210 Sekitan Ave · Addyston, OH 45001

$119,900

3 bd · 1.5 ba · 1,632 sqft · SingleFamily public records · 106 Days on market

Built 1890 5,271 sqft lot $73/sqft · 67% below area

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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 +28.3/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Schools +5.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great investment opportunity with strong potential! This two-story home features 3 bedrooms and 1.5 baths, situated on an elevated lot with scenic valley views. A large wooded backyard extending up the hillside offers privacy and outdoor potential. The property includes a covered front porch and rear deck. The functional interior layout is ready for updates and renovation. Recent updates include a newer AC, furnace, and hot water heater. Excellent opportunity for investors, flippers, or buyers looking to build equity. Conveniently located near local parks and the Ohio River Valley. Come check it out!

Key facts

• Covered front porch
• Wooded backyard
• Elevated lot

Tags

• ELEVATED LOT
• SCENIC VALLEY VIEWS
• WOODED BACKYARD
• COVERED FRONT PORCH
• REAR DECK
• FUNCTIONAL INTERIOR LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $383 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#556 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute A-; Watch: health & safety C-, crime D+, employment D+.
• Three Rivers Local (rural): math 58% / reading 61% proficiency, ranked #256 of 656 in OH (top 39%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 6 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• This rent runs 39% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $13k of equity ($829 loan paydown + $12k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y 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 $92k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $109,109 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D 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?
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 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: 1.21% ✓
• Cap rate: 10.12%
• Cash-on-cash: 13.68%
• DSCR: 1.61
• GRM: 6.9

CMA / ARV

• ARV (median comp): $364,064
• List price: $119,900
• Delta: -67.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3060 Barnbougle Dr	0.42mi	3/2.0	1,683 (+3%)	2mo	$414,603	$246	72
193 N Second St	0.28mi	3/2.0	1,480 (-9%)	1mo	$169,900	$115	68
7733 Carnoustie Ct	0.36mi	2/2.0 (-1)	1,501 (-8%)	2mo	$451,857	$301	61
3166 Citation Ln	0.73mi	3/2.0	1,581 (-3%)	7mo	$370,000	$234	53
2960 Affirmed Dr	0.34mi	3/2.5	1,809 (+11%)	13mo	$350,000	$193	51
3044 Barnbougle Dr	0.46mi	3/3.0	1,758 (+8%)	15mo	$465,000	$265	47
3092 Barnbougle Dr	0.42mi	2/2.0 (-1)	1,733 (+6%)	23mo	$420,900	$243	44
7854 Surreywood Dr	0.69mi	3/2.5	1,814 (+11%)	2mo	$391,000	$216	44
3041 Barnbougle Dr	0.48mi	2/2.0 (-1)	1,718 (+5%)	22mo	$416,925	$243	44
3024 Barnbougle Dr	0.50mi	2/2.0 (-1)	1,758 (+8%)	20mo	$409,000	$233	40
250 First St	0.59mi	3/2.5	1,395 (-14%)	19mo	$300,000	$215	28
3178 Citation Ln	0.74mi	4/3.0 (+1)	1,822 (+12%)	8mo	$445,000	$244	28

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.3%
• Equity multiple: 3.67×
• Total profit: $89,652
• Equity at exit: $108,015

10-year hold

• IRR: 29.6%
• Equity multiple: 8.29×
• Total profit: $244,808
• Equity at exit: $232,939

Cash invested: $33,572 (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 45001

• Home prices YoY: 8.4%
• Active inventory: 6
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,450 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$84 /mo · $1,010/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $383

Break-even live

Break-even rent $966

Max offer price $119,900

Occupancy floor 69%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
362 Three Rivers Pkwy Addyston, OH	2.0	1.0	1076	$1,450	$1.35	10d	1	0.52mi

Listing history 28 events

1. 2026-06-18
   days on market $119,900 Active 106 DOM
2. 2026-06-17
   days on market $119,900 Active 105 DOM
3. 2026-06-16
   days on market $119,900 Active 104 DOM
4. 2026-06-15
   days on market $119,900 Active 103 DOM
5. 2026-06-13
   days on market $119,900 Active 101 DOM
6. 2026-06-12
   days on market $119,900 Active 100 DOM
7. 2026-06-09
   days on market $119,900 Active 97 DOM
8. 2026-06-08
   days on market $119,900 Active 96 DOM
9. 2026-06-08
   days on market $119,900 Active 95 DOM
10. 2026-06-04
    days on market $119,900 Active 91 DOM
11. 2026-06-02
    days on market $119,900 Active 90 DOM
12. 2026-06-01
    days on market $119,900 Active 89 DOM
13. 2026-05-31
    days on market $119,900 Active 88 DOM
14. 2026-04-01
    price $119,900 607-char remark

    Show marketing remark (607 chars)

    Great investment opportunity with strong potential! This two-story home features 3 bedrooms and 1.5 baths, situated on an elevated lot with scenic valley views. A large wooded backyard extending up the hillside offers privacy and outdoor potential. The property includes a covered front porch and rear deck. The functional interior layout is ready for updates and renovation. Recent updates include a newer AC, furnace, and hot water heater. Excellent opportunity for investors, flippers, or buyers looking to build equity. Conveniently located near local parks and the Ohio River Valley. Come check it out!

