1041 Vine St · Hamilton, OH 45011

$179,900

2 bd · 1.5 ba · 1,312 sqft · SingleFamily public records · 76 Days on market

Built 1890 3,920 sqft lot $137/sqft · 31% above area Est $138k · 31% over

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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 +15.9/30.0
• DSCR +4.9/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• 1% rule +3.4/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming story-and-a-half home situated on a large lot plus an additional second lot—offering extra space and endless possibilities! This home has been extensively updated, including a new roof in 2025 and major improvements in 2023 such as water heater, electrical, plumbing, flooring, cabinets, siding, and a beautifully updated bathroom. Fresh paint completed this year adds a clean, modern feel throughout. Inside, you’ll find a spacious living room, a convenient first-floor bedroom and laundry, plus a versatile dining area that could also serve as a second living space or office. Outside, enjoy plenty of parking and room to spread out. Move-in ready with updates already done—don’t miss this one!

Key facts

• Fresh paint
• Large lot
• Second lot

Tags

• LARGE LOT
• SECOND LOT
• NEW ROOF
• UPDATED BATHROOM
• FRESH PAINT
• SPACIOUS LIVING ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (16.4% below list).
• Recommended offer: $150k (16.4% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 5.1% in Hamilton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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); 197 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y ago; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; list at $180k implies a 323% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,387 (16.4% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — 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. 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: 0.84% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.06%
• DSCR: 1.09
• GRM: 10.0

CMA / ARV

• ARV (median comp): $137,818
• List price: $179,900
• Delta: 30.53%
• 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
922 Vine St	0.13mi	3/2.5 (+1)	1,256 (-4%)	0mo	$215,000	$171	78
518 Vine St	0.35mi	3/1.0 (+1)	1,332 (+2%)	3mo	$105,000	$79	72
842 Heaton St	0.25mi	3/1.5 (+1)	1,400 (+7%)	4mo	$108,750	$78	69
1017 Campbell Ave	0.54mi	2/1.5	1,260 (-4%)	10mo	$195,000	$155	60
1019 Buckeye St	0.38mi	3/1.0 (+1)	1,398 (+7%)	8mo	$112,900	$81	58
234 N Eleventh St	0.39mi	3/1.5 (+1)	1,456 (+11%)	1mo	$105,000	$72	57
617 Elaine Ave	0.63mi	2/1.0	1,260 (-4%)	8mo	$100,000	$79	56
1739 Morey Ave	0.61mi	3/1.0 (+1)	1,243 (-5%)	8mo	$151,000	$121	49
307 N Eighth St	0.35mi	2/1.0	1,120 (-15%)	11mo	$162,000	$145	48
308 N Ninth St	0.32mi	3/1.5 (+1)	1,488 (+13%)	12mo	$175,000	$118	48
1303 Campbell Ave	0.64mi	2/1.0	1,136 (-13%)	2mo	$180,000	$158	44
1801 Morey Ave	0.67mi	3/1.0 (+1)	1,144 (-13%)	8mo	$210,000	$184	34

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: -13.1%
• Equity multiple: 0.53×
• Total profit: $-23,792
• Equity at exit: $26,824

10-year hold

• IRR: -4.3%
• Equity multiple: 0.72×
• Total profit: $-14,208
• Equity at exit: $15,554

Cash invested: $50,372 (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: 197
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,504 high
• Mortgage (P&I): −$943
• Tax from tax record: −$83 /mo · $1,000/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $86

Break-even live

Break-even rent $1,395

Max offer price $179,900

Occupancy floor 89%

Sensitivity live

Price	-10% $188	-5% $137	+0% $86	+5% $35	+10% $-15
Rent	-10% $-32	-5% $27	+0% $86	+5% $146	+10% $205
Rate	-1.0pp $177	-0.5pp $132	base $86	+0.5pp $40	+1.0pp $-8

