65 Drummond St · Greenhills, OH 45218

$125,000

2 bd · 1.0 ba · 984 sqft · SingleFamily public records · 77 Days on market

Built 1938 $127/sqft · 22% below area Est $161k · 22% under

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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).

• Cash flow +22.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +6.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Turnkey investment opportunity at 65 Drummond St! This 2 bed, 1 bath property is currently leased at $1,400/month through 10/31/2026, providing immediate and reliable cash flow. Every room has been updated, along with major exterior improvements, making this a low-maintenance, worry-free addition to any portfolio. The home also includes a 1-car garage with electric hookup, adding functionality and tenant appeal. Whether you're a seasoned investor or just getting started, this is a strong opportunity to secure a performing asset in Cincinnati with long-term stability already in place.

Key facts

• Updated rooms
• Electric hookup
• 1 car garage

Tags

• UPDATED ROOMS
• MAJOR EXTERIOR IMPROVEMENTS
• 1 CAR GARAGE
• ELECTRIC HOOKUP

🏷️ Possibly a rental listed for sale. The $125,000 price doesn't fit this home's estimated sale value (~$161,201) 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 $125k.

Deal economics

• At list price, monthly cash flow is $209 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#430 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: health & safety C-, amenities F, commute F.
• Winton Woods City (suburban): math 19% / reading 33% proficiency, ranked #591 of 656 in OH (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 7 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $87k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.12% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.16%
• DSCR: 1.32
• GRM: 7.4

CMA / ARV

• ARV (median comp): $161,201
• List price: $125,000
• Delta: -22.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Japonica Dr	0.52mi	3/2.0 (+1)	972 (-1%)	2mo	$235,000	$242	63
9 Chalmers Ct	0.29mi	3/1.5 (+1)	1,058 (+8%)	9mo	$134,000	$127	59
30 Gambier Cir	0.31mi	3/2.0 (+1)	1,080 (+10%)	4mo	$238,000	$220	57
54 Flanders Ln	0.47mi	2/1.0	924 (-6%)	14mo	$153,000	$166	56
45 Illona Dr	0.38mi	3/1.0 (+1)	1,107 (+12%)	1mo	$205,000	$185	56
33 Imbler Dr	0.37mi	3/2.0 (+1)	1,107 (+12%)	0mo	$141,000	$127	53
50 Andover Rd	0.36mi	2/1.0	864 (-12%)	16mo	$155,500	$180	50
225 Ireland Ave	0.60mi	3/1.0 (+1)	1,107 (+12%)	1mo	$265,000	$239	45
44 Flanders Ln	0.45mi	3/1.5 (+1)	1,104 (+12%)	10mo	$157,000	$142	43
206 Farragut Rd	0.48mi	3/1.0 (+1)	1,129 (+15%)	7mo	$150,000	$133	42
86 Illona Dr	0.43mi	3/2.0 (+1)	1,107 (+12%)	12mo	$257,500	$233	40
46 Flanders Ln	0.45mi	3/1.0 (+1)	1,104 (+12%)	19mo	$149,900	$136	38

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.80×
• Total profit: $-6,905
• Equity at exit: $18,638

10-year hold

• IRR: 4.4%
• Equity multiple: 1.32×
• Total profit: $11,295
• Equity at exit: $10,808

Cash invested: $35,000 (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 45218

• Home prices YoY: -25.0%
• Active inventory: 7
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,401 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$190 /mo · $2,283/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $209

Break-even live

Break-even rent $1,137

Max offer price $125,000

Occupancy floor 80%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Chalmers Ln Unit 1 Cincinnati, OH	2.0	1.0	700	$1,200	$1.71	43d	1	0.27mi
704 Northland Blvd Cincinnati, OH	1.0–3.0	1.0–2.5	1052	$1,502	$1.43	1d	16	1.24mi
151 Versailles Dr Cincinnati, OH	1.0–2.0	1.0–2.5	975	$1,750	$1.79	43d	18	1.50mi
151 Versailles Dr Cincinnati, OH	1.0–2.0	1.0–2.5	975	$1,750	$1.79	44d	18	1.50mi

Listing history 24 events

1. 2026-06-18
   days on market $125,000 Active 77 DOM
2. 2026-06-17
   days on market $125,000 Active 76 DOM
3. 2026-06-16
   days on market $125,000 Active 75 DOM
4. 2026-06-15
   days on market $125,000 Active 74 DOM
5. 2026-06-13
   days on market $125,000 Active 72 DOM
6. 2026-06-13
   days on market $125,000 Active 71 DOM
7. 2026-06-09
   days on market $125,000 Active 68 DOM
8. 2026-06-08
   days on market $125,000 Active 67 DOM
9. 2026-06-07
   days on market $125,000 Active 66 DOM
10. 2026-06-03
    pricedays on market $125,000 Active 62 DOM
11. 2026-06-02
    days on market $130,000 Active 61 DOM
12. 2026-06-01
    days on market $130,000 Active 60 DOM
13. 2026-05-31
    days on market $130,000 Active 59 DOM
14. 2026-05-19
    status Active 590-char remark

    Show marketing remark (590 chars)

    Turnkey investment opportunity at 65 Drummond St! This 2 bed, 1 bath property is currently leased at $1,400/month through 10/31/2026, providing immediate and reliable cash flow. Every room has been updated, along with major exterior improvements, making this a low-maintenance, worry-free addition to any portfolio. The home also includes a 1-car garage with electric hookup, adding functionality and tenant appeal. Whether you're a seasoned investor or just getting started, this is a strong opportunity to secure a performing asset in Cincinnati with long-term stability already in place.

