516 Ludlow St · Hamilton, OH 45011

$214,900

2 bd · 1.0 ba · 1,370 sqft · SingleFamily public records · 36 Days on market

Built 1900 3,049 sqft lot Est $160k · 34% over

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Why this score? — see what drove the F 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 +10.6/30.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +3.2/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

First floor primary bedroom highlights this amazing 3 bedroom, 4 bathroom home with newer updates throughout, offering peace of mind for years to come. This is the house you have been looking for. Spacious layout with privacy and an unbeatable location. The property also features a separate potential mother-in-law suite with its own utilities already in place, ready to be finished and offering excellent potential for additional living space or rental income. Move-in ready feel with endless possibilities. This home will not last long.

Key facts

• 3,049 sq ft lot
• Built 1900
• Listed 36 days

Tags

• FIRST FLOOR PRIMARY BEDROOM
• UTILITIES ALREADY IN PLACE

Property features AI

Finance

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

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Natural gas
• Home design: Colonial single-family home; Two levels; Block foundation
• Construction: Vinyl siding; Shingle roof
• Exterior features: Covered deck/patio; Porch; Wood fencing

Interior

• Kitchen: Butler's pantry; Island; Tile floor
• Bedrooms: Three bedrooms total; Primary bedroom on level 2 (approx. 12 x 11); Second bedroom on level 2 (approx. 15 x 15); Third bedroom on level 1 (approx. 15 x 11)
• Flooring: Tile in the kitchen
• Bathrooms: Three full bathrooms and one half bathroom; Full bathrooms located on level 1 (two) and level 2 (one); Primary bathroom with shower
• Heating & cooling: Gas heating; Central air; Gas water heating
• Interior features: Six total rooms; Full unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-108 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (8.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $148k (31.1% below list).
• Recommended offer: $148k (31.1% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.6% in Hamilton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 73/100 on livability (#332 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B; Watch: crime C-, amenities C-, employment D.
• Hamilton City (suburban): math 42% / reading 45% proficiency, ranked #517 of 656 in OH (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.0%/yr); 196 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,163 units permitted in Butler County in 2024 (356 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($208k) is reasonable based on typical stale-listing flexibility.
• 2 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 $50k; list at $215k implies a 330% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $148,057 (31.1% 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. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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 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: 0.69% ✗
• Cap rate: 5.69%
• Cash-on-cash: -2.15%
• DSCR: 0.90
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $160,290
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
712 S Fourth St	0.31mi	3/2.0 (+1)	1,320 (-4%)	2mo	$167,000	$127	69
518 Vine St	0.61mi	3/1.0 (+1)	1,332 (-3%)	3mo	$105,000	$79	60
842 Heaton St	0.59mi	3/1.5 (+1)	1,400 (+2%)	4mo	$108,750	$78	59
1019 Buckeye St	0.57mi	3/1.0 (+1)	1,398 (+2%)	8mo	$112,900	$81	58
334 Hanover St	0.44mi	3/1.5 (+1)	1,484 (+8%)	2mo	$174,000	$117	56
1017 Campbell Ave	0.46mi	2/1.5	1,260 (-8%)	10mo	$195,000	$155	55
234 N Eleventh St	0.60mi	3/1.5 (+1)	1,456 (+6%)	1mo	$105,000	$72	53
1022 Campbell Ave	0.49mi	3/1.5 (+1)	1,524 (+11%)	0mo	$202,000	$133	51
130 Lulu	0.72mi	3/1.0 (+1)	1,290 (-6%)	2mo	$175,000	$136	50
602 S Thirteenth St	0.58mi	3/1.5 (+1)	1,270 (-7%)	6mo	$68,000	$54	48
154 Beckett St	0.65mi	3/1.0 (+1)	1,520 (+11%)	2mo	$155,000	$102	45
922 Vine St	0.73mi	3/2.5 (+1)	1,256 (-8%)	0mo	$215,000	$171	41

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 · 2.95% rent growth · sell at horizon

5-year hold

• IRR: -20.0%
• Equity multiple: 0.30×
• Total profit: $-41,868
• Equity at exit: $32,042

10-year hold

• IRR: -13.1%
• Equity multiple: 0.24×
• Total profit: $-46,030
• Equity at exit: $18,581

Cash invested: $60,172 (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 45011

• Rents YoY: 3.0%
• Active inventory: 196
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,481 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$61 /mo · $731/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $-108

Break-even live

Break-even rent $1,617

Max offer price $195,859

Occupancy floor —

Sensitivity live

Price	-10% $14	-5% $-47	+0% $-108	+5% $-169	+10% $-229
Rent	-10% $-225	-5% $-166	+0% $-108	+5% $-49	+10% $9
Rate	-1.0pp $0	-0.5pp $-53	base $-108	+0.5pp $-163	+1.0pp $-220

