4908 Chalet Dr · St. Bernard, OH 45217

$84,900

2 bd · 100.0 ba · 735 sqft · Condo · 19 Days on market

Fair condition

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Why this score? — see what drove the F 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 +7.5/15.0
• 1% rule +6.1/10.0
• Cash flow +5.9/30.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.0/5.0
• DSCR +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great location, 2-bdrm, 1-bath, freshly painted, newer floors, kitchen cabinets, countertops, stainless steel appliances, new closet systems. Balcony off of living room. HOA fees include snow removal, heat, water, sewer, trash, pool, clubhouse and parking. Grounds professionally managed. Close to everything!

Key facts

• Pool community
• First floor
• Listed 18 days

Tags

• FIRST FLOOR
• ASSIGNED PARKING SPACE
• POOL COMMUNITY

What this means for you Summary

Snapshot

• This is a 2-bed/100.0-bath condo listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-166 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($944 rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• St Bernard-Elmwood Place City (suburban): math 36% / reading 48% proficiency, ranked #529 of 656 in OH (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 31 active listings in the ZIP; 30 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 $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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 $46k; list at $85k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.
• 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 $83,626 (1.5% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.11% ✓
• Cap rate: 3.95%
• Cash-on-cash: -8.36%
• DSCR: 0.63
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -30.6%
• Equity multiple: -0.01×
• Total profit: $-24,095
• Equity at exit: $12,659

10-year hold

• IRR: -31.2%
• Equity multiple: -0.42×
• Total profit: $-33,700
• Equity at exit: $7,341

Cash invested: $23,772 (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 45217

• Home prices YoY: -31.9%
• Active inventory: 31
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $944 high
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,274/yr
• Insurance: −$35
• HOA est. from 11 same-building comps: −$325
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $-166

Break-even live

Break-even rent $1,154

Max offer price $60,927

Occupancy floor —

Sensitivity live

Price	-10% $-107	-5% $-136	+0% $-166	+5% $-195	+10% $-224
Rent	-10% $-240	-5% $-203	+0% $-166	+5% $-128	+10% $-91
Rate	-1.0pp $-123	-0.5pp $-144	base $-166	+0.5pp $-188	+1.0pp $-210

