1913 Saint Clair St · Williamsdale, OH 45011

$164,900

2 bd · 1.0 ba · 895 sqft · SingleFamily public records · 56 Days on market

Built 1941 $184/sqft · 11% above area Est $148k · 11% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +2.4/15.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attn: Investors! Cozy little bungalow, large flat backyard. Alleyway in back of house, driveway could be added. Great for rental property or first time home owners. Needs cash type offer. Property is Sold 100% As Is. This is an estate sale. This property is in a flood plain.

Key facts

• Large yard
• New kitchen cabinets
• New countertops

Tags

• NEW KITCHEN CABINETS
• NEW COUNTERTOPS
• LARGE YARD

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: On-street parking
• Utilities: Water at street; Public sewer; Electric power
• Home design: Cape Cod style; Single-family home; One-and-one-half stories; Residential zoning; Lot smaller than 0.5 acre
• Construction: Vinyl siding; Stone foundation
• Exterior features: Shingle roof; Vinyl windows

Interior

• Kitchen: Kitchen (12 x 10)
• Bedrooms: Two bedrooms total; Primary bedroom on level 1 (10 x 12); Second bedroom on level 2 (8 x 12)
• Bathrooms: One full bathroom on level 1 with shower
• Heating & cooling: Electric baseboard heating; Electric water heater
• Interior features: Four total rooms; Partial basement with concrete floor
• Laundry & utility: First-floor laundry room (8 x 5)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $650 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#485 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.
• New Miami Local (suburban): math 19% / reading 39% proficiency, ranked #587 of 656 in OH (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.0%/yr); 196 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 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 $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y 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 $67k; list at $165k implies a 146% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 56 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 1941 — 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. 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: 1.28% ✓
• Cap rate: 11.03%
• Cash-on-cash: 16.90%
• DSCR: 1.75
• GRM: 6.5

CMA / ARV

• ARV (median comp): $148,187
• List price: $164,900
• Delta: 11.28%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2030 St Clair St	0.18mi	2/1.0	884 (-1%)	15mo	$190,000	$215	77
1938 Fenton St	0.06mi	3/1.0 (+1)	984 (+10%)	12mo	$175,000	$178	66
2081 Caldwell St	0.26mi	3/1.0 (+1)	936 (+5%)	16mo	$185,000	$198	62
116 Cain Ave	0.42mi	2/1.0	912 (+2%)	18mo	$139,900	$153	62
131 Howman Ave	0.74mi	2/1.0	900 (+1%)	4mo	$63,500	$71	61
63 Cain Ave	0.51mi	3/1.0 (+1)	876 (-2%)	8mo	$147,000	$168	61
263 Whittaker Ave	0.49mi	3/1.0 (+1)	974 (+9%)	3mo	$130,500	$134	55
2081 John St	0.28mi	3/1.0 (+1)	975 (+9%)	20mo	$120,000	$123	50
138 Howman Ave	0.74mi	2/1.0	884 (-1%)	17mo	$143,000	$162	49
3818 Trenton Rd	0.45mi	2/1.0	1,008 (+13%)	13mo	$240,000	$238	47
70 Augspurger Ave	0.72mi	3/1.5 (+1)	948 (+6%)	8mo	$145,000	$153	43
24 Highland Ave	0.59mi	2/1.0	796 (-11%)	18mo	$117,000	$147	39

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: 8.0%
• Equity multiple: 1.32×
• Total profit: $14,547
• Equity at exit: $24,587

10-year hold

• IRR: 17.2%
• Equity multiple: 2.42×
• Total profit: $65,383
• Equity at exit: $14,258

Cash invested: $46,172 (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: 6.5×

Monthly cashflow live

• Estimated rent: $2,108 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$81 /mo · $976/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $650

Break-even live

Break-even rent $1,285

Max offer price $164,900

Occupancy floor 64%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
285 Whitaker Ave Hamilton, OH	2.0	1.0	790	$2,995	$3.79	1d	1	0.50mi
72 Brookhollow DR Hamilton, OH	1.0–2.0	1.0	726	$1,070	$1.47	10d	1	1.25mi
3298 Reflection PT Unit 3475 Hamilton, OH	1.0	1.0	849	$1,399	$1.65	1d	1	1.25mi

Listing history 28 events

1. 2026-06-18
   days on market $164,900 Active 56 DOM
2. 2026-06-17
   days on market $164,900 Active 55 DOM
3. 2026-06-16
   days on market $164,900 Active 54 DOM
4. 2026-06-15
   days on market $164,900 Active 53 DOM
5. 2026-06-13
   days on market $164,900 Active 51 DOM
6. 2026-06-09
   days on market $164,900 Active 47 DOM
7. 2026-06-08
   days on market $164,900 Active 46 DOM
8. 2026-06-07
   days on market $164,900 Active 45 DOM
9. 2026-06-05
   days on market $164,900 Active 42 DOM
10. 2026-06-03
    days on market $164,900 Active 41 DOM
11. 2026-06-02
    days on market $164,900 Active 40 DOM
12. 2026-06-01
    days on market $164,900 Active 39 DOM
13. 2026-05-31
    days on market $164,900 Active 38 DOM
14. 2026-04-20
    listed $164,900 Active 195-char remark
15. 2023-04-20
    soldstatus $67,000
16. 2020-07-24
    soldstatus $43,500
17. 2020-07-10
    soldstatus $43,500 Sold 275-char remark

    Show marketing remark (275 chars)

    Attn: Investors! Cozy little bungalow, large flat backyard. Alleyway in back of house, driveway could be added. Great for rental property or first time home owners. Needs cash type offer. Property is Sold 100% As Is. This is an estate sale. This property is in a flood plain.

