779 Symmes Ave · Hamilton, OH 45015

$179,900

3 bd · 2.0 ba · 1,159 sqft · SingleFamily public records · 1 Days on market

Built 1949 1,511 ac lot Est $175k · at est.

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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 +16.7/30.0
• ARV discount +6.2/15.0
• DSCR +5.2/10.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New Water Heater 97-newly Remodeled Kitchen With Pantry, Built In Microwave And Dishwasher-updated Plumbing-new Roof Over 3 Car Garage

Key facts

• Ample outdoor space
• Full basement
• Generous backyard

Tags

• FULL BASEMENT
• GENEROUS BACKYARD
• AMPLE OUTDOOR SPACE

Property features AI

Finance

• Other: Zoned residential; Located on city street with paved road access; Directions: Take OH-4 to Symmes Ave; property on west side of Symmes Ave near local schools and shopping.
• HOA & community: No HOA; Lifestyle community: Other

Exterior

• Parking: Attached garage with 3 spaces
• Utilities: Public water; Public sewer; Natural gas
• Home design: Cape Cod style; Single-family home; Two levels; Entry level primary bedroom
• Construction: Shingle and wood siding; Slate roof; Poured foundation
• Exterior features: Corner lot; Patio; Porch; Wood and insulated windows

Interior

• Kitchen: Pantry; Eat-in kitchen; Walkout from kitchen; Wood cabinets; Oven/Range; Refrigerator
• Bedrooms: Three bedrooms total; Primary bedroom on level 1, approx. 12 x 14; Second bedroom on level 1, approx. 10 x 12; Third bedroom on level 2, approx. 12 x 14
• Flooring: Wall-to-wall carpet
• Bathrooms: Two full bathrooms; One full bath on level 1; One full bath on level 2
• Heating & cooling: Forced air heating (gas); Central air conditioning; Gas water heating
• Interior features: Wall-to-wall carpet in living area; Full unfinished basement; Ceiling fan; 220 Volt

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $112 ($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 $157k (12.7% below list).
• Recommended offer: $157k (12.7% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: 11 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,163 units permitted in Butler County in 2024 (356 in 5+ unit buildings).
• This rent runs 39% of the median local income ($48k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 29y 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 $104k; list at $180k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,132 (12.7% below list)

Questions for the listing agent

1. Built in 1949 — 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. 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?
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: 0.87% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.67%
• DSCR: 1.12
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $175,009
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1018 Minor Ave	0.36mi	3/2.0	1,104 (-5%)	2mo	$214,900	$195	74
890 Weller Ave	0.23mi	2/2.0 (-1)	1,240 (+7%)	0mo	$220,000	$177	72
348 Fairview Ave	0.32mi	3/1.0	1,263 (+9%)	2mo	$125,000	$99	65
2031 Benninghofen Ave	0.29mi	2/1.0 (-1)	1,080 (-7%)	2mo	$140,000	$130	64
1024 Corwin Ave	0.60mi	2/2.0 (-1)	1,132 (-2%)	0mo	$210,000	$186	63
639 Minor Ave	0.33mi	2/1.0 (-1)	1,240 (+7%)	2mo	$172,000	$139	62
340 Belle Ave	0.38mi	2/1.5 (-1)	1,246 (+8%)	3mo	$132,500	$106	60
928 Hooven Ave	0.37mi	2/1.5 (-1)	1,056 (-9%)	3mo	$175,000	$166	59
321 Laurel Ave	0.36mi	3/1.0	1,304 (+12%)	1mo	$195,000	$150	57
1518 Pleasant Ave	0.62mi	3/1.5	1,280 (+10%)	3mo	$88,000	$69	50
3300 Pleasant Ave	0.61mi	3/2.0	1,302 (+12%)	3mo	$275,000	$211	49
332 Chase Ave	0.62mi	2/1.0 (-1)	1,304 (+12%)	2mo	$197,500	$151	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.1%
• Equity multiple: 0.56×
• Total profit: $-22,065
• Equity at exit: $26,824

10-year hold

• IRR: -3.0%
• Equity multiple: 0.80×
• Total profit: $-10,218
• 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 45015

• Home prices YoY: -24.1%
• Active inventory: 11
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,571 high
• Mortgage (P&I): −$943
• Tax from tax record: −$111 /mo · $1,332/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $112

Break-even live

Break-even rent $1,430

Max offer price $179,900

Occupancy floor 88%

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 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1008 Fairview Ave Hamilton, OH	3.0	1.0	1080	$1,600	$1.48	2d	1	0.21mi
1005 Minor Ave Hamilton, OH	2.0	1.0	886	$1,495	$1.69	20d	1	0.37mi
1118 Bonacker Ave Unit 1116 Hamilton, OH	2.0	1.0	1000	$1,195	$1.20	44d	1	0.65mi
1794 See Ave Hamilton, OH	3.0	1.0	1272	$1,800	$1.42	10d	1	0.80mi
1310 Shuler Ave Unit 2 Hamilton, OH	2.0	1.0	976	$895	$0.92	24d	1	0.91mi
969 Harmon Ave Hamilton, OH	3.0	1.0	1350	$1,695	$1.26	44d	1	1.20mi
967 Shuler Ave Hamilton, OH	3.0	2.0	1466	$1,795	$1.22	44d	1	1.21mi

Listing history 2 events

1. 2026-06-19
   remarks 459-char remark
2. 2026-06-19
   listed $179,900 Active 1 DOM

ⓘ 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: $1,332 · $111/mo
• Projected year-2 tax: $2,069 · $172/mo
• Expected delta: +$737/yr (+$61/mo · 55.4%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 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: $18,856
• − Mortgage interest: −$10,077
• − Property taxes: −$1,332
• − Insurance: −$900
• − Repairs & maintenance: −$1,508
• − Management: −$1,508
• − Depreciation: −$5,233
• Taxable loss: −$1,703
• Est. tax savings @ 24.0%: +$409
• After-tax cash flow: $1,753/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): 11,038
• Household income: $48,312
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 407.0

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 (78%)
• Race & ethnicity: White 78% Two or more races 10% Hispanic / Latino 9% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 4% Cuban 1% Dominican 1%
• Common ancestry: Lithuanian 2% Italian 2% Greek 1%
• Foreign-born: 11% · Canada
• Languages at home: 88% English-only · Spanish 6% Arabic 3% French/Haitian/Cajun 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: ▼ -80.41%
• Current HPI: 253.3351
• Rent YoY: —
• 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

+463.9% since first listed

9 events — show timeline

• 2026-06-18 Listed $179,900 Cincy MLS
• 2022-11-21 Sold (Public Records) $104,100 Public Records
• 2022-10-04 Sold (Public Records) $90,000 Public Records
• 2014-03-29 Listing Removed — Cincy MLS
• 2013-11-13 Listed $59,900 Cincy MLS
• 1997-12-22 Sold (MLS) $69,000 Cincy MLS
• 1997-11-06 Sold (Public Records) $69,000 Public Records
• 1997-08-24 Listed $71,900 Cincy MLS
• 1985-01-15 Sold (Public Records) $31,900 Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,332 · +0.5% YoY. Source: county tax records.