15. 2026-05-14
    historical Contingency Pending 590-char remark

    Show marketing remark (590 chars)

    Turnkey investment opportunity at 65 Drummond St! This 2 bed, 1 bath property is currently leased at $1,400/month through 10/31/2026, providing immediate and reliable cash flow. Every room has been updated, along with major exterior improvements, making this a low-maintenance, worry-free addition to any portfolio. The home also includes a 1-car garage with electric hookup, adding functionality and tenant appeal. Whether you're a seasoned investor or just getting started, this is a strong opportunity to secure a performing asset in Cincinnati with long-term stability already in place.

16. 2026-04-30
    price $130,000 590-char remark

    Show marketing remark (590 chars)

    Turnkey investment opportunity at 65 Drummond St! This 2 bed, 1 bath property is currently leased at $1,400/month through 10/31/2026, providing immediate and reliable cash flow. Every room has been updated, along with major exterior improvements, making this a low-maintenance, worry-free addition to any portfolio. The home also includes a 1-car garage with electric hookup, adding functionality and tenant appeal. Whether you're a seasoned investor or just getting started, this is a strong opportunity to secure a performing asset in Cincinnati with long-term stability already in place.

17. 2026-04-02
    listed $135,000 Active 590-char remark

    Show marketing remark (590 chars)

    Turnkey investment opportunity at 65 Drummond St! This 2 bed, 1 bath property is currently leased at $1,400/month through 10/31/2026, providing immediate and reliable cash flow. Every room has been updated, along with major exterior improvements, making this a low-maintenance, worry-free addition to any portfolio. The home also includes a 1-car garage with electric hookup, adding functionality and tenant appeal. Whether you're a seasoned investor or just getting started, this is a strong opportunity to secure a performing asset in Cincinnati with long-term stability already in place.

18. 2022-06-30
    historical 198-char remark

    Show marketing remark (198 chars)

    Great Value in Greenhills! 2 bedroom townhome with garage on nice street just needs some TLC and paint and carpet to bring it to its full potential. Sold As-Is. Owner prefers cash offers-Must see!

19. 2022-06-30
    soldstatus $87,000 Sold 198-char remark

    Show marketing remark (198 chars)

    Great Value in Greenhills! 2 bedroom townhome with garage on nice street just needs some TLC and paint and carpet to bring it to its full potential. Sold As-Is. Owner prefers cash offers-Must see!

20. 2022-06-09
    historical Contingency Pending 198-char remark

    Show marketing remark (198 chars)

    Great Value in Greenhills! 2 bedroom townhome with garage on nice street just needs some TLC and paint and carpet to bring it to its full potential. Sold As-Is. Owner prefers cash offers-Must see!

21. 2022-06-04
    listed $89,900 Active 198-char remark

    Show marketing remark (198 chars)

    Great Value in Greenhills! 2 bedroom townhome with garage on nice street just needs some TLC and paint and carpet to bring it to its full potential. Sold As-Is. Owner prefers cash offers-Must see!

22. 2014-02-21
    historical
23. 2013-02-21
    listed $50,000
24. 1995-05-31
    soldstatus $56,000

ⓘ 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: $2,283 · $190/mo
• Projected year-2 tax: $2,283 · $190/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥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: $16,812
• − Mortgage interest: −$7,002
• − Property taxes: −$2,283
• − Insurance: −$625
• − Repairs & maintenance: −$1,345
• − Management: −$1,345
• − Depreciation: −$3,636
• Taxable income: $576
• Est. tax owed @ 24.0%: −$138
• After-tax cash flow: $2,369/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: Winton Woods City
• NCES district ID: 3904408
• Math proficiency: 19% ▼ -14.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $54,318
• Composite: 23.24/100
• National rank: #7936
• State rank: #591 of 656 in OH

Livability — Greenhills

• Score: 71/100
• State rank: #430
• US rank: #7119

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenhills, OH
• County: Hamilton · 838,887 people
• City population: 3,815
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 3,815
• Household income: $74,617
• Rent vs Own: 37.2% rent · 62.8% own
• Severe rent burden: 11.9

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 (69%)
• Race & ethnicity: White 69% Black 17% Two or more races 11% Hispanic / Latino 4%
• Common ancestry: Slovak 1% Lithuanian 1% Danish 1%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -78.35%
• Current HPI: 235.0463
• 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

+132.1% since first listed

11 events — show timeline

• 2026-05-19 Relisted — Cincy MLS
• 2026-05-14 Contingent — Cincy MLS
• 2026-04-30 Price Changed $130,000 Cincy MLS
• 2026-04-02 Listed $135,000 Cincy MLS
• 2022-06-30 Listing Removed — Cincy MLS
• 2022-06-30 Sold (MLS) $87,000 Cincy MLS
• 2022-06-09 Contingent — Cincy MLS
• 2022-06-04 Listed $89,900 Cincy MLS
• 2014-02-21 Listing Removed — Cincy MLS
• 2013-02-21 Listed $50,000 Cincy MLS
• 1995-05-31 Sold (Public Records) $56,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $2,283 · +5.4% YoY. Source: county tax records.