18. 2020-06-26
    historical Contingency Pending 275-char remark

    Show marketing remark (275 chars)

    Attn: Investors! Cozy little bungalow, large flat backyard. Alleyway in back of house, driveway could be added. Great for rental property or first time home owners. Needs cash type offer. Property is Sold 100% As Is. This is an estate sale. This property is in a flood plain.

19. 2020-06-08
    price $47,900 275-char remark

    Show marketing remark (275 chars)

    Attn: Investors! Cozy little bungalow, large flat backyard. Alleyway in back of house, driveway could be added. Great for rental property or first time home owners. Needs cash type offer. Property is Sold 100% As Is. This is an estate sale. This property is in a flood plain.

20. 2020-05-14
    status Active 275-char remark

    Show marketing remark (275 chars)

    Attn: Investors! Cozy little bungalow, large flat backyard. Alleyway in back of house, driveway could be added. Great for rental property or first time home owners. Needs cash type offer. Property is Sold 100% As Is. This is an estate sale. This property is in a flood plain.

21. 2020-05-06
    historical Contingency Pending 275-char remark

    Show marketing remark (275 chars)

    Attn: Investors! Cozy little bungalow, large flat backyard. Alleyway in back of house, driveway could be added. Great for rental property or first time home owners. Needs cash type offer. Property is Sold 100% As Is. This is an estate sale. This property is in a flood plain.

22. 2020-05-03
    listed $49,900 Active 275-char remark

    Show marketing remark (275 chars)

    Attn: Investors! Cozy little bungalow, large flat backyard. Alleyway in back of house, driveway could be added. Great for rental property or first time home owners. Needs cash type offer. Property is Sold 100% As Is. This is an estate sale. This property is in a flood plain.

23. 2009-04-28
    soldstatus $5,500

    Show marketing remark (24 chars)

    lender owned, sold as is

24. 2008-12-10
    listed $14,000

    Show marketing remark (24 chars)

    lender owned, sold as is

25. 2008-12-04
    historical
26. 2008-09-10
    listed $22,500
27. 1992-07-21
    soldstatus $32,000
28. 1986-09-01
    soldstatus $18,500

ⓘ 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: $976 · $81/mo
• Projected year-2 tax: $1,774 · $148/mo
• Expected delta: +$798/yr (+$67/mo · 81.7%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,293
• − Mortgage interest: −$9,237
• − Property taxes: −$976
• − Insurance: −$824
• − Repairs & maintenance: −$2,023
• − Management: −$2,023
• − Depreciation: −$4,797
• Taxable income: $5,411
• Est. tax owed @ 24.0%: −$1,299
• After-tax cash flow: $6,505/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: New Miami Local
• NCES district ID: 3904613
• Math proficiency: 19% ▼ -26.00%
• Reading proficiency: 39% ▼ -16.00%
• Median HH income: $40,962
• Composite: 24.43/100
• National rank: #7679
• State rank: #587 of 656 in OH

Livability — Williamsdale

• Score: 70/100
• State rank: #485
• US rank: #8092

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: Williamsdale, OH
• County: Butler County · 381,674 people
• 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

+791.4% since first listed

15 events — show timeline

• 2026-04-20 Listed $164,900 Cincy MLS
• 2023-04-20 Sold (Public Records) $67,000 Public Records
• 2020-07-24 Sold (Public Records) $43,500 Public Records
• 2020-07-10 Sold (MLS) $43,500 Cincy MLS
• 2020-06-26 Contingent — Cincy MLS
• 2020-06-08 Price Changed $47,900 Cincy MLS
• 2020-05-14 Relisted — Cincy MLS
• 2020-05-06 Contingent — Cincy MLS
• 2020-05-03 Listed $49,900 Cincy MLS
• 2009-04-28 Sold (MLS) $5,500 Cincy MLS
• 2008-12-10 Listed $14,000 Cincy MLS
• 2008-12-04 Listing Removed — Cincy MLS
• 2008-09-10 Listed $22,500 Cincy MLS
• 1992-07-21 Sold (Public Records) $32,000 Public Records
• 1986-09-01 Sold (Public Records) $18,500 Public Records

Property tax history

+15.9%/yr

Latest (2025): $976 · +0.6% YoY. Source: county tax records.