385 Grant St · Harveysburg, OH 45032

$125,000

3 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 118 Days on market

Built 2000 8,738 sqft lot $93/sqft · 48% below area Est $238k · 48% under

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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 +20.6/30.0
• ARV discount +15.0/15.0
• Appreciation +8.5/10.0
• DSCR +6.5/10.0
• Schools +5.3/10.0
• 1% rule +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This quaint ranch home in Harveysburg next to Caesars Creek boast and open floor plan with cathedral ceilings and a counter bar in the kitchen. There are three bedrooms and two full baths, along with a laundry area off of the kitchen. The home has a nice side yard with an adorable shed.

Key facts

• Open floor plan
• Counter bar
• Cathedral ceilings

Tags

• OPEN FLOOR PLAN
• CATHEDRAL CEILINGS
• COUNTER BAR
• SIDE YARD
• ADORABLE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#723 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D-, amenities F, commute F.
• Clinton-Massie Local (rural): math 57% / reading 63% proficiency, ranked #257 of 656 in OH (top 39%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 1 active listings in the ZIP; 1,224 units permitted in Warren County in 2024 (474 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($864 loan paydown + $9k appreciation (7.0% local appreciation)).
• Warren County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (7.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $45k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $113,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.00% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.72%
• DSCR: 1.25
• GRM: 8.3

CMA / ARV

• ARV (median comp): $238,159
• List price: $125,000
• Delta: -47.51%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
385 Grant St	0.00mi	3/2.0	1,344 (0%)	0mo	$125,000	$93	100
380 Grant St	0.05mi	3/2.0	1,306 (-3%)	10mo	$241,000	$185	85
291 Main St	0.17mi	3/1.5	1,536 (+14%)	6mo	$230,000	$150	61
5341 Harveysburg Rd	0.48mi	3/2.0	1,494 (+11%)	13mo	$260,000	$174	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

7.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.3%
• Equity multiple: 2.56×
• Total profit: $54,546
• Equity at exit: $86,908

10-year hold

• IRR: 20.8%
• Equity multiple: 5.30×
• Total profit: $150,548
• Equity at exit: $165,345

Cash invested: $35,000 (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 45032

• Home prices YoY: 2.5%
• Active inventory: 1
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,252 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$114 /mo · $1,373/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $167

Break-even live

Break-even rent $1,040

Max offer price $125,000

Occupancy floor 82%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-05-12
   status Pending 287-char remark

   Show marketing remark (287 chars)

   This quaint ranch home in Harveysburg next to Caesars Creek boast and open floor plan with cathedral ceilings and a counter bar in the kitchen. There are three bedrooms and two full baths, along with a laundry area off of the kitchen. The home has a nice side yard with an adorable shed.

2. 2026-05-04
   price $125,000 287-char remark

   Show marketing remark (287 chars)

   This quaint ranch home in Harveysburg next to Caesars Creek boast and open floor plan with cathedral ceilings and a counter bar in the kitchen. There are three bedrooms and two full baths, along with a laundry area off of the kitchen. The home has a nice side yard with an adorable shed.

3. 2026-03-08
   price $149,500 287-char remark

   Show marketing remark (287 chars)

   This quaint ranch home in Harveysburg next to Caesars Creek boast and open floor plan with cathedral ceilings and a counter bar in the kitchen. There are three bedrooms and two full baths, along with a laundry area off of the kitchen. The home has a nice side yard with an adorable shed.

4. 2026-01-14
   listed $170,000 Active 287-char remark

   Show marketing remark (287 chars)

   This quaint ranch home in Harveysburg next to Caesars Creek boast and open floor plan with cathedral ceilings and a counter bar in the kitchen. There are three bedrooms and two full baths, along with a laundry area off of the kitchen. The home has a nice side yard with an adorable shed.

5. 2023-09-05
   price $157,000 355-char remark

   Show marketing remark (355 chars)

   Beautiful move in ready open floor plan ranch home. New dimensional roof 2011. New water heater 2020. New HVAC 2017. New five burner LG gas range. Energy efficient home with 2 x 6 exterior walls and cathedral ceilings. This adorable home has 1334 finished square footage and large storage shed with power and a nice level yard. Agent owned home.

6. 2023-09-01
   soldstatus $157,000
7. 2023-08-31
   soldstatus $157,000 Closed 355-char remark

   Show marketing remark (355 chars)

   Beautiful move in ready open floor plan ranch home. New dimensional roof 2011. New water heater 2020. New HVAC 2017. New five burner LG gas range. Energy efficient home with 2 x 6 exterior walls and cathedral ceilings. This adorable home has 1334 finished square footage and large storage shed with power and a nice level yard. Agent owned home.

8. 2023-07-24
   status Pending 355-char remark

   Show marketing remark (355 chars)

   Beautiful move in ready open floor plan ranch home. New dimensional roof 2011. New water heater 2020. New HVAC 2017. New five burner LG gas range. Energy efficient home with 2 x 6 exterior walls and cathedral ceilings. This adorable home has 1334 finished square footage and large storage shed with power and a nice level yard. Agent owned home.

9. 2023-07-23
   price $161,500 355-char remark

   Show marketing remark (355 chars)

   Beautiful move in ready open floor plan ranch home. New dimensional roof 2011. New water heater 2020. New HVAC 2017. New five burner LG gas range. Energy efficient home with 2 x 6 exterior walls and cathedral ceilings. This adorable home has 1334 finished square footage and large storage shed with power and a nice level yard. Agent owned home.