15. 2026-03-04
    listed $124,900 Active 607-char remark

    Show marketing remark (607 chars)

    Great investment opportunity with strong potential! This two-story home features 3 bedrooms and 1.5 baths, situated on an elevated lot with scenic valley views. A large wooded backyard extending up the hillside offers privacy and outdoor potential. The property includes a covered front porch and rear deck. The functional interior layout is ready for updates and renovation. Recent updates include a newer AC, furnace, and hot water heater. Excellent opportunity for investors, flippers, or buyers looking to build equity. Conveniently located near local parks and the Ohio River Valley. Come check it out!

16. 2026-02-26
    historical 468-char remark

    Show marketing remark (468 chars)

    Excellent investment opportunity featuring multiple outdoor spaces including a covered porch, semi-private back deck, and front balcony with river view, Large lot. Spacious bedrooms with walk-in closets and a full bath with skylight. Major mechanical update with a new furnace installed in 2021. Prime location steps from a community park, minutes to Fernbank Park, and just one block from public transportation. Situated within the Three Rivers Local School District.

17. 2026-01-30
    listed $155,000 Active 468-char remark

    Show marketing remark (468 chars)

    Excellent investment opportunity featuring multiple outdoor spaces including a covered porch, semi-private back deck, and front balcony with river view, Large lot. Spacious bedrooms with walk-in closets and a full bath with skylight. Major mechanical update with a new furnace installed in 2021. Prime location steps from a community park, minutes to Fernbank Park, and just one block from public transportation. Situated within the Three Rivers Local School District.

18. 2023-09-13
    price $92,000
19. 2023-05-31
    soldstatus $92,000
20. 2023-05-26
    soldstatus $92,000 Closed
21. 2023-04-20
    status Pending
22. 2023-04-20
    price $100,000
23. 2023-04-17
    status Active
24. 2023-04-09
    status Pending
25. 2023-04-07
    listed $100,000 Active
26. 2008-03-29
    historical
27. 2007-09-28
    listed $64,900
28. 1986-10-10
    soldstatus $15,000

ⓘ 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: $1,010 · $84/mo
• Projected year-2 tax: $1,440 · $120/mo
• Expected delta: +$430/yr (+$36/mo · 42.6%)

ⓘ 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 ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,400
• − Mortgage interest: −$6,716
• − Property taxes: −$1,010
• − Insurance: −$600
• − Repairs & maintenance: −$1,392
• − Management: −$1,392
• − Depreciation: −$3,488
• Taxable income: $2,802
• Est. tax owed @ 24.0%: −$673
• After-tax cash flow: $3,919/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: Three Rivers Local
• NCES district ID: 3904739
• Math proficiency: 58% ▼ -9.00%
• Reading proficiency: 61% ▼ -10.00%
• Median HH income: $72,973
• Composite: 52.85/100
• National rank: #1533
• State rank: #256 of 656 in OH

Livability — Addyston

• Score: 68/100
• State rank: #556
• US rank: #9484

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Addyston, OH
• County: Hamilton · 838,887 people
• City population: 863
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 863
• Household income: $44,861
• Rent vs Own: 60.0% rent · 40.0% own
• Severe rent burden: 9.5

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: Predominantly White (75%)
• Race & ethnicity: White 75% Black 17% Two or more races 8%
• Common ancestry: Iranian 2%
• Foreign-born: 0%

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: ▲ 23.26%
• Current HPI: 299.8042
• 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

+699.3% since first listed

15 events — show timeline

• 2026-04-01 Price Changed $119,900 Cincy MLS
• 2026-03-04 Listed $124,900 Cincy MLS
• 2026-02-26 Listing Removed — Cincy MLS
• 2026-01-30 Listed $155,000 Cincy MLS
• 2023-09-13 Price Changed $92,000 Cincy MLS
• 2023-05-31 Sold (Public Records) $92,000 Public Records
• 2023-05-26 Sold (MLS) $92,000 Cincy MLS
• 2023-04-20 Pending — Cincy MLS
• 2023-04-20 Price Changed $100,000 Cincy MLS
• 2023-04-17 Relisted — Cincy MLS
• 2023-04-09 Pending — Cincy MLS
• 2023-04-07 Listed $100,000 Cincy MLS
• 2008-03-29 Listing Removed — Cincy MLS
• 2007-09-28 Listed $64,900 Cincy MLS
• 1986-10-10 Sold (Public Records) $15,000 Public Records

Property tax history

+6.4%/yr

Latest (2025): $1,010 · +14.9% YoY. Source: county tax records.