1950 Williams St · Williamsdale, OH 45011

$59,900

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 162 Days on market

Built 1934 $57/sqft · 63% below area ↓ 20% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Incredible opportunity and tons of potential in this 3-bedroom ranch. The property sits on a large lot with a storage shed and parking on the street and in the rear. Newer vinyl windows and a covered deck located minutes from Spooky Nook. 1,056 sq ft. Bank owned foreclosure. Purchase agreements must be accompanied by a minimum earnest deposit equal to the greater of 2% of the gross sales price or $1,000. Property being sold as is.

Key facts

• Covered deck
• Newer vinyl windows
• Large lot

Tags

• LARGE LOT
• STORAGE SHED
• COVERED DECK
• NEWER VINYL WINDOWS
• MINUTES FROM SPOOKY NOOK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#485 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools D, amenities F, commute F.
• New Miami Local (suburban): math 19% / reading 39% proficiency, ranked #587 of 656 in OH (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.0%/yr); 196 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,163 units permitted in Butler County in 2024 (356 in 5+ unit buildings).
• This rent runs 32% of the median local income ($92k/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 $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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 $45k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1934 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1934 — 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 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 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: 4.07% ✓
• Cap rate: 35.98%
• Cash-on-cash: 106.02%
• DSCR: 5.72
• GRM: 2.0

CMA / ARV

• ARV (median comp): $161,425
• List price: $59,900
• Delta: -62.89%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1938 Fenton St	0.06mi	3/1.0	984 (-7%)	12mo	$175,000	$178	76
3717 Hamilton Trenton Rd	0.28mi	3/1.0	1,135 (+8%)	4mo	$216,000	$190	71
2152 Clark Ave	0.44mi	3/1.0	1,052 (-0%)	13mo	$184,000	$175	68
173 Fox Ave	0.24mi	2/1.0 (-1)	1,042 (-1%)	20mo	$140,000	$134	65
263 Whittaker Ave	0.51mi	3/1.0	974 (-8%)	3mo	$130,500	$134	61
2081 Caldwell St	0.24mi	3/1.0	936 (-11%)	16mo	$185,000	$198	57
2081 John St	0.29mi	3/1.0	975 (-8%)	20mo	$120,000	$123	57
3818 Trenton Rd	0.43mi	2/1.0 (-1)	1,008 (-4%)	13mo	$240,000	$238	56
2147 Clark St	0.42mi	2/2.0 (-1)	1,162 (+10%)	8mo	$225,000	$194	48
70 Augspurger Ave	0.70mi	3/1.5	948 (-10%)	8mo	$145,000	$153	42
116 Cain Ave	0.40mi	2/1.0 (-1)	912 (-14%)	18mo	$139,900	$153	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 · 2.95% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.04×
• Total profit: $84,604
• Equity at exit: $8,931

10-year hold

• IRR: —
• Equity multiple: 12.62×
• Total profit: $194,923
• Equity at exit: $5,179

Cash invested: $16,772 (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 45011

• Rents YoY: 3.0%
• Active inventory: 196
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $2,440 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$107 /mo · $1,285/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $1,482

Break-even live

Break-even rent $565

Max offer price $59,900

Occupancy floor 34%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
285 Whitaker Ave Hamilton, OH	2.0	1.0	790	$2,995	$3.79	1d	1	0.46mi
72 Brookhollow DR Hamilton, OH	1.0–2.0	1.0	726	$1,070	$1.47	10d	1	1.34mi

Listing history 21 events

1. 2026-06-18
   days on market $59,900 Active 162 DOM
2. 2026-06-17
   days on market $59,900 Active 161 DOM
3. 2026-06-16
   days on market $59,900 Active 160 DOM
4. 2026-06-15
   days on market $59,900 Active 159 DOM
5. 2026-06-13
   days on market $59,900 Active 157 DOM
6. 2026-06-09
   days on market $59,900 Active 153 DOM
7. 2026-06-08
   days on market $59,900 Active 152 DOM
8. 2026-06-07
   days on market $59,900 Active 151 DOM
9. 2026-06-05
   days on market $59,900 Active 148 DOM
10. 2026-06-03
    days on market $59,900 Active 147 DOM
11. 2026-06-02
    days on market $59,900 Active 146 DOM
12. 2026-06-01
    days on market $59,900 Active 145 DOM
13. 2026-05-31
    days on market $59,900 Active 144 DOM
14. 2026-05-18
    historical Contingency Pending 434-char remark

    Show marketing remark (434 chars)

    Incredible opportunity and tons of potential in this 3-bedroom ranch. The property sits on a large lot with a storage shed and parking on the street and in the rear. Newer vinyl windows and a covered deck located minutes from Spooky Nook. 1,056 sq ft. Bank owned foreclosure. Purchase agreements must be accompanied by a minimum earnest deposit equal to the greater of 2% of the gross sales price or $1,000. Property being sold as is.

