7235 Creekview Dr #12 · Taylor Creek, OH 45247

$122,000

2 bd · 1.5 ba · 880 sqft · Condo · 57 Days on market

Built 1984 $275/mo HOA · 16% of rent

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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 +25.2/30.0
• 1% rule +9.4/10.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent 2 bedroom condo! Living Room features wood-burning fireplace, and walkout to balcony. Master Bedroom offers walk-in closet, adjoining bath, & laundry. Enjoy the clubhouse & pool just in time for summer! Top floor unit. Pets allowed!

Key facts

• Ample cabinet space
• Functional layout
• Move in ready

Tags

• MOVE IN READY
• FUNCTIONAL LAYOUT
• SPACIOUS LIVING
• ABUNDANT NATURAL LIGHT
• AMPLE CABINET SPACE
• LOW MAINTENANCE LIVING

Property features AI

Finance

• Other: Zoned residential
• Financial info: Lease not considered
• HOA & community: HOA managed by Rentz Management; Monthly association fee of $275.50 paid by owner; HOA covers exterior maintenance, snow removal, trash, water, association dues, clubhouse, landscaping, pool, tennis, and professional management

Exterior

• Parking: Off-street parking
• Security: No specific security features listed
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Traditional style; One level unit; Unit entry level 3; Common hallway entry
• Construction: Brick construction; Slab foundation
• Exterior features: Balcony; Shingle roof; Vinyl insulated windows; Brick exterior

Interior

• Kitchen: Solid surface countertops; Vinyl flooring in kitchen; Wood cabinets; Includes dishwasher, oven/range, refrigerator
• Bedrooms: 2 bedrooms total; Primary bedroom approximately 15 x 12 (level 1); Second bedroom approximately 11 x 10 (level 1)
• Flooring: Vinyl flooring noted in kitchen
• Bathrooms: One full bathroom on level 1 (primary bathroom with shower); One half/partial bathroom on level 1
• Heating & cooling: Forced air heating; Central air conditioning; Electric water heating
• Interior features: Walkout living room; Fireplace with wood burning capability; Window treatments; Common hallway entry; Total of 4 rooms
• Laundry & utility: No separate laundry info provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $122k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $122k).
• Recommended offer: $118k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#794 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools D-, amenities F, commute F.
• Northwest Local (suburban): math 38% / reading 46% proficiency, ranked #508 of 656 in OH (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 50 active listings in the ZIP; solid renter incomes; 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 $843 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 26y 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 $70k; list at $122k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,340 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.44% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.62%
• DSCR: 1.43
• GRM: 5.8

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: -1.6%
• Equity multiple: 0.94×
• Total profit: $-2,130
• Equity at exit: $18,191

10-year hold

• IRR: 8.2%
• Equity multiple: 1.63×
• Total profit: $21,401
• Equity at exit: $10,548

Cash invested: $34,160 (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 45247

• Active inventory: 50
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,762 medium
• Mortgage (P&I): −$640
• Tax est. 1.5%: −$152 /mo · $1,830/yr
• Insurance: −$51
• HOA: −$275
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $274

Break-even live

Break-even rent $1,415

Max offer price $122,000

Occupancy floor 79%

Sensitivity live

Price	-10% $358	-5% $316	+0% $274	+5% $232	+10% $190
Rent	-10% $135	-5% $204	+0% $274	+5% $343	+10% $413
Rate	-1.0pp $335	-0.5pp $305	base $274	+0.5pp $242	+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: $30,500
• Closing costs: $3,660
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $275 · $3,300/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-21
   statusdays on market $122,000 Contingency Pending 57 DOM
2. 2026-06-18
   days on market $122,000 Active 55 DOM
3. 2026-06-17
   days on market $122,000 Active 54 DOM
4. 2026-06-16
   days on market $122,000 Active 53 DOM
5. 2026-06-15
   days on market $122,000 Active 52 DOM
6. 2026-06-13
   days on market $122,000 Active 50 DOM
7. 2026-06-12
   days on market $122,000 Active 49 DOM
8. 2026-06-09
   days on market $122,000 Active 46 DOM
9. 2026-06-08
   days on market $122,000 Active 45 DOM
10. 2026-06-08
    days on market $122,000 Active 44 DOM
11. 2026-06-07
    days on market $122,000 Active 43 DOM
12. 2026-06-04
    days on market $122,000 Active 40 DOM
13. 2026-06-02
    days on market $122,000 Active 39 DOM
14. 2026-06-01
    days on market $122,000 Active 38 DOM
15. 2026-05-31
    days on market $122,000 Active 37 DOM
16. 2026-04-24
    listed $122,000 Active
17. 2019-06-03
    soldstatus $70,000 Sold 250-char remark

