4230 Endeavor Dr #101 · Dry Ridge, OH 45252

$172,000

2 bd · 2.0 ba · 1,109 sqft · Condo · 103 Days on market

Built 1998 $285/mo HOA · 13% of rent

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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 +19.6/30.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• DSCR +6.2/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Resort like living in this lower level condo. Open concept featuring laminate floors, walk-in closets, double vanity in the master with a separate shower and tub, granite counters, laundry room, high ceilings. Move right in and enjoy. Yearly fee for pool and clubhouse $300

Key facts

• In-unit laundry room
• Community amenities
• Swimming pool

Tags

• UPDATED KITCHEN
• IN-UNIT LAUNDRY ROOM
• COMMUNITY AMENITIES
• SWIMMING POOL
• TENNIS COURTS
• BASKETBALL COURTS

Property features AI

Finance

• Other: For sale
• HOA & community: Homeowners association with monthly fee ($285); HOA includes association management, clubhouse, grounds maintenance, structure maintenance, pool(s), and snow removal

Exterior

• Parking: No garage
• Utilities: Electric heating and power; Central air conditioning
• Home design: Single-story; Entry level: 1; Slab foundation
• Construction: Aluminum siding; Stone exterior
• Exterior features: Patio; Condo lot description; Residential zoning

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range; Galley layout; Pantry; Granite counters
• Bedrooms: Bedroom on main level (approximately 12 x 11)
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Galley kitchen; Granite counters; High-speed internet; Pantry; Walk-in closet(s)
• Laundry & utility: Electric water heater; Tankless water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $172k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $172k).
• Recommended offer: $157k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#625 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools D+, 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.
• Market conditions: 11 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 28y 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 $145k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $156,520 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.23% ✓
• Cap rate: 7.68%
• Cash-on-cash: 4.97%
• DSCR: 1.22
• GRM: 6.8

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: -8.4%
• Equity multiple: 0.69×
• Total profit: $-14,965
• Equity at exit: $25,646

10-year hold

• IRR: 1.2%
• Equity multiple: 1.09×
• Total profit: $4,163
• Equity at exit: $14,871

Cash invested: $48,160 (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 45252

• Home prices YoY: -26.9%
• Active inventory: 11
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,118 medium
• Mortgage (P&I): −$902
• Tax est. 1.5%: −$215 /mo · $2,580/yr
• Insurance: −$72
• HOA: −$285
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $199

Break-even live

Break-even rent $1,865

Max offer price $172,000

Occupancy floor 86%

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: $43,000
• Closing costs: $5,160
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9939 Voyager Way Cincinnati, OH	3.0	2.0	1400	$2,300	$1.64	44d	1	0.11mi
3683 Ripplegrove Dr Cincinnati, OH	3.0	1.5	1395	$1,931	$1.38	20d	1	0.83mi
10101 Arborwood Dr Cincinnati, OH	1.0–3.0	1.0–1.5	912	$1,336	$1.46	2d	26	1.10mi
9333 Round Top Cincinnati, OH	1.0–3.0	1.0–2.0	979	$1,375	$1.40	2d	3	1.21mi

HOA detail condo

• Monthly dues: $285 · $3,420/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-05-31
   days on market $172,000 Active 103 DOM
2. 2026-04-29
   price $172,000
3. 2026-04-28
   price $172,000
4. 2026-03-13
   price $175,900
5. 2026-02-17
   listed $175,900 Active
6. 2026-02-17
   listed $178,900 Active
7. 2022-07-18
   soldstatus $144,900 Sold 273-char remark

   Show marketing remark (273 chars)

   Resort like living in this lower level condo. Open concept featuring laminate floors, walk-in closets, double vanity in the master with a separate shower and tub, granite counters, laundry room, high ceilings. Move right in and enjoy. Yearly fee for pool and clubhouse $300

8. 2022-06-17
   historical Contingency Pending 273-char remark

   Show marketing remark (273 chars)

