8771 Desoto Dr · Mount Healthy, OH 45231

$129,900

3 bd · 1.0 ba · 918 sqft · SingleFamily · 109 Days on market

Built 1955 Fair condition 6,752 sqft lot Est $174k · 25% under ↓ 16% since listing

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Why this score? — see what drove the B 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 +27.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +7.5/10.0
• Rent growth +4.2/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Single-story home with a low-maintenance exterior and covered carport offers comfortable living in a convenient layout. A spacious living room features neutral tones, soft carpeting, and multiple windows that provide natural light. The adjoining dining area flows easily into the kitchen, which includes wood cabinetry, laminate countertops, a double-basin sink, and black appliances. Three well-proportioned bedrooms offer ample closet space and overhead lighting. The full bathroom includes a tub and shower combination with vanity storage. Additional highlights include a dedicated laundry area, extended driveway for off-street parking, and a gently sloped front yard with mature trees.

Key facts

• Covered carport
• Laminate countertops
• Wood cabinetry

Tags

• LOW-MAINTENANCE EXTERIOR
• COVERED CARPORT
• SPACIOUS LIVING ROOM
• ADJOINING DINING AREA
• WOOD CABINETRY
• LAMINATE COUNTERTOPS

Property features AI

Finance

• Other: Residential zoning; City street access
• HOA & community: No HOA

Exterior

• Parking: Attached carport; Driveway parking
• Utilities: Public water; Public sewer; Natural gas service
• Home design: Traditional single-family home; One story; Built on a slab foundation
• Construction: Wood siding construction
• Exterior features: Shingle roof; Aluminum windows; Sloped lot; Less than 0.5 acre lot (about 0.155 acres)

Interior

• Kitchen: Kitchen with vinyl floor; Includes oven/range and refrigerator
• Bedrooms: Three bedrooms, all on the main level; Primary bedroom approximately 10 x 12; Second bedroom approximately 11 x 9; Third bedroom approximately 10 x 11
• Flooring: Wall-to-wall carpet in living and dining areas; Vinyl flooring in kitchen
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Gas heating; Gas water heating
• Interior features: Six total rooms; Wall-to-wall carpet in living room; Vinyl flooring in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $390 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 6.4% in Mount Healthy — 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 77/100 on livability (#189 in OH, #2,906 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, amenities F, employment D-.
• Mt Healthy City (suburban): math 12% / reading 24% proficiency, ranked #636 of 656 in OH (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+6.9%/yr); 79 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.9% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,209 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.25% ✓
• Cap rate: 9.89%
• Cash-on-cash: 12.85%
• DSCR: 1.57
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $173,502
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8734 Grenada Dr	0.21mi	3/1.0	918 (0%)	6mo	$155,000	$169	85
1315 Newport Dr	0.26mi	3/1.0	918 (0%)	5mo	$131,500	$143	84
8831 Daly Rd	0.32mi	3/1.0	918 (0%)	5mo	$199,000	$217	81
8681 Grenada Dr	0.32mi	3/1.0	918 (0%)	9mo	$150,000	$163	78
8579 Daly Rd	0.37mi	3/1.0	960 (+5%)	5mo	$149,000	$155	71
8628 Mockingbird Ln	0.63mi	3/1.0	930 (+1%)	2mo	$235,000	$253	66
8622 Mockingbird Ln	0.64mi	3/1.0	930 (+1%)	5mo	$120,210	$129	64
1436 Hill Ave	0.59mi	3/1.0	939 (+2%)	10mo	$198,000	$211	61
1052 Vacationland Dr	0.66mi	2/1.5 (-1)	914 (-0%)	4mo	$195,000	$213	58
7345 Hickman St	0.57mi	2/1.0 (-1)	875 (-5%)	8mo	$158,500	$181	54
1469 Hill Ave	0.60mi	2/1.0 (-1)	844 (-8%)	0mo	$159,900	$189	54
1151 Hempstead Dr	0.48mi	3/1.0	1,020 (+11%)	7mo	$205,000	$201	53

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 · 6.92% rent growth · sell at horizon

5-year hold

• IRR: 7.0%
• Equity multiple: 1.29×
• Total profit: $10,464
• Equity at exit: $19,369

10-year hold

• IRR: 19.6%
• Equity multiple: 2.95×
• Total profit: $70,877
• Equity at exit: $11,231

Cash invested: $36,372 (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 45231

• Rents YoY: 6.9%
• Active inventory: 79
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,629 high
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $390

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 71%

Sensitivity live

Price	-10% $479	-5% $434	+0% $390	+5% $345	+10% $300
Rent	-10% $261	-5% $325	+0% $390	+5% $454	+10% $518
Rate	-1.0pp $455	-0.5pp $423	base $390	+0.5pp $356	+1.0pp $322

