171 Brookhaven Ave · Woodlawn, OH 45215

$214,900

3 bd · 1.0 ba · 1,950 sqft · SingleFamily public records · 7 Days on market

Built 1957 7,057 sqft lot Est $361k · 40% under

---

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 +19.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.1/10.0
• 1% rule +4.8/10.0
• Rent growth +4.5/5.0
• Livability +3.8/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very Nice 4 bedroom 2 full bath Brick Ranch located in the Village of Woodlawn. Hardwood flooring, fenced backyard, 1 car detached garage.

Key facts

• Mid-century design
• Single-story layout
• Hardwood flooring

Tags

• MID-CENTURY DESIGN
• SINGLE-STORY LAYOUT
• PARTIALLY FINISHED BASEMENT
• HARDWOOD FLOORING
• CENTRAL HEATING AND COOLING
• NATURAL GAS SYSTEM

Property features AI

Finance

• Other: Zoned residential
• Financial info: Lease not considered
• HOA & community: No homeowners association

Exterior

• Parking: Detached garage with 1 garage space
• Security: No security features listed
• Utilities: Public water; Public sewer; Natural gas service available
• Home design: Ranch-style single family home; One story
• Construction: Block foundation
• Exterior features: Shingle roof; Brick exterior; Windows with unspecified/other features

Interior

• Kitchen: Kitchen with additional/custom features
• Bedrooms: Three bedrooms, all on the main level; Primary bedroom on main level
• Flooring: No flooring details provided
• Bathrooms: One full bathroom on the main level; Primary bath described as other (not standard en-suite)
• Heating & cooling: Forced air heating; Central air conditioning; Gas water heating
• Interior features: Five total rooms; Full basement; Basement has additional finished/usable space (850 sq ft reported)
• Laundry & utility: No specific laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/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 $211k (2.0% below list).
• Recommended offer: $211k (2.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#238 in OH, #3,792 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools C-, crime F, amenities F.
• Princeton City (suburban): math 34% / reading 43% proficiency, ranked #542 of 656 in OH (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+8.0%/yr); 47 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• This rent runs 36% of the median local income ($69k/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 $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $60k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 24y 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 1957 — 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 $210,585 (2.0% below list)

Questions for the listing agent

1. Built in 1957 — 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. 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?
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: 0.98% ✗
• Cap rate: 7.62%
• Cash-on-cash: 4.73%
• DSCR: 1.21
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $360,750
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10110 Woodstock Dr	0.26mi	3/2.0	1,831 (-6%)	5mo	$241,000	$132	70
10166 Arnold Dr	0.20mi	3/2.5	2,080 (+7%)	10mo	$384,900	$185	65
150 Joliet Ave	0.13mi	3/2.0	1,820 (-7%)	21mo	$220,000	$121	61
340 Mayview Forest Dr	0.48mi	3/2.0	1,900 (-3%)	20mo	$386,000	$203	53
10184 Lochcrest Dr	0.71mi	4/2.5 (+1)	2,064 (+6%)	4mo	$395,000	$191	43
460 Whitestone Ct	0.71mi	4/2.5 (+1)	2,106 (+8%)	6mo	$383,000	$182	38

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.86×
• Total profit: $-8,593
• Equity at exit: $32,042

10-year hold

• IRR: 10.9%
• Equity multiple: 2.04×
• Total profit: $62,602
• Equity at exit: $18,581

Cash invested: $60,172 (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 45215

• Rents YoY: 8.0%
• Active inventory: 47
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,106 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$210 /mo · $2,520/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $237

Break-even live

Break-even rent $1,806

Max offer price $214,900

Occupancy floor 84%

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10637 Springfield Pike Cincinnati, OH	1.0–3.0	1.0–2.0	1042	$2,305	$2.21	2d	50	0.84mi
10562 Toulon Dr Cincinnati, OH	3.0	1.5	1390	$2,300	$1.65	4d	1	1.04mi
911 Prairie Ave Cincinnati, OH	4.0	1.0	1243	$1,995	$1.60	7d	1	1.14mi
552 Waycross Rd Cincinnati, OH	4.0	2.5	1764	$2,306	$1.31	10d	1	1.49mi

Listing history 7 events

1. 2026-06-18
   days on market $214,900 Active 7 DOM
2. 2026-06-17
   days on market $214,900 Active 6 DOM
3. 2026-06-16
   days on market $214,900 Active 5 DOM
4. 2026-06-15
   days on market $214,900 Active 4 DOM
5. 2026-06-13
   days on market $214,900 Active 2 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $214,900 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: $2,520 · $210/mo
• Projected year-2 tax: $2,936 · $245/mo
• Expected delta: +$416/yr (+$35/mo · 16.5%)

ⓘ 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 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 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,270
• − Mortgage interest: −$12,038
• − Property taxes: −$2,520
• − Insurance: −$1,074
• − Repairs & maintenance: −$2,022
• − Management: −$2,022
• − Depreciation: −$6,252
• Taxable loss: −$656
• Est. tax savings @ 24.0%: +$158
• After-tax cash flow: $3,003/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: Princeton City
• NCES district ID: 3904467
• Math proficiency: 34% ▼ -18.00%
• Reading proficiency: 43% ▼ -8.00%
• Median HH income: $53,182
• Composite: 33.52/100
• National rank: #5436
• State rank: #542 of 656 in OH

Livability — Woodlawn

• Score: 76/100
• State rank: #238
• US rank: #3792

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodlawn, OH
• County: Hamilton County · 701,295 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 30,586
• Household income: $69,372
• Rent vs Own: 44.3% rent · 55.7% own
• Severe rent burden: 1529.0

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 (63%)
• Race & ethnicity: White 63% Black 26% Two or more races 6% Hispanic / Latino 3% Asian 2%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% 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: ▼ -263.50%
• Current HPI: 217.3319
• Rent YoY: ▲ 8.02%
• 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

+616.3% since first listed

14 events — show timeline

• 2026-06-11 Listed $214,900 Cincy MLS
• 2022-07-29 Sold (Public Records) $490,000 Public Records
• 2013-03-15 Sold (MLS) $28,000 Cincy MLS
• 2012-10-09 Listing Removed — Cincy MLS
• 2012-10-08 Listed $33,300 Cincy MLS
• 2012-03-27 Listed $29,900 Cincy MLS
• 2003-11-14 Sold (Public Records) $98,000 Public Records
• 2003-09-01 Listing Removed — Cincy MLS
• 2003-04-03 Listed $98,000 Cincy MLS
• 2003-04-01 Listing Removed — Cincy MLS
• 2002-08-20 Listed $105,000 Cincy MLS
• 1993-10-01 Sold (Public Records) $59,900 Public Records
• 1991-05-13 Sold (Public Records) $59,000 Public Records
• 1991-04-02 Sold (Public Records) $30,000 Public Records

Property tax history

+14.2%/yr

Latest (2025): $2,520 · +10.7% YoY. Source: county tax records.