1499 Clovernoll Dr · North College Hill, OH 45231

$154,900

3 bd · 1.5 ba · 1,332 sqft · SingleFamily public records · 1 Days on market

Built 1950 6,752 sqft lot Est $188k · 18% under

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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 +21.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.7/10.0
• Rent growth +4.2/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious Cape Cod In Desirable Area. Breakfast Area Off Kitchen, Covered Porch,Lot Backs Into Woods.Property sold as is no repairs. Information provided believed to be accurate but Buyer rely on own inspection. FHA Mortgage 203B & 203K elig

Key facts

• Near schools
• Near dining
• Near shopping

Tags

• FUNCTIONAL FLOOR PLAN
• SPACIOUS LIVING AREAS
• DESIRABLE LOCATION
• NEAR SHOPPING
• NEAR DINING
• NEAR SCHOOLS

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Attached garage (1 car); Driveway parking
• Utilities: Public water; Public sewer; Natural gas
• Home design: Traditional single-family home; One-story
• Construction: Brick construction; Block foundation
• Exterior features: Front porch; Vinyl windows; Shingle roof

Interior

• Kitchen: Kitchen (14 x 8); Dining room (10 x 12) adjacent to kitchen; Living room / great room (18 x 12)
• Bedrooms: 3 bedrooms, all on the main level
• Bathrooms: One full bathroom on the main level; One partial bathroom on the main level
• Heating & cooling: Gas heating; Central air conditioning; Gas water heater
• Interior features: 7 total rooms; Full unfinished basement; Brick fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Cap rate 8.0% vs local median 6.5% in North College Hill — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 74/100 on livability (#288 in OH, #4,745 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, schools D+, amenities D.
• North College Hill City (suburban): math 13% / reading 22% proficiency, ranked #637 of 656 in OH (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+6.9%/yr); 85 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.9% rent growth), your $43k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 25y 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 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $154,900

Questions for the listing agent

1. Built in 1950 — 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 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?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.07% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.26%
• DSCR: 1.28
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $187,812
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7929 Cherrywood Ct	0.49mi	3/2.0	1,244 (-7%)	1mo	$191,000	$154	63
1280 Brushwood Ave	0.59mi	3/1.0	1,277 (-4%)	2mo	$210,000	$164	62
1458 Van Fleet Ave	0.58mi	4/1.0 (+1)	1,295 (-3%)	1mo	$192,000	$148	60
1708 De Armand Ave	0.55mi	2/1.0 (-1)	1,415 (+6%)	2mo	$222,500	$157	56
1536 St Clair Ave	0.48mi	3/2.0	1,504 (+13%)	1mo	$162,000	$108	53
6916 Noble Ave	0.74mi	2/2.5 (-1)	1,366 (+3%)	2mo	$180,000	$132	51
1481 St Clair Ave	0.44mi	3/1.0	1,136 (-15%)	3mo	$160,000	$141	51
7866 Bitteroot Ln	0.75mi	2/1.0 (-1)	1,376 (+3%)	2mo	$130,000	$94	51
6537 Meis Ave	0.60mi	2/1.5 (-1)	1,469 (+10%)	0mo	$205,000	$140	50
1309 Aldrich Ave	0.65mi	3/1.5	1,169 (-12%)	1mo	$195,000	$167	49
1297 Landis Ln	0.60mi	2/1.0 (-1)	1,518 (+14%)	2mo	$130,000	$86	40
6822 Betts Ave	0.71mi	2/1.0 (-1)	1,182 (-11%)	2mo	$128,000	$108	40

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 · 6.92% rent growth · sell at horizon

5-year hold

• IRR: -2.3%
• Equity multiple: 0.91×
• Total profit: $-3,842
• Equity at exit: $23,096

10-year hold

• IRR: 11.4%
• Equity multiple: 2.05×
• Total profit: $45,698
• Equity at exit: $13,393

Cash invested: $43,372 (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 45231

• Rents YoY: 6.9%
• Active inventory: 85
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,664 high
• Mortgage (P&I): −$812
• Tax from tax record: −$212 /mo · $2,541/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $226

