306 Washington St · Hamilton, OH 45011

$164,900

3 bd · 1.0 ba · 1,876 sqft · SingleFamily public records · 6 Days on market

Built 1900 0.31 ac lot Est $150k · 10% over

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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 +27.9/30.0
• DSCR +9.9/10.0
• 1% rule +6.5/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +3.2/5.0
• ARV discount +3.1/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Traditional two-story home in Brown County featuring beautiful views of the Ohio River. Boasting 1,725 square feet of living space, this property includes 4 bedrooms, 1 full bathroom, and an additional basement shower. The main level offers a large living room, a dedicated formal dining room, and a walk-out kitchen featuring wood cabinetry. Architectural character is found throughout, including 9-foot ceilings, crown molding, and original woodwork. The upper level features a spacious third bedroom alongside a flexible loft space, ideal for an office, studio, or recreation room. Exterior amenities include an attached carport, two outbuildings for additional storage, a deck, and an above-grou

Key facts

• Walk-out kitchen
• Flexible loft space
• Wood cabinetry

Tags

• WALK-OUT KITCHEN
• WOOD CABINETRY
• ARCHITECTURAL CHARACTER
• CROWN MOLDING
• ORIGINAL WOODWORK
• FLEXIBLE LOFT SPACE

Property features AI

Finance

• Other: Lot approximately 0.3125 acres (about 83 x 165)
• HOA & community: No HOA

Exterior

• Parking: Attached carport; Driveway; 1 garage space
• Utilities: Public water; Public sewer; Electric water heater; Propane gas
• Home design: Traditional single-family home; One and one-half levels; Block foundation; Residential zoning
• Construction: Vinyl siding exterior; Block foundation; Shingle roof
• Exterior features: Deck; Porch; Double-hung vinyl windows; Shingle roof; Vinyl siding

Interior

• Kitchen: Vinyl flooring; Wood cabinets; Oven/Range; Refrigerator
• Bedrooms: 4 bedrooms total; Primary bedroom approximately 12 x 12 (on level 1); Bedroom 2 approximately 10 x 13 (on level 1); Bedroom 3 approximately 20 x 25 (on level 2); Bedroom 4 approximately 10 x 12 (on level 2)
• Flooring: Vinyl (kitchen)
• Bathrooms: 1 full bathroom on level 1
• Heating & cooling: Hot water heating; Central air conditioning; Propane gas
• Interior features: Fireplace; Built-ins; Attic storage; Ceiling fan; Partial unfinished basement
• Laundry & utility: Basement utility space

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $508 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 10.0% 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: Rents rising (+3.0%/yr); 196 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 18y 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 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $164,900

Questions for the listing agent

1. Built in 1900 — 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: 1.15% ✓
• Cap rate: 9.99%
• Cash-on-cash: 13.21%
• DSCR: 1.59
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $150,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
268 Hanover St	0.06mi	3/1.0	1,672 (-11%)	5mo	$133,500	$80	75
316 Washington St	0.02mi	3/1.5	1,648 (-12%)	8mo	$168,000	$102	70
1024 Hanover St	0.56mi	3/1.5	1,816 (-3%)	0mo	$127,400	$70	66
146 Chestnut St	0.20mi	3/2.0	1,744 (-7%)	10mo	$60,000	$34	66
325 S Eleventh St	0.60mi	3/2.0	1,876 (0%)	2mo	$131,716	$70	66
222 Chestnut St	0.14mi	4/2.0 (+1)	1,700 (-9%)	5mo	$85,000	$50	64
156 Washington St	0.18mi	3/1.0	1,736 (-8%)	18mo	$169,000	$97	64
603 Sycamore St	0.37mi	3/2.0	1,722 (-8%)	3mo	$165,900	$96	63
146 Hanover St	0.22mi	4/1.0 (+1)	1,699 (-9%)	10mo	$130,000	$77	61
21 N Seventh St	0.65mi	4/2.0 (+1)	1,934 (+3%)	7mo	$284,466	$147	49
504 Ludlow St	0.41mi	3/1.5	1,708 (-9%)	23mo	$190,000	$111	44
424 East Ave #1	0.55mi	4/2.0 (+1)	1,651 (-12%)	21mo	$112,000	$68	28

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: 3.1%
• Equity multiple: 1.12×
• Total profit: $5,491
• Equity at exit: $24,587