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
906 Vine St Hamilton, OH	3.0	2.0	1152	$1,250	$1.09	20d	1	0.16mi
1025 Heaton St Hamilton, OH	2.0	1.0	1436	$1,025	$0.71	25d	1	0.30mi
306 N 6th St Hamilton, OH	3.0	1.5	1776	$1,975	$1.11	45d	1	0.45mi
1719 Shirley Ave Hamilton, OH	3.0	1.0	1135	$1,525	$1.34	3d	1	0.59mi
829 Maple Ave Unit 3 Hamilton, OH	3.0	1.0	1097	$945	$0.86	45d	1	0.74mi
115 Dayton St Unit MAR-201 Hamilton, OH	2.0	2.0	1040	$1,775	$1.71	5d	1	0.84mi
501 Prytania Ave Hamilton, OH	3.0	1.5	1874	$2,275	$1.21	3d	1	1.05mi
513 S 3rd St Unit 513 Hamilton, OH	1.0	1.0	1000	$850	$0.85	12d	1	1.15mi
969 Harmon Ave Hamilton, OH	3.0	1.0	1350	$1,695	$1.26	45d	1	1.17mi
967 Shuler Ave Hamilton, OH	3.0	2.0	1466	$1,795	$1.22	45d	1	1.19mi
432 Park Ave Hamilton, OH	3.0	1.0	1276	$1,300	$1.02	4d	1	1.25mi
901 Cleveland Ave Hamilton, OH	3.0	1.5	1133	$2,250	$1.99	3d	1	1.32mi
547 Rhea Ave Hamilton, OH	3.0	2.5	1412	$2,300	$1.63	45d	1	1.39mi
417 Franklin St Hamilton, OH	3.0	1.0	1256	$1,150	$0.92	3d	1	1.40mi
217 Eaton Ave Unit Down Hamilton, OH	1.0	1.0	1128	$975	$0.86	4d	1	1.48mi

Listing history 32 events

1. 2026-06-21
   statusdays on market $179,900 Contingency Pending 76 DOM
2. 2026-06-18
   days on market $179,900 Active 73 DOM
3. 2026-06-17
   days on market $179,900 Active 72 DOM
4. 2026-06-16
   days on market $179,900 Active 71 DOM
5. 2026-06-15
   days on market $179,900 Active 70 DOM
6. 2026-06-13
   days on market $179,900 Active 68 DOM
7. 2026-06-13
   days on market $179,900 Active 67 DOM
8. 2026-06-10
   price $179,900 Active 64 DOM
9. 2026-06-09
   days on market $188,900 Active 64 DOM
10. 2026-06-08
    days on market $188,900 Active 63 DOM
11. 2026-06-07
    days on market $188,900 Active 62 DOM
12. 2026-06-03
    days on market $188,900 Active 58 DOM
13. 2026-06-02
    days on market $188,900 Active 57 DOM
14. 2026-06-01
    days on market $188,900 Active 56 DOM
15. 2026-05-31
    days on market $188,900 Active 55 DOM
16. 2026-05-13
    price $189,900 729-char remark

    Show marketing remark (703 chars)

    Charming story-and-a-half home situated on a large lot plus an additional second lotoffering extra space and endless possibilities! This home has been extensively updated, including a new roof in 2025 and major improvements in 2023 such as water heater, electrical, plumbing, flooring, cabinets, siding, and a beautifully updated bathroom. Fresh paint completed this year adds a clean, modern feel throughout. Inside, you'll find a spacious living room, a convenient first-floor bedroom and laundry, plus a versatile dining area that could also serve as a second living space or office. Outside, enjoy plenty of parking and room to spread out. Move-in ready with updates already donedon't miss this one!

17. 2026-05-13
    price $189,900 703-char remark

    Show marketing remark (703 chars)

    Charming story-and-a-half home situated on a large lot plus an additional second lotoffering extra space and endless possibilities! This home has been extensively updated, including a new roof in 2025 and major improvements in 2023 such as water heater, electrical, plumbing, flooring, cabinets, siding, and a beautifully updated bathroom. Fresh paint completed this year adds a clean, modern feel throughout. Inside, you'll find a spacious living room, a convenient first-floor bedroom and laundry, plus a versatile dining area that could also serve as a second living space or office. Outside, enjoy plenty of parking and room to spread out. Move-in ready with updates already donedon't miss this one!

