532 N Sixth St · Hamilton, OH 45011

$175,000

3 bd · 1.0 ba · 1,576 sqft · SingleFamily public records · 14 Days on market

Built 1925 3,485 sqft lot Est $186k · 6% 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 +19.1/30.0
• ARV discount +10.2/15.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Handyman/Rehabber special. *New Roof!!* Would make a great rental or put a little more $ into it to make it owner occupied. Property will not go FHA or VA, probably will not go Conventional. Cash, Hard Money, or Private Lender offers preferred. Selling As-is. Go and Show, be careful of the flooring of the 3rd bedroom upstairs-Water damaged. No sign in yard. Owner/Agent

Key facts

• Fully renovated
• Fresh paint
• Newer roof

Tags

• FULLY RENOVATED
• NEWER ROOF
• ALL-NEW FLOORING
• FRESH PAINT
• CROWN MOLDING
• GORGEOUS KITCHEN

Property features AI

Finance

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

Exterior

• Parking: Off-street parking via driveway
• Utilities: Public water; Public sewer; Natural gas service
• Home design: Traditional single-family home; Two levels (two-story); Stone foundation; Shingle roof; Less than 0.5 acre lot (approx. 0.08 acres, 96 x 38)
• Construction: Vinyl siding
• Exterior features: Front porch; Metal fencing; Shed on property; Double-hung wood windows

Interior

• Kitchen: Vinyl and laminate flooring; Wood cabinets; Convection oven; Dishwasher; Electric cooktop; Microwave; Oven/Range; Refrigerator
• Bedrooms: 3 bedrooms total; Primary bedroom (13 x 12) on level 2; Bedroom 2 (13 x 15) on level 2; Bedroom 3 (11 x 13) on level 2
• Flooring: Laminate floors in living and dining areas; Vinyl and laminate floors in kitchen
• Bathrooms: Two full bathrooms; One half bathroom; Primary bathroom includes bidet; One full bath on level 2 and one full plus a partial bath on level 1
• Heating & cooling: Forced-air gas heating; Central air conditioning; Gas water heating
• Interior features: Crown molding; Multi-panel doors; Recessed lights; 6 total rooms; Partial unfinished basement with concrete floor
• Laundry & utility: Main-level laundry room (8 x 19)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 7.6% vs local median 4.6% 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); 196 active listings in the ZIP; 16 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 $5k of value loss. Plan a longer hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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 $55k; list at $175k implies a 218% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $175,000

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.01% ✓
• Cap rate: 7.57%
• Cash-on-cash: 4.55%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $185,968
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
327 N Eighth St	0.22mi	3/2.5	1,653 (+5%)	6mo	$228,000	$138	70
1022 Campbell Ave	0.52mi	3/1.5	1,524 (-3%)	0mo	$202,000	$133	68
842 Heaton St	0.25mi	3/1.5	1,400 (-11%)	4mo	$108,750	$78	64
308 N Ninth St	0.32mi	3/1.5	1,488 (-6%)	12mo	$175,000	$118	64
234 N Eleventh St	0.48mi	3/1.5	1,456 (-8%)	1mo	$105,000	$72	62
306 N Sixth St	0.23mi	2/1.5 (-1)	1,776 (+13%)	7mo	$145,000	$82	55
1019 Buckeye St	0.44mi	3/1.0	1,398 (-11%)	8mo	$112,900	$81	54
246 N D St	0.73mi	4/1.0 (+1)	1,536 (-2%)	12mo	$120,000	$78	47
117 Gordon Ave	0.68mi	3/2.5	1,440 (-9%)	1mo	$245,000	$170	47
924 Campbell Ave	0.47mi	3/2.5	1,802 (+14%)	3mo	$264,000	$147	45
603 Sycamore St	0.73mi	3/2.0	1,722 (+9%)	3mo	$165,900	$96	44
911 Campbell Ave	0.49mi	4/2.0 (+1)	1,800 (+14%)	6mo	$215,000	$119	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: -9.2%
• Equity multiple: 0.66×
• Total profit: $-16,587
• Equity at exit: $26,093

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $536
• Equity at exit: $15,131

Cash invested: $49,000 (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 45011