10-year hold

• IRR: 12.6%
• Equity multiple: 1.99×
• Total profit: $45,823
• Equity at exit: $14,258

Cash invested: $46,172 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,903 high
• Mortgage (P&I): −$865
• Tax from tax record: −$62 /mo · $739/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $508

Break-even live

Break-even rent $1,260

Max offer price $164,900

Occupancy floor 68%

Sensitivity live

Price	-10% $602	-5% $555	+0% $508	+5% $462	+10% $415
Rent	-10% $358	-5% $433	+0% $508	+5% $583	+10% $659
Rate	-1.0pp $591	-0.5pp $550	base $508	+0.5pp $465	+1.0pp $422

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
306 N 6th St Hamilton, OH	3.0	1.5	1776	$1,975	$1.11	44d	1	0.86mi
969 Harmon Ave Hamilton, OH	3.0	1.0	1350	$1,695	$1.26	44d	1	0.96mi
417 Franklin St Hamilton, OH	3.0	1.0	1256	$1,150	$0.92	2d	1	1.00mi
967 Shuler Ave Hamilton, OH	3.0	2.0	1466	$1,795	$1.22	44d	1	1.02mi
1025 Heaton St Hamilton, OH	2.0	1.0	1436	$1,025	$0.71	24d	1	1.07mi
10 Kirk Ave Hamilton, OH	4.0	2.0	1944	$2,000	$1.03	2d	1	1.12mi
432 Park Ave Hamilton, OH	3.0	1.0	1276	$1,300	$1.02	3d	1	1.13mi
794 Carriage Hill Ln Hamilton, OH	4.0	2.5	1646	$1,895	$1.15	2d	1	1.14mi
307 N E St Hamilton, OH	4.0	1.5	1466	$1,450	$0.99	44d	1	1.21mi
1024 Golfview Dr Hamilton, OH	4.0	2.5	1722	$2,025	$1.18	2d	1	1.22mi
501 Prytania Ave Hamilton, OH	3.0	1.5	1874	$2,275	$1.21	2d	1	1.28mi
157 Sherman Ave Hamilton, OH	4.0	2.0	1498	$2,100	$1.40	8d	1	1.35mi
401 Hyde Park Dr Hamilton, OH	3.0	2.0	1929	$1,750	$0.91	15d	1	1.44mi
547 Rhea Ave Hamilton, OH	3.0	2.5	1412	$2,300	$1.63	44d	1	1.45mi
1794 See Ave Hamilton, OH	3.0	1.0	1272	$1,800	$1.42	11d	1	1.46mi
121 Gordon Ave Hamilton, OH	4.0	2.0	1880	$1,975	$1.05	16d	1	1.49mi

Listing history 6 events

1. 2026-06-18
   days on market $164,900 Active 6 DOM
2. 2026-06-17
   days on market $164,900 Active 5 DOM
3. 2026-06-16
   days on market $164,900 Active 4 DOM
4. 2026-06-15
   days on market $164,900 Active 3 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $164,900 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: $739 · $62/mo
• Projected year-2 tax: $1,656 · $138/mo
• Expected delta: +$917/yr (+$76/mo · 123.9%)

ⓘ 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 ≥105°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: $22,835
• − Mortgage interest: −$9,237
• − Property taxes: −$739
• − Insurance: −$824
• − Repairs & maintenance: −$1,827
• − Management: −$1,827
• − Depreciation: −$4,797
• Taxable income: $3,583
• Est. tax owed @ 24.0%: −$860
• After-tax cash flow: $5,238/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

+1112.5% since first listed

12 events — show timeline

• 2026-06-12 Listed $164,900 Cincy MLS
• 2024-11-13 Sold (Public Records) $195,000 Public Records
• 2014-09-21 Listing Removed — Cincy MLS
• 2014-03-21 Listed $29,500 Cincy MLS
• 2010-07-15 Listing Removed — Cincy MLS
• 2010-01-15 Listed $45,900 Cincy MLS
• 2010-01-01 Listing Removed — Cincy MLS
• 2009-09-30 Listed $49,900 Cincy MLS
• 2009-02-15 Listing Removed — Cincy MLS
• 2008-11-13 Listed $59,900 Cincy MLS
• 1990-07-30 Sold (Public Records) $29,900 Public Records
• 1989-10-01 Sold (Public Records) $13,600 Public Records

Property tax history

+6.2%/yr

Latest (2025): $739 · +0.5% YoY. Source: county tax records.