18. 2026-04-06
    listed $199,900 Active 703-char remark

    Show marketing remark (703 chars)

    Charming story-and-a-half home situated on a large lot plus an additional second lotoffering extra space and endless possibilities! This home has been extensively updated, including a new roof in 2025 and major improvements in 2023 such as water heater, electrical, plumbing, flooring, cabinets, siding, and a beautifully updated bathroom. Fresh paint completed this year adds a clean, modern feel throughout. Inside, you'll find a spacious living room, a convenient first-floor bedroom and laundry, plus a versatile dining area that could also serve as a second living space or office. Outside, enjoy plenty of parking and room to spread out. Move-in ready with updates already donedon't miss this one!

19. 2026-04-02
    listed $199,900 Active 729-char remark

    Show marketing remark (729 chars)

    Charming story-and-a-half home situated on a large lot plus an additional second lot—offering extra space and endless possibilities! This home has been extensively updated, including a new roof in 2025 and major improvements in 2023 such as water heater, electrical, plumbing, flooring, cabinets, siding, and a beautifully updated bathroom. Fresh paint completed this year adds a clean, modern feel throughout. Inside, you’ll find a spacious living room, a convenient first-floor bedroom and laundry, plus a versatile dining area that could also serve as a second living space or office. Outside, enjoy plenty of parking and room to spread out. Move-in ready with updates already done—don’t miss this one!

20. 2021-06-24
    soldstatus $42,500
21. 2021-05-28
    soldstatus $25,000
22. 2016-04-20
    soldstatus $14,000
23. 2015-06-15
    soldstatus $10,000 Closed
24. 2015-06-15
    soldstatus $10,000 Sold
25. 2015-06-13
    status Pending
26. 2015-06-03
    listed $15,000 Active
27. 2009-09-15
    soldstatus $10,000
28. 2009-04-20
    listed $15,900
29. 2003-10-27
    soldstatus $60,000
30. 2003-09-30
    soldstatus $60,000
31. 2003-08-06
    listed $60,000
32. 1993-03-12
    soldstatus $12,500

ⓘ 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: $1,000 · $83/mo
• Projected year-2 tax: $1,903 · $159/mo
• Expected delta: +$903/yr (+$75/mo · 90.3%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,046
• − Mortgage interest: −$10,077
• − Property taxes: −$1,000
• − Insurance: −$900
• − Repairs & maintenance: −$1,444
• − Management: −$1,444
• − Depreciation: −$5,233
• Taxable loss: −$2,051
• Est. tax savings @ 24.0%: +$492
• After-tax cash flow: $1,528/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

+1419.2% since first listed

17 events — show timeline

• 2026-05-13 Price Changed $189,900 Dayton MLS
• 2026-05-13 Price Changed $189,900 Cincy MLS
• 2026-04-06 Listed $199,900 Cincy MLS
• 2026-04-02 Listed $199,900 Dayton MLS
• 2021-06-24 Sold (Public Records) $42,500 Public Records
• 2021-05-28 Sold (Public Records) $25,000 Public Records
• 2016-04-20 Sold (Public Records) $14,000 Public Records
• 2015-06-15 Sold (MLS) $10,000 Dayton MLS
• 2015-06-15 Sold (MLS) $10,000 Dayton MLS
• 2015-06-13 Pending — Dayton MLS
• 2015-06-03 Listed $15,000 Dayton MLS
• 2009-09-15 Sold (MLS) $10,000 Cincy MLS
• 2009-04-20 Listed $15,900 Cincy MLS
• 2003-10-27 Sold (Public Records) $60,000 Public Records
• 2003-09-30 Sold (MLS) $60,000 Cincy MLS
• 2003-08-06 Listed $60,000 Cincy MLS
• 1993-03-12 Sold (Public Records) $12,500 Public Records

Property tax history

+0.0%/yr

Latest (2025): $1,000 · +0.5% YoY. Source: county tax records.