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8565 Daly Rd Unit 8565 5 Cincinnati, OH	2.0	1.0	1100	$1,299	$1.18	24d	1	0.36mi
7701 Clovernook Ave Cincinnati, OH	1.0–2.0	1.0–1.5	787	$1,365	$1.73	24d	1	0.51mi
1667 Lakenoll Dr Mt Healthy, OH	1.0–2.0	1.0–1.5	817	$1,385	$1.69	4d	7	0.74mi
1837 W Galbraith Rd Cincinnati, OH	2.0	2.0	1087	$1,500	$1.38	24d	1	1.21mi
8240 Galbraith Point Ln Cincinnati, OH	2.0–3.0	1.5–2.5	1241	$2,249	$1.81	2d	7	1.32mi
777 W Galbraith Rd Cincinnati, OH	3.0	1.0	961	$1,700	$1.77	17d	1	1.49mi

Listing history 20 events

1. 2026-06-21
   days on market $129,900 Active 109 DOM
2. 2026-06-18
   days on market $129,900 Active 106 DOM
3. 2026-06-17
   status $129,900 Active 105 DOM
4. 2026-06-17
   days on market $129,900 Contingency Pending 105 DOM
5. 2026-06-16
   days on market $129,900 Contingency Pending 104 DOM
6. 2026-06-15
   days on market $129,900 Contingency Pending 103 DOM
7. 2026-06-13
   days on market $129,900 Contingency Pending 101 DOM
8. 2026-06-13
   days on market $129,900 Contingency Pending 100 DOM
9. 2026-06-09
   days on market $129,900 Contingency Pending 97 DOM
10. 2026-06-08
    days on market $129,900 Contingency Pending 96 DOM
11. 2026-06-07
    days on market $129,900 Contingency Pending 95 DOM
12. 2026-06-05
    days on market $129,900 Contingency Pending 92 DOM
13. 2026-06-03
    days on market $129,900 Contingency Pending 91 DOM
14. 2026-06-02
    days on market $129,900 Contingency Pending 90 DOM
15. 2026-06-01
    days on market $129,900 Contingency Pending 89 DOM
16. 2026-05-31
    days on market $129,900 Contingency Pending 88 DOM
17. 2026-05-19
    historical Contingency Pending
18. 2026-05-16
    price $129,900
19. 2026-05-08
    price $139,900
20. 2026-03-04
    listed $154,900 Active

ⓘ 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: $19,553
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,564
• − Management: −$1,564
• − Depreciation: −$3,779
• Taxable income: $2,771
• Est. tax owed @ 24.0%: −$665
• After-tax cash flow: $4,009/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.

Condition & rehab AI · 13 photos

Fair 50/100 Moderate rehab

A single-story home with average condition, requiring moderate repairs and maintenance to improve its resale and rental value.

Repairs flagged

• Major roof — visible wear from satellite image
• Major exterior siding — visible wear from satellite image
• Major HVAC/mechanicals — electrical panel visible

Value-add opportunities

• Both paint exterior — enhances curb appeal and value
• Both repair roof — improves structural integrity and appearance
• Both replace HVAC — increases comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · visible wear from satellite image	Major	$15,000–50,000
exterior siding · visible wear from satellite image	Major	$15,000–50,000
HVAC/mechanicals · electrical panel visible	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both paint exterior — enhances curb appeal and value ↑
• Both repair roof — improves structural integrity and appearance ↑
• Both replace HVAC — increases comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Mt Healthy City
• NCES district ID: 3904441
• Math proficiency: 12% ▼ -21.00%
• Reading proficiency: 24% ▼ -9.00%
• Median HH income: $42,699
• Composite: 15.51/100
• National rank: #9303
• State rank: #636 of 656 in OH

Livability — Mount Healthy

• Score: 77/100
• State rank: #189
• US rank: #2906

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Healthy, OH
• County: Hamilton County · 701,295 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 40,463
• Household income: $71,353
• Rent vs Own: 27.4% rent · 72.6% own
• Severe rent burden: 846.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 47% Black 40% Two or more races 8% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 1% Slovak 1% Iranian 1%
• Foreign-born: 5% · Canada, India
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -181.25%
• Current HPI: 228.2912
• Rent YoY: ▲ 6.92%
• 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

-16.1% since first listed

4 events — show timeline

• 2026-05-19 Contingent — Cincy MLS
• 2026-05-16 Price Changed $129,900 Cincy MLS
• 2026-05-08 Price Changed $139,900 Cincy MLS
• 2026-03-04 Listed $154,900 Cincy MLS