15. 2026-05-12
    status Active 434-char remark

    Show marketing remark (434 chars)

    Incredible opportunity and tons of potential in this 3-bedroom ranch. The property sits on a large lot with a storage shed and parking on the street and in the rear. Newer vinyl windows and a covered deck located minutes from Spooky Nook. 1,056 sq ft. Bank owned foreclosure. Purchase agreements must be accompanied by a minimum earnest deposit equal to the greater of 2% of the gross sales price or $1,000. Property being sold as is.

16. 2026-03-14
    historical Contingency Pending 434-char remark

    Show marketing remark (434 chars)

    Incredible opportunity and tons of potential in this 3-bedroom ranch. The property sits on a large lot with a storage shed and parking on the street and in the rear. Newer vinyl windows and a covered deck located minutes from Spooky Nook. 1,056 sq ft. Bank owned foreclosure. Purchase agreements must be accompanied by a minimum earnest deposit equal to the greater of 2% of the gross sales price or $1,000. Property being sold as is.

17. 2026-01-07
    listed $59,900 Active 434-char remark

    Show marketing remark (434 chars)

    Incredible opportunity and tons of potential in this 3-bedroom ranch. The property sits on a large lot with a storage shed and parking on the street and in the rear. Newer vinyl windows and a covered deck located minutes from Spooky Nook. 1,056 sq ft. Bank owned foreclosure. Purchase agreements must be accompanied by a minimum earnest deposit equal to the greater of 2% of the gross sales price or $1,000. Property being sold as is.

18. 2024-11-08
    soldstatus $45,000
19. 2024-09-10
    historical 138-char remark

    Show marketing remark (138 chars)

    Attention investors and DIY enthusiasts! Multiple exit strategies: finish this remodel then either flip, rent or move in! Motivated Seller

20. 2024-09-07
    historical Contingency Pending 138-char remark

    Show marketing remark (138 chars)

    Attention investors and DIY enthusiasts! Multiple exit strategies: finish this remodel then either flip, rent or move in! Motivated Seller

21. 2024-08-28
    listed $74,900 Active 138-char remark

    Show marketing remark (138 chars)

    Attention investors and DIY enthusiasts! Multiple exit strategies: finish this remodel then either flip, rent or move in! Motivated Seller

ⓘ 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: $1,285 · $107/mo
• Projected year-2 tax: $1,285 · $107/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,286
• − Mortgage interest: −$3,355
• − Property taxes: −$1,285
• − Insurance: −$300
• − Repairs & maintenance: −$2,343
• − Management: −$2,343
• − Depreciation: −$1,743
• Taxable income: $17,917
• Est. tax owed @ 24.0%: −$4,300
• After-tax cash flow: $13,481/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: New Miami Local
• NCES district ID: 3904613
• Math proficiency: 19% ▼ -26.00%
• Reading proficiency: 39% ▼ -16.00%
• Median HH income: $40,962
• Composite: 24.43/100
• National rank: #7679
• State rank: #587 of 656 in OH

Livability — Williamsdale

• Score: 70/100
• State rank: #485
• US rank: #8092

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: Williamsdale, OH
• County: Butler County · 381,674 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 75,864
• Household income: $91,873
• Rent vs Own: 25.4% rent · 74.6% own
• Severe rent burden: 1795.0

Population outlook (Butler County) Hauer SSP2

• Today (2025): 387,706 people
• By 2030: 392,028 · +1.1%
• By 2040: 395,307 · +2.0%
• By 2050: 391,116 · +0.9%
• By 2075: 378,642 · -2.3%
• By 2100: 343,248 · -11.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 12% Black 11% Two or more races 9% Asian 4%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 2% Italian 2% Slovak 2%
• Foreign-born: 11% · Canada, Vietnam, China
• Languages at home: 86% English-only · Spanish 8% Other Indo-European 2% Vietnamese 1%

Political lean MEDSL · Butler

• 2024 margin: Strong R (+26.3) · D 36.4% · R 62.7%
• 2008→2024 swing: -3.6pp toward R · 2008: -22.6pp · 2024: -26.3pp
• All cycles: 2024: R+26.3 2020: R+24.0 2016: R+28.3 2012: R+26.2 2008: R+22.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -188.67%
• Current HPI: 259.7868
• Rent YoY: ▲ 2.95%
• 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

-20.0% since first listed

8 events — show timeline

• 2026-05-18 Contingent — Cincy MLS
• 2026-05-12 Relisted — Cincy MLS
• 2026-03-14 Contingent — Cincy MLS
• 2026-01-07 Listed $59,900 Cincy MLS
• 2024-11-08 Sold (Public Records) $45,000 Public Records
• 2024-09-10 Listing Removed — Cincy MLS
• 2024-09-07 Contingent — Cincy MLS
• 2024-08-28 Listed $74,900 Cincy MLS

Property tax history

+3.6%/yr

Latest (2025): $1,285 · -1.3% YoY. Source: county tax records.