   Resort like living in this lower level condo. Open concept featuring laminate floors, walk-in closets, double vanity in the master with a separate shower and tub, granite counters, laundry room, high ceilings. Move right in and enjoy. Yearly fee for pool and clubhouse $300

9. 2022-06-12
   listed $144,900 Active 273-char remark

   Show marketing remark (273 chars)

   Resort like living in this lower level condo. Open concept featuring laminate floors, walk-in closets, double vanity in the master with a separate shower and tub, granite counters, laundry room, high ceilings. Move right in and enjoy. Yearly fee for pool and clubhouse $300

10. 2016-08-05
    soldstatus $53,000 Sold
11. 2016-05-05
    historical Accept Backup Offers
12. 2016-05-05
    listed $54,000 Active
13. 2016-05-05
    historical
14. 2016-04-18
    listed $49,900 Active
15. 2014-12-30
    historical
16. 2014-09-30
    listed $60,000
17. 2014-09-05
    historical
18. 2014-06-05
    listed $60,000
19. 2011-09-15
    soldstatus $34,500
20. 2011-05-20
    listed $39,900
21. 2002-12-18
    soldstatus $92,900
22. 2002-10-26
    listed $89,900
23. 2001-04-13
    soldstatus $79,000
24. 2001-03-13
    listed $79,900
25. 1999-04-16
    soldstatus $76,900
26. 1999-02-24
    listed $78,900
27. 1998-10-16
    soldstatus $73,835
28. 1998-04-15
    listed $71,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,413
• − Mortgage interest: −$9,635
• − Property taxes: −$2,580
• − Insurance: −$860
• − Repairs & maintenance: −$2,033
• − Management: −$2,033
• − HOA: −$3,420
• − Depreciation: −$5,004
• Taxable loss: −$151
• Est. tax savings @ 24.0%: +$36
• After-tax cash flow: $2,429/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 — Dry Ridge

• Score: 67/100
• State rank: #625
• US rank: #10942

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dry Ridge, OH
• County: Hamilton · 838,887 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 4,941
• Household income: $96,750
• Rent vs Own: 6.2% rent · 93.8% own

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 (82%)
• Race & ethnicity: White 82% Black 15% Two or more races 4%
• Common ancestry: Estonian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Other Indo-European 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: ▼ -76.16%
• Current HPI: 207.2523
• 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

+139.2% since first listed

27 events — show timeline

• 2026-04-29 Price Changed $172,000 Cincy MLS
• 2026-04-28 Price Changed $172,000 Dayton MLS
• 2026-03-13 Price Changed $175,900 Dayton MLS
• 2026-02-17 Listed $178,900 Dayton MLS
• 2026-02-17 Listed $175,900 Cincy MLS
• 2022-07-18 Sold (MLS) $144,900 Cincy MLS
• 2022-06-17 Contingent — Cincy MLS
• 2022-06-12 Listed $144,900 Cincy MLS
• 2016-08-05 Sold (MLS) $53,000 Cincy MLS
• 2016-05-05 Contingent — Cincy MLS
• 2016-05-05 Listed $54,000 Cincy MLS
• 2016-05-05 Listing Removed — Cincy MLS
• 2016-04-18 Listed $49,900 Cincy MLS
• 2014-12-30 Listing Removed — Cincy MLS
• 2014-09-30 Listed $60,000 Cincy MLS
• 2014-09-05 Listing Removed — Cincy MLS
• 2014-06-05 Listed $60,000 Cincy MLS
• 2011-09-15 Sold (MLS) $34,500 Cincy MLS
• 2011-05-20 Listed $39,900 Cincy MLS
• 2002-12-18 Sold (MLS) $92,900 Cincy MLS
• 2002-10-26 Listed $89,900 Cincy MLS
• 2001-04-13 Sold (MLS) $79,000 Cincy MLS
• 2001-03-13 Listed $79,900 Cincy MLS
• 1999-04-16 Sold (MLS) $76,900 Cincy MLS
• 1999-02-24 Listed $78,900 Cincy MLS
• 1998-10-16 Sold (MLS) $73,835 Cincy MLS
• 1998-04-15 Listed $71,900 Cincy MLS