1111 S River St · Franklin, OH 45005

$150,000

3 bd · 1.0 ba · 1,100 sqft · SingleFamily public records · 26 Days on market

Built 1936 Est $168k · 11% under

---

Why this score? — see what drove the D- 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 +12.4/15.0
• Cash flow +6.8/30.0
• Schools +4.9/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Check out this adorable corner lot house, with a full finished attic that makes up the 4th bedroom plus some flex space, detached garage and a cellar basement with a work shop room, perfect for a small family to really make it your own! Being sold as is, If interested please email mrs. [email protected]

Key facts

• Cellar basement
• Work shop room
• Full finished attic

Tags

• CORNER LOT
• FULL FINISHED ATTIC
• DETACHED GARAGE
• CELLAR BASEMENT
• WORK SHOP ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-232 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $109k (27.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $97k (35.2% below list).
• Recommended offer: $97k (35.2% below list) — sets the bar for 1% rule.
• Cap rate 4.4% vs local median 3.6% in Franklin — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 71/100 on livability (#396 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D+, amenities D-.
• Franklin City (suburban): math 55% / reading 60% proficiency, ranked #332 of 656 in OH (top 51%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.2%/yr); 144 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,224 units permitted in Warren County in 2024 (474 in 5+ unit buildings).
• This rent is only 15% of the median local income ($75k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Warren County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,248 (35.2% 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. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
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 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: 0.65% ✗
• Cap rate: 4.44%
• Cash-on-cash: -6.63%
• DSCR: 0.71
• GRM: 12.9

CMA / ARV

• ARV (on-the-fly): $168,300
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1200 S River St	0.02mi	2/1.0 (-1)	1,097 (-0%)	2mo	$45,000	$41	92
7189 Shaker Rd	0.49mi	3/1.0	1,142 (+4%)	2mo	$165,000	$144	69
1007 S River St	0.09mi	3/1.0	944 (-14%)	6mo	$153,600	$163	67
912 S Main St	0.22mi	2/1.0 (-1)	1,052 (-4%)	15mo	$91,000	$87	65
1007 Thirkield Ave	0.11mi	3/1.0	960 (-13%)	17mo	$147,000	$153	60
7293 Ellenridge Dr	0.54mi	3/2.0	1,120 (+2%)	10mo	$184,000	$164	59
821 Union Rd	0.44mi	2/1.0 (-1)	1,144 (+4%)	13mo	$170,000	$149	57
218 Roberts Ave	0.58mi	3/1.0	1,216 (+10%)	2mo	$88,000	$72	53
7282 Mentz Rd	0.42mi	3/1.0	972 (-12%)	15mo	$100,000	$103	49
631 S River St	0.48mi	4/2.0 (+1)	1,224 (+11%)	7mo	$195,000	$159	44
752 Tibbals Ln	0.37mi	4/1.5 (+1)	1,264 (+15%)	10mo	$203,900	$161	42
7215 Ellenridge Dr	0.58mi	3/2.0	960 (-13%)	16mo	$207,000	$216	35

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 · 4.2% rent growth · sell at horizon

5-year hold

• IRR: -26.5%
• Equity multiple: 0.10×
• Total profit: $-37,899
• Equity at exit: $22,365

10-year hold

• IRR: -20.4%
• Equity multiple: -0.12×
• Total profit: $-47,060
• Equity at exit: $12,969

Cash invested: $42,000 (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 45005

• Rents YoY: 4.2%
• Active inventory: 144
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $972 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$151 /mo · $1,813/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $-232

Break-even live

Break-even rent $1,266

Max offer price $109,024

Occupancy floor —

Sensitivity live

Price	-10% $-147	-5% $-190	+0% $-232	+5% $-274	+10% $-317
Rent	-10% $-309	-5% $-270	+0% $-232	+5% $-194	+10% $-155
Rate	-1.0pp $-156	-0.5pp $-194	base $-232	+0.5pp $-271	+1.0pp $-310

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
425 S Main St Franklin, OH	2.0	1.0	800	$800	$1.00	15d	1	0.67mi
219 Maxwell St Apt C Franklin, OH	2.0	1.0	760	$2,500	$3.29	2d	1	1.34mi
223 Maxwell St Unit B Franklin, OH	2.0	1.0	750	$825	$1.10	2d	1	1.36mi
223 Maxwell St Unit C Franklin, OH	2.0	1.0	750	$825	$1.10	44d	1	1.36mi

Listing history 14 events

1. 2026-06-21
   days on market $150,000 Active 26 DOM
2. 2026-06-18
   days on market $150,000 Active 23 DOM
3. 2026-06-17
   days on market $150,000 Active 22 DOM
4. 2026-06-16
   days on market $150,000 Active 21 DOM
5. 2026-06-15
   days on market $150,000 Active 20 DOM
6. 2026-06-13
   days on market $150,000 Active 18 DOM
7. 2026-06-09
   days on market $150,000 Active 14 DOM
8. 2026-06-08
   days on market $150,000 Active 13 DOM
9. 2026-06-07
   days on market $150,000 Active 12 DOM
10. 2026-06-03
    days on market $150,000 Active 8 DOM
11. 2026-06-02
    days on market $150,000 Active 7 DOM
12. 2026-06-01
    days on market $150,000 Active 6 DOM
13. 2026-05-31
    days on market $150,000 Active 5 DOM
14. 2026-05-26
    listed $150,000 Active

ⓘ 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: $1,813 · $151/mo
• Projected year-2 tax: $2,077 · $173/mo
• Expected delta: +$263/yr (+$22/mo · 14.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X · 51% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°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: $11,670
• − Mortgage interest: −$8,402
• − Property taxes: −$1,813
• − Insurance: −$750
• − Repairs & maintenance: −$934
• − Management: −$934
• − Depreciation: −$4,364
• Taxable loss: −$5,527
• Est. tax savings @ 24.0%: +$1,326
• After-tax cash flow: $-1,457/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: Franklin City
• NCES district ID: 3904400
• Math proficiency: 55% ▼ -8.00%
• Reading proficiency: 60% ▼ -5.00%
• Median HH income: $48,983
• Composite: 48.89/100
• National rank: #2081
• State rank: #332 of 656 in OH

Livability — Franklin

• Score: 71/100
• State rank: #396
• US rank: #6546

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Franklin, OH
• County: Warren County · 196,906 people
• City population: 32,251
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 32,251
• Household income: $75,399
• Rent vs Own: 25.4% rent · 74.6% own
• Severe rent burden: 811.0

Population outlook (Warren County) Hauer SSP2

• Today (2025): 248,603 people
• By 2030: 259,345 · +4.3%
• By 2040: 277,666 · +11.7%
• By 2050: 289,599 · +16.5%
• By 2075: 311,681 · +25.4%
• By 2100: 302,738 · +21.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 4% Hispanic / Latino 3% Asian 3%
• Common ancestry: Slovak 3% Italian 2% Romanian 2%
• Foreign-born: 3% · China, Canada
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% Chinese 1%

Political lean MEDSL · Warren

• 2024 margin: Solid R (+31.5) · D 33.8% · R 65.3%
• 2008→2024 swing: +4.5pp toward D · 2008: -36.1pp · 2024: -31.5pp
• All cycles: 2024: R+31.5 2020: R+30.8 2016: R+37.6 2012: R+39.5 2008: R+36.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -192.03%
• Current HPI: 235.1612
• Rent YoY: ▲ 4.20%
• 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

1 event — show timeline

• 2026-05-26 Listed $150,000 FSBO.com

Property tax history

+6.4%/yr

Latest (2025): $1,813 · +8.0% YoY. Source: county tax records.