117 S Washington Blvd · Hamilton, OH 45013

$249,900

3 bd · 2.0 ba · 1,389 sqft · SingleFamily public records · 13 Days on market

Built 1948 9,548 sqft lot $180/sqft · 48% above area Est $338k · 26% under

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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).

• ARV discount +15.0/15.0
• Cash flow +8.9/30.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +3.4/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

All brick 3 bedroom 2 full bath ranch with attached garage and detached carport. Part finished full basement family room, hardwood flooring throughout, formal dining room, fireplace, updated vinyl windows, roof, HVAC and electric. Move-In Ready!!

Key facts

• Lovely deck
• Durable brick
• Bay windows

Tags

• DURABLE BRICK
• WELCOMING FRONT PORCH
• BAY WINDOWS
• DEDICATED LAUNDRY AREA
• LOVELY DECK
• OUTDOOR SPACE

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Attached 2-car garage; Detached garage available
• Utilities: Natural gas; Central air conditioning
• Home design: Single-story home; Brick construction
• Construction: Brick exterior
• Exterior features: Residential zoning; Lot recorded by assessor

Interior

• Kitchen: Main-level kitchen (10 x 13)
• Bedrooms: Bedroom on main level (10 x 10); Bedroom on main level (12 x 11); Additional bedroom/main level (14 x 13)
• Bathrooms: Two full bathrooms; One half bathroom; Two main-level bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Finished full basement; Basement media room (15 x 12); Basement utility room (15 x 10); Entry/foyer (7 x 5); Living room (16 x 13); Dining room (10 x 13)
• Laundry & utility: Basement utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-200 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (14.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (30.5% below list).
• Recommended offer: $174k (30.5% below list) — sets the bar for 1% rule.

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+; 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.
• Zoned schools: Ridgeway Elementary School (math 53% / reading 56%, grade C, #788 of 1,584 statewide, top 52%, 728 students, 0% FRL); Wilson Middle School (math 53% / reading 52%, grade C+, #378 of 654 statewide, top 59%, 655 students, 0% FRL); Hamilton High School (math 32% / reading 51%, grade F, #515 of 781 statewide, top 66%, 2,507 students, 0% FRL) — zoned schools average 0% FRL vs 63% district-wide (63 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.7%/yr); 121 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 20y 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.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $173,715 (30.5% 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. Built in 1948 — 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 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.70% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.44%
• DSCR: 0.85
• GRM: 12.0

CMA / ARV

• ARV (median comp): $337,645
• List price: $249,900
• Delta: -25.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
975 Harrison Ave	0.15mi	2/1.0 (-1)	1,386 (-0%)	1mo	$235,000	$170	83
24 N Washington Blvd	0.18mi	3/1.5	1,446 (+4%)	1mo	$244,000	$169	82
570 Harrison Ave	0.35mi	3/1.5	1,321 (-5%)	6mo	$220,000	$167	68
1084 Westview Ave	0.40mi	3/2.0	1,474 (+6%)	8mo	$240,000	$163	64
451 Millville Ave	0.45mi	3/1.0	1,458 (+5%)	4mo	$180,000	$123	63
1567 Sunset Dr	0.66mi	3/1.5	1,355 (-2%)	0mo	$249,900	$184	63
516 Harrison Ave	0.39mi	3/2.0	1,551 (+12%)	0mo	$240,000	$155	62
61 W Persimmon Dr	0.74mi	3/2.0	1,319 (-5%)	1mo	$260,000	$197	56
236 S Gersam Ave	0.24mi	4/2.5 (+1)	1,568 (+13%)	7mo	$215,000	$137	54
228 N Washington Blvd	0.63mi	3/2.0	1,540 (+11%)	1mo	$250,000	$162	51
163 Kensington Dr	0.68mi	3/1.5	1,485 (+7%)	7mo	$294,900	$199	48
828 Franklin St	0.73mi	3/2.0	1,521 (+10%)	9mo	$249,900	$164	43

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 · 3.69% rent growth · sell at horizon

5-year hold

• IRR: -21.4%
• Equity multiple: 0.26×
• Total profit: $-52,118
• Equity at exit: $37,261

10-year hold

• IRR: -13.7%
• Equity multiple: 0.18×
• Total profit: $-57,051
• Equity at exit: $21,607

Cash invested: $69,972 (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 45013

• Rents YoY: 3.7%
• Active inventory: 121
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,737 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$158 /mo · $1,899/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $-200

Break-even live

Break-even rent $1,991

Max offer price $214,483

Occupancy floor —

Sensitivity live

Price	-10% $-59	-5% $-130	+0% $-200	+5% $-271	+10% $-342
Rent	-10% $-338	-5% $-269	+0% $-200	+5% $-132	+10% $-63
Rate	-1.0pp $-75	-0.5pp $-137	base $-200	+0.5pp $-265	+1.0pp $-331