• Rents YoY: 3.0%
• Active inventory: 196
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,766 high
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $186

Break-even live

Break-even rent $1,531

Max offer price $175,000

Occupancy floor 84%

Sensitivity live

Price	-10% $307	-5% $246	+0% $186	+5% $125	+10% $65
Rent	-10% $46	-5% $116	+0% $186	+5% $256	+10% $325
Rate	-1.0pp $274	-0.5pp $230	base $186	+0.5pp $140	+1.0pp $94

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
906 Vine St Hamilton, OH	3.0	2.0	1152	$1,250	$1.09	19d	1	0.19mi
306 N 6th St Hamilton, OH	3.0	1.5	1776	$1,975	$1.11	44d	1	0.26mi
1025 Heaton St Hamilton, OH	2.0	1.0	1436	$1,025	$0.71	24d	1	0.43mi
121 Gordon Ave Hamilton, OH	4.0	2.0	1880	$1,975	$1.05	17d	1	0.65mi
829 Maple Ave Unit 3 Hamilton, OH	3.0	1.0	1097	$945	$0.86	44d	1	0.66mi
501 Prytania Ave Hamilton, OH	3.0	1.5	1874	$2,275	$1.21	2d	1	0.75mi
1719 Shirley Ave Hamilton, OH	3.0	1.0	1135	$1,525	$1.34	2d	1	0.90mi
307 N E St Hamilton, OH	4.0	1.5	1466	$1,450	$0.99	44d	1	0.90mi
432 Park Ave Hamilton, OH	3.0	1.0	1276	$1,300	$1.02	3d	1	0.93mi
10 Kirk Ave Hamilton, OH	4.0	2.0	1944	$2,000	$1.03	2d	1	1.04mi
901 Cleveland Ave Hamilton, OH	3.0	1.5	1133	$2,250	$1.99	2d	1	1.06mi
417 Franklin St Hamilton, OH	3.0	1.0	1256	$1,150	$0.92	2d	1	1.08mi
547 Rhea Ave Hamilton, OH	3.0	2.5	1412	$2,300	$1.63	44d	1	1.08mi
157 Sherman Ave Hamilton, OH	4.0	2.0	1498	$2,100	$1.40	8d	1	1.09mi
969 Harmon Ave Hamilton, OH	3.0	1.0	1350	$1,695	$1.26	44d	1	1.24mi
967 Shuler Ave Hamilton, OH	3.0	2.0	1466	$1,795	$1.22	44d	1	1.27mi

Listing history 10 events

1. 2026-06-18
   days on market $175,000 Active 14 DOM
2. 2026-06-17
   days on market $175,000 Active 13 DOM
3. 2026-06-16
   days on market $175,000 Active 12 DOM
4. 2026-06-15
   days on market $175,000 Active 11 DOM
5. 2026-06-13
   days on market $175,000 Active 9 DOM
6. 2026-06-13
   days on market $175,000 Active 8 DOM
7. 2026-06-09
   days on market $175,000 Active 5 DOM
8. 2026-06-08
   days on market $175,000 Active 4 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $175,000 Active 3 DOM

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

Taxation est. · year 1

• Rental income: $21,192
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,695
• − Management: −$1,695
• − Depreciation: −$5,091
• Taxable loss: −$592
• Est. tax savings @ 24.0%: +$142
• After-tax cash flow: $2,371/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

+845.9% since first listed

10 events — show timeline

• 2026-06-04 Listed $175,000 Cincy MLS
• 2024-09-18 Sold (Public Records) $55,000 Public Records
• 2024-09-16 Sold (MLS) $55,000 Cincy MLS
• 2024-09-12 Contingent — Cincy MLS
• 2024-08-30 Price Changed $65,000 Cincy MLS
• 2024-08-15 Price Changed $69,900 Cincy MLS
• 2024-08-15 Relisted — Cincy MLS
• 2024-07-31 Contingent — Cincy MLS
• 2024-07-17 Listed $74,900 Cincy MLS
• 1995-04-24 Sold (Public Records) $18,500 Public Records

Property tax history

-7.5%/yr

Latest (2025): $259 · +0.2% YoY. Source: county tax records.