10. 2023-07-11
    price $161,500 355-char remark

    Show marketing remark (355 chars)

    Beautiful move in ready open floor plan ranch home. New dimensional roof 2011. New water heater 2020. New HVAC 2017. New five burner LG gas range. Energy efficient home with 2 x 6 exterior walls and cathedral ceilings. This adorable home has 1334 finished square footage and large storage shed with power and a nice level yard. Agent owned home.

11. 2023-06-15
    listed $163,900 Active 355-char remark

    Show marketing remark (355 chars)

    Beautiful move in ready open floor plan ranch home. New dimensional roof 2011. New water heater 2020. New HVAC 2017. New five burner LG gas range. Energy efficient home with 2 x 6 exterior walls and cathedral ceilings. This adorable home has 1334 finished square footage and large storage shed with power and a nice level yard. Agent owned home.

12. 2018-11-08
    soldstatus $80,000
13. 2018-10-31
    soldstatus $80,000 Closed
14. 2018-10-31
    soldstatus $80,000 Sold
15. 2018-10-31
    soldstatus $80,000 Sold
16. 2018-09-28
    historical Accept Backup Offers
17. 2018-09-28
    status Pending
18. 2018-09-21
    price $90,000
19. 2018-09-21
    price $90,000
20. 2018-08-21
    price $95,000
21. 2018-08-21
    price $95,000
22. 2018-07-23
    price $100,000
23. 2018-07-23
    price $100,000
24. 2018-07-03
    price $110,000
25. 2018-07-03
    price $110,000
26. 2018-06-15
    listed $116,000 Active
27. 2018-06-15
    listed $116,000 Active

ⓘ 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: $1,373 · $114/mo
• Projected year-2 tax: $1,661 · $138/mo
• Expected delta: +$289/yr (+$24/mo · 21.0%)

ⓘ 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 3/10 Moderate 7 d/yr ≥101°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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,022
• − Mortgage interest: −$7,002
• − Property taxes: −$1,373
• − Insurance: −$625
• − Repairs & maintenance: −$1,202
• − Management: −$1,202
• − Depreciation: −$3,636
• Taxable loss: −$17
• Est. tax savings @ 24.0%: +$4
• After-tax cash flow: $2,008/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: Clinton-Massie Local
• NCES district ID: 3904639
• Math proficiency: 57% ▼ -15.00%
• Reading proficiency: 63% ▼ -10.00%
• Median HH income: $67,062
• Composite: 52.69/100
• National rank: #1552
• State rank: #257 of 656 in OH

Livability — Harveysburg

• Score: 65/100
• State rank: #723
• US rank: #13160

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harveysburg, OH
• County: Warren · 227,646 people
• City population: 627
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 627
• Household income: $63,309
• Rent vs Own: 25.7% rent · 74.3% own
• Severe rent burden: 32.2

Population outlook (Warren County) Hauer SSP2

• Today (2025): 248,603 people
• By 2030: 259,345 · +4.3%
• By 2040: 277,666 · +11.7%
• By 2050: 289,599 · +16.5%
• By 2075: 311,681 · +25.4%
• By 2100: 302,738 · +21.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 4% Black 1%
• Common ancestry: Lithuanian 4% Slovak 2% Serbian 1%
• Foreign-born: 2%
• Languages at home: 96% English-only · Spanish 3% Other Indo-European 1%

Political lean MEDSL · Warren

• 2024 margin: Solid R (+31.5) · D 33.8% · R 65.3%
• 2008→2024 swing: +4.5pp toward D · 2008: -36.1pp · 2024: -31.5pp
• All cycles: 2024: R+31.5 2020: R+30.8 2016: R+37.6 2012: R+39.5 2008: R+36.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.04%
• Current HPI: 288.6827
• Rent YoY: —
• Metro: —
• 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

+7.8% since first listed

27 events — show timeline

• 2026-05-12 Pending — Dayton MLS
• 2026-05-04 Price Changed $125,000 Dayton MLS
• 2026-03-08 Price Changed $149,500 Dayton MLS
• 2026-01-14 Listed $170,000 Dayton MLS
• 2023-09-05 Price Changed $157,000 Cincy MLS
• 2023-09-01 Sold (Public Records) $157,000 Public Records
• 2023-08-31 Sold (MLS) $157,000 Cincy MLS
• 2023-07-24 Pending — Cincy MLS
• 2023-07-23 Price Changed $161,500 Cincy MLS
• 2023-07-11 Price Changed $161,500 Cincy MLS
• 2023-06-15 Listed $163,900 Cincy MLS
• 2018-11-08 Sold (Public Records) $80,000 Public Records
• 2018-10-31 Sold (MLS) $80,000 Cincy MLS
• 2018-10-31 Sold (MLS) $80,000 Dayton MLS
• 2018-10-31 Sold (MLS) $80,000 Dayton MLS
• 2018-09-28 Contingent — Cincy MLS
• 2018-09-28 Pending — Dayton MLS
• 2018-09-21 Price Changed $90,000 Dayton MLS
• 2018-09-21 Price Changed $90,000 Cincy MLS
• 2018-08-21 Price Changed $95,000 Dayton MLS
• 2018-08-21 Price Changed $95,000 Cincy MLS
• 2018-07-23 Price Changed $100,000 Dayton MLS
• 2018-07-23 Price Changed $100,000 Cincy MLS
• 2018-07-03 Price Changed $110,000 Dayton MLS
• 2018-07-03 Price Changed $110,000 Cincy MLS
• 2018-06-15 Listed $116,000 Cincy MLS
• 2018-06-15 Listed $116,000 Dayton MLS

Property tax history

+4.5%/yr

Latest (2025): $1,373 · -22.4% YoY. Source: county tax records.