Break-even live

Break-even rent $1,378

Max offer price $154,900

Occupancy floor 81%

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1604 W Galbraith Rd Unit F North College Hill, OH	2.0	1.0	1250	$1,150	$0.92	14d	1	0.38mi
1740 Bising Ave North College Hill, OH	3.0	2.0	1235	$1,697	$1.37	1d	6	0.38mi
1667 Lakenoll Dr Mt Healthy, OH	1.0–2.0	1.0–1.5	817	$1,385	$1.69	3d	7	0.53mi
7032 La Boiteaux Ave Cincinnati, OH	4.0	1.0	1200	$1,800	$1.50	23d	1	0.61mi
1837 W Galbraith Rd Cincinnati, OH	2.0	2.0	1087	$1,500	$1.38	23d	1	0.68mi
6834 Betts Ave Cincinnati, OH	4.0	1.5	1426	$1,695	$1.19	23d	1	0.72mi
1522 Kinney Ave Cincinnati, OH	3.0	1.0	1282	$1,095	$0.85	23d	1	0.72mi
1522 Kinney Ave Cincinnati, OH	3.0	1.0	1282	$1,695	$1.32	17d	1	0.72mi
8565 Daly Rd Unit 8565 5 Cincinnati, OH	2.0	1.0	1100	$1,299	$1.18	23d	1	0.73mi
1804 Waltham Ave Cincinnati, OH	2.0	1.0	1186	$1,425	$1.20	7d	1	0.82mi
7601 Hamilton Ave Unit 2-3 Cincinnati, OH	2.0	1.0	1250	$2,000	$1.60	23d	1	0.84mi
1834 Emerson Ave Cincinnati, OH	2.0	1.0	1187	$1,500	$1.26	23d	1	0.93mi
7701 Clovernook Ave Cincinnati, OH	1.0–2.0	1.0–1.5	787	$1,365	$1.73	23d	1	0.94mi
9029 Daly Rd Unit 8963 Cincinnati, OH	3.0	2.5	1315	$1,771	$1.35	21d	1	1.01mi
1104 Archland Dr Cincinnati, OH	3.0	2.0	1533	$2,036	$1.33	7d	1	1.06mi
1015 Thunderbird Ave Cincinnati, OH	3.0	1.5	1494	$2,146	$1.44	43d	1	1.14mi
6211 Hamilton Ave Cincinnati, OH	2.0	1.0–2.0	842	$1,968	$2.34	1d	17	1.23mi
1720 W North Bend Rd Cincinnati, OH	3.0	1.0	900	$1,400	$1.56	23d	1	1.27mi
8879 Zodiac Dr Cincinnati, OH	3.0	2.0	1040	$1,781	$1.71	23d	1	1.37mi

Listing history 2 events

1. 2026-06-19
   remarks 568-char remark
2. 2026-06-19
   listed $154,900 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: $2,541 · $212/mo
• Projected year-2 tax: $2,541 · $212/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate 7 d/yr ≥103°F today · 18 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: $19,971
• − Mortgage interest: −$8,677
• − Property taxes: −$2,541
• − Insurance: −$774
• − Repairs & maintenance: −$1,598
• − Management: −$1,598
• − Depreciation: −$4,506
• Taxable income: $276
• Est. tax owed @ 24.0%: −$66
• After-tax cash flow: $2,647/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: North College Hill City
• NCES district ID: 3904451
• Math proficiency: 13% ▼ -14.00%
• Reading proficiency: 22% ▼ -11.00%
• Median HH income: $40,355
• Composite: 14.89/100
• National rank: #9375
• State rank: #637 of 656 in OH

Livability — North College Hill

• Score: 74/100
• State rank: #288
• US rank: #4745

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North College Hill, OH
• County: Hamilton County · 701,295 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 40,463
• Household income: $71,353
• Rent vs Own: 27.4% rent · 72.6% own
• Severe rent burden: 846.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 47% Black 40% Two or more races 8% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 1% Slovak 1% Iranian 1%
• Foreign-born: 5% · Canada, India
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -181.25%
• Current HPI: 228.2912
• Rent YoY: ▲ 6.92%
• 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

+395.7% since first listed

10 events — show timeline

• 2026-06-18 Listed $154,900 Cincy MLS
• 2024-12-06 Sold (Public Records) $10,723,000 Public Records
• 2018-07-26 Sold (Public Records) $71,900 Public Records
• 2012-08-13 Sold (MLS) $33,000 Cincy MLS
• 2012-05-10 Listed $40,500 Cincy MLS
• 2002-02-08 Sold (Public Records) $88,500 Public Records
• 2001-11-24 Listing Removed — Cincy MLS
• 2001-05-23 Listed $100,000 Cincy MLS
• 1994-08-22 Sold (Public Records) $76,900 Public Records
• 1993-12-28 Sold (Public Records) $31,250 Public Records

Property tax history

+11.9%/yr

Latest (2025): $2,541 · +0.0% YoY. Source: county tax records.