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
931 Tennessee Ave Unit 6 Cincinnati, OH	1.0	1.0	600	$825	$1.38	18d	1	0.13mi
943 Tennessee Ave Unit 3 Cincinnati, OH	1.0	1.0	670	$850	$1.27	4d	1	0.14mi
1102 Egan Ct Unit 2 Cincinnati, OH	1.0	1.0	700	$775	$1.11	25d	1	0.20mi
4056 Reading Rd Unit 4056 3 Cincinnati, OH	1.0	1.0	475	$825	$1.74	25d	1	0.77mi
4056 Reading Rd Unit 4056 8 Cincinnati, OH	1.0	1.0	475	$750	$1.58	21d	1	0.77mi
4060 Reading Rd Unit 4060 2 Cincinnati, OH	1.0	1.0	475	$750	$1.58	21d	1	0.78mi
4060 Reading Rd Unit 4060 7 Cincinnati, OH	1.0	1.0	475	$750	$1.58	5d	1	0.78mi
4060 Reading Rd Unit 4060 5 Cincinnati, OH	1.0	1.0	475	$800	$1.68	5d	1	0.78mi
1607 Asmann Ave Cincinnati, OH	1.0–4.0	1.0–1.5	1069	$1,162	$1.09	13d	6	0.82mi
1613 Asmann Ave Unit 7 Cincinnati, OH	1.0	1.0	750	$900	$1.20	25d	1	0.83mi
1621 Asmann Ave Unit 19 Cincinnati, OH	1.0	1.0	600	$845	$1.41	25d	1	0.85mi
518 Clinton Springs Ave Unit 3 Cincinnati, OH	1.0	1.0	600	$850	$1.42	22d	1	0.93mi
783 N Fred Shuttlesworth Cir Unit 2 Cincinnati, OH	1.0	1.0	500	$800	$1.60	5d	1	0.94mi
1627 Anita Pl Unit 1 Cincinnati, OH	1.0	1.0	750	$850	$1.13	25d	1	0.96mi
4815 Reading Rd Unit 27 Cincinnati, OH	1.0	1.0	600	$1,295	$2.16	25d	1	0.97mi
638 Greenwood Ave Cincinnati, OH	1.0	1.0	700	$795	$1.14	25d	1	1.04mi
1911 Elm Ave Unit 2 Cincinnati, OH	2.0	1.0	688	$1,200	$1.74	9d	1	1.14mi
4237 Vine St Unit 2 Cincinnati, OH	1.0	1.0	724	$925	$1.28	25d	1	1.15mi
4237 Vine St Unit 3 Cincinnati, OH	1.0	1.0	710	$825	$1.16	25d	1	1.15mi
1005 Dana Ave Cincinnati, OH	1.0	1.0	525	$915	$1.74	4d	1	1.20mi
1005 Dana Ave Unit 15 Cincinnati, OH	1.0	1.0	525	$925	$1.76	25d	1	1.20mi
1005 Dana Ave Unit 18 Cincinnati, OH	1.0	1.0	525	$915	$1.74	12d	1	1.20mi
694 Gholson Ave Unit 8 Cincinnati, OH	1.0	1.0	635	$725	$1.14	25d	1	1.26mi
118 Glenridge Pl Unit D Cincinnati, OH	1.0	1.0	633	$795	$1.26	25d	1	1.32mi
5016 Newfield Ave Apt 2 Cincinnati, OH	1.0	1.0	750	$950	$1.27	25d	1	1.32mi
3872 Vine St Unit 3 Cincinnati, OH	1.0	1.0	700	$1,100	$1.57	5d	1	1.34mi
145 Glenridge Pl Unit D Cincinnati, OH	1.0	1.0	700	$825	$1.18	5d	1	1.36mi
6503 Hasler Ln Unit 2-6503 Hasler Elmwood Place, OH	2.0	1.0	750	$1,250	$1.67	25d	1	1.44mi
3566 Estes Pl Unit 3 Cincinnati, OH	1.0	1.0	743	$980	$1.32	25d	1	1.46mi
3566 Estes Pl Unit 3 Cincinnati, OH	1.0	1.0	743	$980	$1.32	15d	1	1.46mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: watersewertrashlandscapingsnow removalpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-06-21
   days on market $84,900 Active 19 DOM
2. 2026-06-18
   days on market $84,900 Active 16 DOM
3. 2026-06-17
   days on market $84,900 Active 15 DOM
4. 2026-06-16
   days on market $84,900 Active 14 DOM
5. 2026-06-15
   days on market $84,900 Active 13 DOM
6. 2026-06-13
   days on market $84,900 Active 11 DOM
7. 2026-06-09
   days on market $84,900 Active 7 DOM
8. 2026-06-08
   days on market $84,900 Active 6 DOM
9. 2026-06-07
   days on market $84,900 Active 5 DOM
10. 2026-06-05
    days on market $84,900 Active 2 DOM
11. 2026-06-02
    remarks 695-char remark
12. 2026-06-02
    listed $84,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 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: $11,332
• − Mortgage interest: −$4,756
• − Property taxes: −$1,274
• − Insurance: −$424
• − Repairs & maintenance: −$907
• − Management: −$907
• − HOA: −$3,900
• − Depreciation: −$2,470
• Taxable loss: −$3,304
• Est. tax savings @ 24.0%: +$793
• After-tax cash flow: $-1,195/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 · 1 photo

Fair 40/100 Cosmetic rehab

This move-in-ready 2-bedroom condo has average exterior and interior conditions, with minor repairs needed. Painting the exterior and trimming the landscaping would significantly enhance its curb appeal and rental value.

Repairs flagged

• Minor exterior paint — Slight discoloration on brick
• Minor landscaping — Some bushes could be trimmed

Value-add opportunities

• Resale paint exterior — Fresh paint enhances curb appeal
• Rental trim bushes — Well-maintained landscaping attracts tenants

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior paint · Slight discoloration on brick	Minor	$500–3,000
landscaping · Some bushes could be trimmed	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale paint exterior — Fresh paint enhances curb appeal ↑
• Rental trim bushes — Well-maintained landscaping attracts tenants ↑

ⓘ 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: St Bernard-Elmwood Place City
• NCES district ID: 3904471
• Math proficiency: 36% ▼ -11.00%
• Reading proficiency: 48% ▼ -9.00%
• Median HH income: $41,587
• Composite: 35.3/100
• National rank: #4966
• State rank: #529 of 656 in OH

Livability — St. Bernard

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Bernard, OH
• County: Hamilton County · 701,295 people
• City population: 5,437
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 6,454
• Household income: $62,200
• Rent vs Own: 40.0% rent · 60.0% own
• Severe rent burden: 388.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 28% Hispanic / Latino 4% Two or more races 3% Asian 1%
• Common ancestry: Iranian 2% Italian 1% Lithuanian 1%
• Foreign-born: 3%
• Languages at home: 96% English-only · Russian/Polish/Slavic 1% Spanish 1% Other Indo-European 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: ▼ -100.98%
• Current HPI: 215.4479
• 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

+88.7% since first listed

6 events — show timeline

• 2026-06-03 Listed $84,900 FSBO.com
• 2021-06-01 Sold (MLS) $46,500 Cincy MLS
• 2021-04-29 Contingent — Cincy MLS
• 2021-04-26 Listed $48,500 Cincy MLS
• 2010-05-12 Listing Removed — Dayton MLS
• 2009-11-12 Listed $45,000 Dayton MLS