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
98 Timber Hill Dr Unit 1 Hamilton, OH	3.0	2.5	1650	$2,350	$1.42	9d	1	0.59mi
135 Timberhill Dr Hamilton, OH	1.0–2.0	1.0	957	$1,205	$1.26	3d	3	0.67mi
50 Curtis Dr Hamilton, OH	2.0–3.0	1.0–1.5	882	$1,150	$1.30	3d	2	0.80mi
884 Armistead Dr Hamilton, OH	3.0	1.0	1258	$1,600	$1.27	45d	1	0.94mi
417 Franklin St Hamilton, OH	3.0	1.0	1256	$1,150	$0.92	3d	1	1.02mi
157 Sherman Ave Hamilton, OH	4.0	2.0	1498	$2,100	$1.40	9d	1	1.08mi
37 Twinbrook Ct Hamilton, OH	3.0	1.0	925	$1,675	$1.81	45d	1	1.10mi
455 Rockford Dr Hamilton, OH	3.0	1.0	1064	$1,650	$1.55	21d	1	1.12mi
547 Rhea Ave Hamilton, OH	3.0	2.5	1412	$2,300	$1.63	45d	1	1.16mi
794 Carriage Hill Ln Hamilton, OH	4.0	2.5	1646	$1,895	$1.15	3d	1	1.17mi
432 Park Ave Hamilton, OH	3.0	1.0	1276	$1,300	$1.02	5d	1	1.17mi
1024 Golfview Dr Hamilton, OH	4.0	2.5	1722	$2,025	$1.18	3d	1	1.22mi
307 N E St Hamilton, OH	4.0	1.5	1466	$1,450	$0.99	45d	1	1.23mi
1151 NW Washington Blvd Hamilton, OH	2.0	1.5	1046	$1,200	$1.15	3d	1	1.29mi
901 Cleveland Ave Hamilton, OH	3.0	1.5	1133	$2,250	$1.99	3d	1	1.43mi
501 Prytania Ave Hamilton, OH	3.0	1.5	1874	$2,275	$1.21	3d	1	1.44mi

Listing history 23 events

1. 2026-05-15
   status Pending 1257-char remark
2. 2026-05-03
   historical ActiveUnderContract 1257-char remark
3. 2026-05-01
   listed $249,900 Active 1257-char remark
4. 2018-04-25
   soldstatus $148,000
5. 2018-04-19
   soldstatus $148,000 Sold 246-char remark

   Show marketing remark (246 chars)

   All brick 3 bedroom 2 full bath ranch with attached garage and detached carport. Part finished full basement family room, hardwood flooring throughout, formal dining room, fireplace, updated vinyl windows, roof, HVAC and electric. Move-In Ready!!

6. 2018-03-29
   historical Accept Backup Offers 246-char remark

   Show marketing remark (246 chars)

   All brick 3 bedroom 2 full bath ranch with attached garage and detached carport. Part finished full basement family room, hardwood flooring throughout, formal dining room, fireplace, updated vinyl windows, roof, HVAC and electric. Move-In Ready!!

7. 2018-02-26
   listed $149,900 Active 246-char remark

   Show marketing remark (246 chars)

   All brick 3 bedroom 2 full bath ranch with attached garage and detached carport. Part finished full basement family room, hardwood flooring throughout, formal dining room, fireplace, updated vinyl windows, roof, HVAC and electric. Move-In Ready!!

8. 2018-01-31
   historical
9. 2017-11-29
   price $149,900
10. 2017-11-06
    listed $154,900 Active
11. 2017-10-17
    soldstatus $100,000
12. 2017-10-16
    soldstatus $100,000 Sold
13. 2017-10-06
    historical Accept Backup Offers
14. 2017-10-03
    listed $119,900 Active
15. 2015-03-20
    soldstatus $105,000
16. 2015-03-18
    soldstatus $105,000 Sold
17. 2015-02-06
    historical
18. 2014-10-20
    listed $119,900
19. 2006-11-02
    historical
20. 2006-04-29
    listed $147,500
21. 1979-07-01
    soldstatus $59,200
22. 1979-07-01
    soldstatus $59,200
23. 1979-07-01
    soldstatus $59,200

ⓘ 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: $1,899 · $158/mo
• Projected year-2 tax: $2,898 · $242/mo
• Expected delta: +$1,000/yr (+$83/mo · 52.7%)

ⓘ 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 ≥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: $20,846
• − Mortgage interest: −$13,998
• − Property taxes: −$1,899
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,668
• − Management: −$1,668
• − Depreciation: −$7,270
• Taxable loss: −$6,906
• Est. tax savings @ 24.0%: +$1,657
• After-tax cash flow: $-749/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): 53,998
• Household income: $73,633
• Rent vs Own: 26.5% rent · 73.5% own
• Severe rent burden: 1047.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 4% Black 3%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -210.85%
• Current HPI: 237.0239
• Rent YoY: ▲ 3.69%
• 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

+318.9% since first listed

24 events — show timeline

• 2026-06-05 Sold (MLS) $248,000 Dayton MLS
• 2026-05-15 Pending — Dayton MLS
• 2026-05-03 Contingent — Dayton MLS
• 2026-05-01 Listed $249,900 Dayton MLS
• 2018-04-25 Sold (Public Records) $148,000 Public Records
• 2018-04-19 Sold (MLS) $148,000 Cincy MLS
• 2018-03-29 Contingent — Cincy MLS
• 2018-02-26 Listed $149,900 Cincy MLS
• 2018-01-31 Listing Removed — Cincy MLS
• 2017-11-29 Price Changed $149,900 Cincy MLS
• 2017-11-06 Listed $154,900 Cincy MLS
• 2017-10-17 Sold (Public Records) $100,000 Public Records
• 2017-10-16 Sold (MLS) $100,000 Cincy MLS
• 2017-10-06 Contingent — Cincy MLS
• 2017-10-03 Listed $119,900 Cincy MLS
• 2015-03-20 Sold (Public Records) $105,000 Public Records
• 2015-03-18 Sold (MLS) $105,000 Cincy MLS
• 2015-02-06 Listing Removed — Cincy MLS
• 2014-10-20 Listed $119,900 Cincy MLS
• 2006-11-02 Listing Removed — Cincy MLS
• 2006-04-29 Listed $147,500 Cincy MLS
• 1979-07-01 Sold (Public Records) $59,200 Public Records
• 1979-07-01 Sold (Public Records) $59,200 Public Records
• 1979-07-01 Sold (Public Records) $59,200 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,899 · -18.6% YoY. Source: county tax records.