    Show marketing remark (250 chars)

    Excellent 2 bedroom condo! Living Room features wood-burning fireplace, and walkout to balcony. Master Bedroom offers walk-in closet, adjoining bath, & laundry. Enjoy the clubhouse & pool just in time for summer! Top floor unit. Pets allowed!

18. 2019-04-30
    historical Accept Backup Offers 250-char remark

    Show marketing remark (250 chars)

    Excellent 2 bedroom condo! Living Room features wood-burning fireplace, and walkout to balcony. Master Bedroom offers walk-in closet, adjoining bath, & laundry. Enjoy the clubhouse & pool just in time for summer! Top floor unit. Pets allowed!

19. 2019-04-25
    listed $72,500 Active 250-char remark

    Show marketing remark (250 chars)

    Excellent 2 bedroom condo! Living Room features wood-burning fireplace, and walkout to balcony. Master Bedroom offers walk-in closet, adjoining bath, & laundry. Enjoy the clubhouse & pool just in time for summer! Top floor unit. Pets allowed!

20. 2011-09-07
    soldstatus $25,000 103-char remark

    Show marketing remark (103 chars)

    HUD owned property, case # 411-377758. Sold AS IS. 3rd floor unit #12. 2 bedroom, 1.5 baths, fireplace.

21. 2011-05-24
    listed $28,800 103-char remark

    Show marketing remark (103 chars)

    HUD owned property, case # 411-377758. Sold AS IS. 3rd floor unit #12. 2 bedroom, 1.5 baths, fireplace.

22. 2011-03-10
    historical
23. 2010-09-17
    listed $34,000
24. 2000-05-05
    soldstatus $63,300
25. 2000-02-10
    listed $62,900

ⓘ 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 6/10 Major FEMA zone X (shaded) · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 20 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,144
• − Mortgage interest: −$6,834
• − Property taxes: −$1,830
• − Insurance: −$610
• − Repairs & maintenance: −$1,692
• − Management: −$1,692
• − HOA: −$3,300
• − Depreciation: −$3,549
• Taxable income: $1,638
• Est. tax owed @ 24.0%: −$393
• After-tax cash flow: $2,893/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: Northwest Local
• NCES district ID: 3904736
• Math proficiency: 38% ▼ -18.00%
• Reading proficiency: 46% ▼ -10.00%
• Median HH income: $58,765
• Composite: 36.97/100
• National rank: #4528
• State rank: #508 of 656 in OH

Livability — Taylor Creek

• Score: 64/100
• State rank: #794
• US rank: #14500

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Taylor Creek, OH
• County: Hamilton · 838,887 people
• City population: 23,588
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 23,588
• Household income: $95,810
• Rent vs Own: 18.9% rent · 81.1% own
• Severe rent burden: 10.7

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 (87%)
• Race & ethnicity: White 87% Black 7% Two or more races 4%
• Common ancestry: Romanian 3% Lithuanian 2% Italian 2%
• Foreign-born: 3% · China
• Languages at home: 96% English-only · Arabic 1% Russian/Polish/Slavic 1% Spanish 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: ▼ -126.31%
• Current HPI: 204.334
• 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

+94.0% since first listed

10 events — show timeline

• 2026-04-24 Listed $122,000 Cincy MLS
• 2019-06-03 Sold (MLS) $70,000 Cincy MLS
• 2019-04-30 Contingent — Cincy MLS
• 2019-04-25 Listed $72,500 Cincy MLS
• 2011-09-07 Sold (MLS) $25,000 Cincy MLS
• 2011-05-24 Listed $28,800 Cincy MLS
• 2011-03-10 Listing Removed — Cincy MLS
• 2010-09-17 Listed $34,000 Cincy MLS
• 2000-05-05 Sold (MLS) $63,300 Cincy MLS
• 2000-02-10 Listed $62,900 Cincy MLS