9773 Miamiview · Shawnee, OH 45052

$95,000

5 bd · 1.0 ba · 1,618 sqft · SingleFamily public records · 31 Days on market

Built 1928 0.94 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 +5.3/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PC7249 Great Investment property or 1st time buyer.Sold as is. New septic system (2003), new furnace & duct Work (2003). New water heater(2003). Seven rooms. Owner wants offer.

Key facts

• Private lot
• View of the river
• 0.94 acre lot

Tags

• PRIVATE LOT
• VIEW OF THE RIVER

Property features AI

Finance

• Other: Energy/green features: None reported
• HOA & community: No HOA

Exterior

• Parking: Directions: Mt. Nebo to right on Miamiview; property on left
• Utilities: Public water; Septic tank sewer; Electric power
• Home design: Traditional single-family home; One and one half levels; Stone foundation; Property zoned residential; Lot roughly 0.9 acre
• Construction: Aluminum siding and wood siding; Shingle roof
• Exterior features: Deck; Enclosed porch; Aluminum and casement windows; Shed on property

Interior

• Kitchen: Kitchen with wood cabinets and walkout (23 x 8)
• Bedrooms: 4 bedrooms total; Primary bedroom with walkout (16 x 11); Bedroom 2 (12 x 8) — Level 2; Bedroom 3 (12 x 8) — Level 2; Bedroom 4 (16 x 9)
• Flooring: Wood floor in the living/great room
• Bathrooms: 1 full bathroom on level 1
• Heating & cooling: Oil heating; Electric water heater
• Interior features: 7 total rooms; Partial, unfinished basement; Ceiling fan
• Laundry & utility: 220 volt service

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $575 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#1,161 in OH) — a working-class tenant base; expect higher turnover. Strengths: employment A+, cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• 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: 15 active listings in the ZIP; solid renter incomes; 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 $657 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 $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y 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 $63k; list at $95k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1928 — 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 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?
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: 1.64% ✓
• Cap rate: 13.56%
• Cash-on-cash: 25.94%
• DSCR: 2.15
• GRM: 5.1

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: 19.6%
• Equity multiple: 1.80×
• Total profit: $21,248
• Equity at exit: $14,165

10-year hold

• IRR: 27.9%
• Equity multiple: 3.47×
• Total profit: $65,753
• Equity at exit: $8,214

Cash invested: $26,600 (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 45052

• Home prices YoY: -22.9%
• Active inventory: 15
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,562 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$121 /mo · $1,452/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $575

Break-even live

Break-even rent $834

Max offer price $95,000

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $95,000 Active 31 DOM
2. 2026-06-17
   days on market $95,000 Active 30 DOM
3. 2026-06-16
   days on market $95,000 Active 29 DOM
4. 2026-06-15
   days on market $95,000 Active 28 DOM
5. 2026-06-13
   days on market $95,000 Active 26 DOM
6. 2026-06-12
   days on market $95,000 Active 25 DOM
7. 2026-06-09
   days on market $95,000 Active 22 DOM
8. 2026-06-08
   days on market $95,000 Active 21 DOM
9. 2026-06-08
   days on market $95,000 Active 20 DOM
10. 2026-06-04
    days on market $95,000 Active 16 DOM
11. 2026-06-02
    days on market $95,000 Active 15 DOM
12. 2026-06-01
    days on market $95,000 Active 14 DOM
13. 2026-05-31
    days on market $95,000 Active 13 DOM
14. 2026-05-15
    listed $95,000 Active
15. 2019-08-31
    price $75,000
16. 2018-11-20
    historical
17. 2018-08-26
    listed $75,000 Active
18. 2016-12-06
    price $650,000
19. 2004-07-23
    soldstatus $63,000
20. 2004-07-15
    soldstatus $63,000 180-char remark

    Show marketing remark (180 chars)

    PC7249 Great Investment property or 1st time buyer.Sold as is. New septic system (2003), new furnace & duct Work (2003). New water heater(2003). Seven rooms. Owner wants offer.

21. 2004-06-04
    listed $69,900 180-char remark

    Show marketing remark (180 chars)

    PC7249 Great Investment property or 1st time buyer.Sold as is. New septic system (2003), new furnace & duct Work (2003). New water heater(2003). Seven rooms. Owner wants offer.

ⓘ 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: $1,452 · $121/mo
• Projected year-2 tax: $1,467 · $122/mo
• Expected delta: +$15/yr (+$1/mo · 1.0%)

ⓘ 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 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,740
• − Mortgage interest: −$5,321
• − Property taxes: −$1,452
• − Insurance: −$475
• − Repairs & maintenance: −$1,499
• − Management: −$1,499
• − Depreciation: −$2,764
• Taxable income: $5,729
• Est. tax owed @ 24.0%: −$1,375
• After-tax cash flow: $5,524/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 — Shawnee

• Score: 52/100
• State rank: #1161
• US rank: #24823

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shawnee, OH
• County: Hamilton · 838,887 people
• City population: 4,236
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 4,236
• Household income: $100,000
• Rent vs Own: 12.7% rent · 87.3% own
• Severe rent burden: 17.9

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 (96%)
• Race & ethnicity: White 96% Two or more races 2%
• Common ancestry: Lithuanian 7% Serbian 3% Romanian 2%
• Foreign-born: 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: ▼ -65.01%
• Current HPI: 218.5948
• 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

+35.9% since first listed

8 events — show timeline

• 2026-05-15 Listed $95,000 Cincy MLS
• 2019-08-31 Price Changed $75,000 Cincy MLS
• 2018-11-20 Listing Removed — Cincy MLS
• 2018-08-26 Listed $75,000 Cincy MLS
• 2016-12-06 Price Changed $650,000 Cincy MLS
• 2004-07-23 Sold (Public Records) $63,000 Public Records
• 2004-07-15 Sold (MLS) $63,000 Cincy MLS
• 2004-06-04 Listed $69,900 Cincy MLS

Property tax history

-6.7%/yr

Latest (2025): $1,452 · +10.2% YoY. Source: county tax records.