8341 Pippin Rd · Groesbeck, OH 45239

$222,900

4 bd · 1.0 ba · 1,172 sqft · SingleFamily public records · 26 Days on market

Built 1953 7,449 sqft lot Est $225k · at est.

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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).

• Cash flow +12.6/30.0
• ARV discount +7.9/15.0
• Livability +4.2/5.0
• Rent growth +4.0/5.0
• DSCR +3.7/10.0
• Schools +3.7/10.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming, move-in ready Cape Cod with thoughtful updates throughout! The beautifully update kitchen (June 2025) features Butcher block countertops, stainless steel appliances less than a year old, and a warm, inviting feel. Main level LVP flooring, upstairs carpet, and exterior paint have all been updated within the last 5 years, plus the entire interior was freshly painted just 2 months ago. Upstairs offers spacious bedrooms and plumbing already in place for a future half bath. The unfinished basement provides excellent storage or potential additional living space. Washer and dryer stay! Outside, enjoy the large patio and convenient turn-around ability on and off Pippin Rd with plenty of p

Key facts

• 7,449 sq ft lot
• Built 1953
• Listed 25 days

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Gas at street
• Home design: Cape Cod style; Single-family home; One and one-half stories; Block foundation
• Construction: Brick and vinyl siding exterior; Vinyl windows; Shingle roof
• Exterior features: Patio; Shed; Lot approximately 50 x 150 (less than 0.5 acre)

Interior

• Kitchen: Galley kitchen with wood cabinets; Dishwasher; Gas cooktop; Microwave; Oven/Range; Refrigerator
• Bedrooms: 4 bedrooms total; Primary bedroom on level 1 (11 x 11); Bedroom 2 on level 1 (9 x 10); Bedroom 3 on level 2 (10 x 12); Bedroom 4 on level 2 (10 x 12)
• Bathrooms: 1 full bathroom on level 1
• Heating & cooling: Forced air heating (gas); Central air conditioning; Gas water heating
• Interior features: Unfinished full basement; Entry; 8 total rooms
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $223k.

Deal economics

• At list price, monthly cash flow is $-29 ($-352/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (19.2% below list).
• Recommended offer: $180k (19.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 84/100 on livability (#48 in OH, #629 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools D+.
• 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.
• Market conditions: Rents rising fast (+6.0%/yr); 58 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• This rent runs 36% of the median local income ($60k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

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

Recommended offer $180,178 (19.2% 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. Built in 1953 — 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. 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?
6. 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.
7. 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.
8. 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: 0.81% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.56%
• DSCR: 0.97
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $225,024
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8729 Morningstar Ln	0.50mi	3/1.0 (-1)	1,040 (-11%)	2mo	$200,000	$192	52
2351 Mercury Ave	0.50mi	3/2.0 (-1)	1,040 (-11%)	0mo	$232,000	$223	49
8724 Neptune Dr	0.52mi	3/2.0 (-1)	1,040 (-11%)	2mo	$210,000	$202	46
2035 Carpenter Dr	0.62mi	3/2.0 (-1)	1,270 (+8%)	6mo	$225,500	$178	43
8796 Neptune Dr	0.63mi	3/2.0 (-1)	1,040 (-11%)	1mo	$205,000	$197	42
8695 Neptune Dr	0.48mi	3/1.5 (-1)	1,040 (-11%)	12mo	$192,000	$185	42
7068 Mulberry St	0.74mi	3/1.5 (-1)	1,096 (-6%)	8mo	$203,000	$185	40
8777 Morningstar Ln	0.60mi	3/1.5 (-1)	1,040 (-11%)	15mo	$217,500	$209	34
2389 Aquarius Dr	0.63mi	3/2.0 (-1)	1,040 (-11%)	12mo	$219,900	$211	33
2015 Dallas Ave	0.73mi	3/1.0 (-1)	1,295 (+10%)	14mo	$120,000	$93	32
2033 Sundale Ave	0.71mi	4/3.0	1,344 (+15%)	4mo	$230,000	$171	31
8865 Neptune Dr	0.72mi	3/1.5 (-1)	1,040 (-11%)	14mo	$194,000	$187	29

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 · 6.0% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.48×
• Total profit: $-32,410
• Equity at exit: $33,235

10-year hold

• IRR: -1.3%
• Equity multiple: 0.90×
• Total profit: $-6,285
• Equity at exit: $19,272

Cash invested: $62,412 (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 45239

