,900 Active 31 DOM
7. 2026-06-13
   days on market $319,900 Active 29 DOM
8. 2026-06-12
   days on market $319,900 Active 28 DOM
9. 2026-06-09
   days on market $319,900 Active 25 DOM
10. 2026-06-08
    days on market $319,900 Active 24 DOM
11. 2026-06-08
    days on market $319,900 Active 23 DOM
12. 2026-06-07
    days on market $319,900 Active 22 DOM
13. 2026-06-04
    days on market $319,900 Active 19 DOM
14. 2026-06-02
    pricedays on market $319,900 Active 18 DOM
15. 2026-06-01
    days on market $335,000 Active 17 DOM
16. 2026-05-31
    days on market $335,000 Active 16 DOM
17. 2026-05-16
    listed $335,000 Active
18. 2025-09-09
    soldstatus $173,000
19. 2025-09-03
    soldstatus $173,000 Sold 776-char remark

    Show marketing remark (803 chars)

    Opportunity meets potential in this spacious 5-bedroom, 2-bath home with room to grow and a layout that works for everyone—featuring a main-level bedroom and bath, perfect for guests or multigenerational living. Located in Colerain, just minutes from I-275 and I-74, and within Northwest School District, the location is a win for convenience and lifestyle. Imagine the transformation—refinished hardwoods, a fresh kitchen design, and generous living spaces ready to host family gatherings or attract long-term tenants. With solid bones and flexible space, this property is ideal for an investor looking to fix and flip or hold for rental income, or for a homeowner with vision and a toolbelt. Bring your creativity—this is the kind of opportunity that doesn’t come around often!

20. 2025-09-03
    soldstatus $173,000 Closed 803-char remark

    Show marketing remark (803 chars)

    Opportunity meets potential in this spacious 5-bedroom, 2-bath home with room to grow and a layout that works for everyone—featuring a main-level bedroom and bath, perfect for guests or multigenerational living. Located in Colerain, just minutes from I-275 and I-74, and within Northwest School District, the location is a win for convenience and lifestyle. Imagine the transformation—refinished hardwoods, a fresh kitchen design, and generous living spaces ready to host family gatherings or attract long-term tenants. With solid bones and flexible space, this property is ideal for an investor looking to fix and flip or hold for rental income, or for a homeowner with vision and a toolbelt. Bring your creativity—this is the kind of opportunity that doesn’t come around often!

21. 2025-07-27
    historical Contingency Pending 776-char remark

    Show marketing remark (803 chars)

    Opportunity meets potential in this spacious 5-bedroom, 2-bath home with room to grow and a layout that works for everyone—featuring a main-level bedroom and bath, perfect for guests or multigenerational living. Located in Colerain, just minutes from I-275 and I-74, and within Northwest School District, the location is a win for convenience and lifestyle. Imagine the transformation—refinished hardwoods, a fresh kitchen design, and generous living spaces ready to host family gatherings or attract long-term tenants. With solid bones and flexible space, this property is ideal for an investor looking to fix and flip or hold for rental income, or for a homeowner with vision and a toolbelt. Bring your creativity—this is the kind of opportunity that doesn’t come around often!

22. 2025-07-27
    status Pending 803-char remark

    Show marketing remark (803 chars)

    Opportunity meets potential in this spacious 5-bedroom, 2-bath home with room to grow and a layout that works for everyone—featuring a main-level bedroom and bath, perfect for guests or multigenerational living. Located in Colerain, just minutes from I-275 and I-74, and within Northwest School District, the location is a win for convenience and lifestyle. Imagine the transformation—refinished hardwoods, a fresh kitchen design, and generous living spaces ready to host family gatherings or attract long-term tenants. With solid bones and flexible space, this property is ideal for an investor looking to fix and flip or hold for rental income, or for a homeowner with vision and a toolbelt. Bring your creativity—this is the kind of opportunity that doesn’t come around often!

23. 2025-07-24
    listed $169,900 Active 776-char remark

    Show marketing remark (803 chars)

    Opportunity meets potential in this spacious 5-bedroom, 2-bath home with room to grow and a layout that works for everyone—featuring a main-level bedroom and bath, perfect for guests or multigenerational living. Located in Colerain, just minutes from I-275 and I-74, and within Northwest School District, the location is a win for convenience and lifestyle. Imagine the transformation—refinished hardwoods, a fresh kitchen design, and generous living spaces ready to host family gatherings or attract long-term tenants. With solid bones and flexible space, this property is ideal for an investor looking to fix and flip or hold for rental income, or for a homeowner with vision and a toolbelt. Bring your creativity—this is the kind of opportunity that doesn’t come around often!

24. 2025-07-24
    listed $169,900 Active 803-char remark

    Show marketing remark (803 chars)

    Opportunity meets potential in this spacious 5-bedroom, 2-bath home with room to grow and a layout that works for everyone—featuring a main-level bedroom and bath, perfect for guests or multigenerational living. Located in Colerain, just minutes from I-275 and I-74, and within Northwest School District, the location is a win for convenience and lifestyle. Imagine the transformation—refinished hardwoods, a fresh kitchen design, and generous living spaces ready to host family gatherings or attract long-term tenants. With solid bones and flexible space, this property is ideal for an investor looking to fix and flip or hold for rental income, or for a homeowner with vision and a toolbelt. Bring your creativity—this is the kind of opportunity that doesn’t come around often!

25. 1986-08-29
    soldstatus $51,000

ⓘ 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: $3,027 · $252/mo
• Projected year-2 tax: $4,009 · $334/mo
• Expected delta: +$982/yr (+$82/mo · 32.4%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $66,000
• − Mortgage interest: −$17,919
• − Property taxes: −$3,027
• − Insurance: −$1,600
• − Repairs & maintenance: −$5,280
• − Management: −$5,280
• − Depreciation: −$9,306
• Taxable income: $23,588
• Est. tax owed @ 24.0%: −$5,661
• After-tax cash flow: $21,721/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: Northwest Local
• NCES district ID: 3904736
• Math proficiency: 38% ▼ -18.00%
• Reading proficiency: 46% ▼ -10.00%
• Median HH income: $58,765
• Composite: 36.97/100
• National rank: #4528
• State rank: #508 of 656 in OH

Livability — White Oak

• Score: 69/100
• State rank: #499
• US rank: #8343

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: White Oak, OH
• County: Hamilton · 838,887 people
• City population: 29,035
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 23,588
• Household income: $95,810
• Rent vs Own: 18.9% rent · 81.1% own
• Severe rent burden: 10.7

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 (87%)
• Race & ethnicity: White 87% Black 7% Two or more races 4%
• Common ancestry: Romanian 3% Lithuanian 2% Italian 2%
• Foreign-born: 3% · China
• Languages at home: 96% English-only · Arabic 1% Russian/Polish/Slavic 1% Spanish 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: ▼ -126.31%
• Current HPI: 204.334
• 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

+556.9% since first listed

9 events — show timeline

• 2026-05-16 Listed $335,000 Cincy MLS
• 2025-09-09 Sold (Public Records) $173,000 Public Records
• 2025-09-03 Sold (MLS) $173,000 Dayton MLS
• 2025-09-03 Sold (MLS) $173,000 Cincy MLS
• 2025-07-27 Contingent — Cincy MLS
• 2025-07-27 Pending — Dayton MLS
• 2025-07-24 Listed $169,900 Dayton MLS
• 2025-07-24 Listed $169,900 Cincy MLS
• 1986-08-29 Sold (Public Records) $51,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $3,027 · +7.9% YoY. Source: county tax records.