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
829 Maple Ave Unit 3 Hamilton, OH	3.0	1.0	1097	$945	$0.86	44d	1	0.26mi
513 S 3rd St Unit 513 Hamilton, OH	1.0	1.0	1000	$850	$0.85	11d	1	0.31mi
306 N 6th St Hamilton, OH	3.0	1.5	1776	$1,975	$1.11	44d	1	0.43mi
115 Dayton St Unit MAR-201 Hamilton, OH	2.0	2.0	1040	$1,775	$1.71	5d	1	0.44mi
1025 Heaton St Hamilton, OH	2.0	1.0	1436	$1,025	$0.71	24d	1	0.65mi
906 Vine St Hamilton, OH	3.0	2.0	1152	$1,250	$1.09	19d	1	0.72mi
969 Harmon Ave Hamilton, OH	3.0	1.0	1350	$1,695	$1.26	44d	1	0.87mi
967 Shuler Ave Hamilton, OH	3.0	2.0	1466	$1,795	$1.22	44d	1	0.92mi
417 Franklin St Hamilton, OH	3.0	1.0	1256	$1,150	$0.92	2d	1	0.95mi
432 Park Ave Hamilton, OH	3.0	1.0	1276	$1,300	$1.02	3d	1	0.97mi
501 Prytania Ave Hamilton, OH	3.0	1.5	1874	$2,275	$1.21	2d	1	1.01mi
1118 Bonacker Ave Unit 1116 Hamilton, OH	2.0	1.0	1000	$1,195	$1.20	44d	1	1.05mi
1310 Shuler Ave Unit 2 Hamilton, OH	2.0	1.0	976	$895	$0.92	24d	1	1.16mi
547 Rhea Ave Hamilton, OH	3.0	2.5	1412	$2,300	$1.63	44d	1	1.26mi
217 Eaton Ave Unit Down Hamilton, OH	1.0	1.0	1128	$975	$0.86	3d	1	1.30mi
1719 Shirley Ave Hamilton, OH	3.0	1.0	1135	$1,525	$1.34	2d	1	1.40mi
901 Cleveland Ave Hamilton, OH	3.0	1.5	1133	$2,250	$1.99	2d	1	1.40mi

Listing history 17 events

1. 2026-06-18
   days on market $214,900 Active 36 DOM
2. 2026-06-17
   days on market $214,900 Active 35 DOM
3. 2026-06-16
   days on market $214,900 Active 34 DOM
4. 2026-06-15
   days on market $214,900 Active 33 DOM
5. 2026-06-13
   days on market $214,900 Active 31 DOM
6. 2026-06-13
   days on market $214,900 Active 30 DOM
7. 2026-06-09
   days on market $214,900 Active 27 DOM
8. 2026-06-08
   days on market $214,900 Active 26 DOM
9. 2026-06-07
   days on market $214,900 Active 25 DOM
10. 2026-06-03
    days on market $214,900 Active 21 DOM
11. 2026-06-02
    days on market $214,900 Active 20 DOM
12. 2026-06-01
    days on market $214,900 Active 19 DOM
13. 2026-05-31
    days on market $214,900 Active 18 DOM
14. 2026-05-22
    status Active
15. 2026-05-14
    historical Contingency Pending
16. 2026-05-13
    listed $214,900 Active
17. 2007-09-07
    soldstatus $50,000

ⓘ 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: $731 · $61/mo
• Projected year-2 tax: $2,042 · $170/mo
• Expected delta: +$1,311/yr (+$109/mo · 179.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,767
• − Mortgage interest: −$12,038
• − Property taxes: −$731
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,421
• − Management: −$1,421
• − Depreciation: −$6,252
• Taxable loss: −$5,171
• Est. tax savings @ 24.0%: +$1,241
• After-tax cash flow: $-52/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: Hamilton City
• NCES district ID: 3904410
• Math proficiency: 42% ▼ -13.00%
• Reading proficiency: 45% ▼ -10.00%
• Median HH income: $40,488
• Composite: 36.48/100
• National rank: #4656
• State rank: #517 of 656 in OH

Livability — Hamilton

• Score: 73/100
• State rank: #332
• US rank: #5467

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hamilton, OH
• County: Butler County · 381,674 people
• City population: 140,900
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 75,864
• Household income: $91,873
• Rent vs Own: 25.4% rent · 74.6% own
• Severe rent burden: 1795.0

Population outlook (Butler County) Hauer SSP2

• Today (2025): 387,706 people
• By 2030: 392,028 · +1.1%
• By 2040: 395,307 · +2.0%
• By 2050: 391,116 · +0.9%
• By 2075: 378,642 · -2.3%
• By 2100: 343,248 · -11.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 12% Black 11% Two or more races 9% Asian 4%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 2% Italian 2% Slovak 2%
• Foreign-born: 11% · Canada, Vietnam, China
• Languages at home: 86% English-only · Spanish 8% Other Indo-European 2% Vietnamese 1%

Political lean MEDSL · Butler

• 2024 margin: Strong R (+26.3) · D 36.4% · R 62.7%
• 2008→2024 swing: -3.6pp toward R · 2008: -22.6pp · 2024: -26.3pp
• All cycles: 2024: R+26.3 2020: R+24.0 2016: R+28.3 2012: R+26.2 2008: R+22.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -188.67%
• Current HPI: 259.7868
• Rent YoY: ▲ 2.95%
• 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

+329.8% since first listed

4 events — show timeline

• 2026-05-22 Relisted — Cincy MLS
• 2026-05-14 Contingent — Cincy MLS
• 2026-05-13 Listed $214,900 Cincy MLS
• 2007-09-07 Sold (Public Records) $50,000 Public Records

Property tax history

-10.0%/yr

Latest (2025): $731 · +0.4% YoY. Source: county tax records.