• Home prices YoY: -32.8%
• Rents YoY: 6.0%
• Active inventory: 58
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,802 high
• Mortgage (P&I): −$1,169
• Tax from tax record: −$191 /mo · $2,291/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $-29

Break-even live

Break-even rent $1,839

Max offer price $217,725

Occupancy floor 97%

Sensitivity live

Price	-10% $97	-5% $34	+0% $-29	+5% $-92	+10% $-155
Rent	-10% $-172	-5% $-100	+0% $-29	+5% $42	+10% $113
Rate	-1.0pp $83	-0.5pp $27	base $-29	+0.5pp $-87	+1.0pp $-146

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: $55,725
• Closing costs: $6,687
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8879 Zodiac Dr Cincinnati, OH	3.0	2.0	1040	$1,781	$1.71	25d	1	0.67mi
6834 Betts Ave Cincinnati, OH	4.0	1.5	1426	$1,695	$1.19	25d	1	0.89mi
7032 La Boiteaux Ave Cincinnati, OH	4.0	1.0	1200	$1,800	$1.50	25d	1	0.90mi
9128 Orangewood Dr Cincinnati, OH	4.0	1.0	1359	$1,495	$1.10	25d	1	1.02mi
1908 Emerson Ave Cincinnati, OH	4.0	1.0	760	$1,550	$2.04	25d	1	1.03mi
1740 Bising Ave North College Hill, OH	3.0	2.0	1235	$1,697	$1.37	3d	6	1.12mi
9500 Ridgemoor Ave Cincinnati, OH	3.0	1.0	1344	$1,600	$1.19	9d	1	1.47mi

Listing history 20 events

1. 2026-06-21
   days on market $222,900 Active 26 DOM
2. 2026-06-21
   days on market $222,900 Active 25 DOM
3. 2026-06-18
   price $222,900 Active 23 DOM
4. 2026-06-18
   days on market $229,000 Active 23 DOM
5. 2026-06-17
   days on market $229,000 Active 22 DOM
6. 2026-06-16
   days on market $229,000 Active 21 DOM
7. 2026-06-15
   days on market $229,000 Active 20 DOM
8. 2026-06-13
   days on market $229,000 Active 18 DOM
9. 2026-06-12
   days on market $229,000 Active 17 DOM
10. 2026-06-09
    days on market $229,000 Active 14 DOM
11. 2026-06-08
    days on market $229,000 Active 13 DOM
12. 2026-06-08
    days on market $229,000 Active 12 DOM
13. 2026-06-07
    days on market $229,000 Active 11 DOM
14. 2026-06-04
    days on market $229,000 Active 8 DOM
15. 2026-06-02
    days on market $229,000 Active 7 DOM
16. 2026-06-01
    days on market $229,000 Active 6 DOM
17. 2026-05-31
    days on market $229,000 Active 5 DOM
18. 2026-05-27
    listed $229,000 Active
19. 2004-11-17
    historical
20. 2004-08-17
    listed $98,500

ⓘ 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: $2,291 · $191/mo
• Projected year-2 tax: $2,884 · $240/mo
• Expected delta: +$593/yr (+$49/mo · 25.9%)

ⓘ 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: $21,621
• − Mortgage interest: −$12,486
• − Property taxes: −$2,291
• − Insurance: −$1,114
• − Repairs & maintenance: −$1,730
• − Management: −$1,730
• − Depreciation: −$6,484
• Taxable loss: −$4,214
• Est. tax savings @ 24.0%: +$1,011
• After-tax cash flow: $660/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 — Groesbeck

• Score: 84/100
• State rank: #48
• US rank: #629

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Groesbeck, OH
• County: Hamilton County · 701,295 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 29,607
• Household income: $60,324
• Rent vs Own: 40.7% rent · 59.3% own
• Severe rent burden: 1566.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 50% Black 35% Two or more races 8% Hispanic / Latino 4% Asian 4%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 4% · India, Canada
• Languages at home: 93% English-only · Other Indo-European 3% Spanish 2%

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: ▼ -114.46%
• Current HPI: 234.6033
• Rent YoY: ▲ 6.00%
• 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

+132.5% since first listed

3 events — show timeline

• 2026-05-27 Listed $229,000 Cincy MLS
• 2004-11-17 Listing Removed — Cincy MLS
• 2004-08-17 Listed $98,500 Cincy MLS

Property tax history

+8.1%/yr

Latest (2025): $2,291 · +7.8% YoY. Source: county tax records.