4844 Alert New London Rd · Ross, OH 45013

$264,900

5 bd · 3.0 ba · 4,000 sqft · MultiFamily public records · 203 Days on market

Built 1906 0.27 ac lot

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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
• Schools +6.4/10.0
• Rent growth +3.4/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

3 family, 2 story home. Good rental history. Trees trimmed in 2017. Roof 2018. Water heater in unit 1 (2017) unit 2 (2020). Fridge in unit 2 (2022). Stove in unit 1 (2023) Tenants would like to stay. Subject to tenant rights.

Key facts

• 0.27 acre lot
• Built 1906
• Listed 203 days

What this means for you Summary

Snapshot

• This is a 3 × 5-bed/3.0-bath units multifamily listed at $265k.

Deal economics

• At list price, monthly cash flow is $3k ($36k/yr) — positive. Per door: $998/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $265k).
• Recommended offer: $233k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#591 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Ross Local (rural): math 71% / reading 76% proficiency, ranked #95 of 656 in OH (top 14%) — strong family-tenant draw, lease renewals of 3-5y typical; only 20% free/reduced lunch — higher-income household profile.
• Zoned schools: Morgan Elementary School (math 87% / reading 77%, grade A+, #116 of 1,584 statewide, top 9%, 408 students, 19% FRL); Ross Middle School (math 65% / reading 75%, grade A, #136 of 654 statewide, top 22%, 726 students, 24% FRL); Ross High School (math 71% / reading 84%, grade A-, #52 of 781 statewide, top 7%, 933 students, 20% FRL) — zoned schools at 21% FRL track the district average.
• Market conditions: Rents rising (+3.7%/yr); 121 active listings in the ZIP; 1,163 units permitted in Butler County in 2024 (356 in 5+ unit buildings).
• At $6,020/mo this rent would consume 98% of the median local household income ($74k/yr) (locally 1047% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.7% rent growth), your $74k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 203 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y 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 $60k; list at $265k implies a 338% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $233,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 203 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1906 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 2.27% ✓
• Cap rate: 19.86%
• Cash-on-cash: 48.44%
• DSCR: 3.16
• GRM: 3.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.69% rent growth · sell at horizon

5-year hold

• IRR: 46.7%
• Equity multiple: 3.05×
• Total profit: $152,029
• Equity at exit: $39,497

10-year hold

• IRR: 52.8%
• Equity multiple: 6.33×
• Total profit: $395,645
• Equity at exit: $22,904

Cash invested: $74,172 (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 45013

• Rents YoY: 3.7%
• Active inventory: 121
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $6,020 medium
• Mortgage (P&I): −$1,389
• Tax from tax record: −$262 /mo · $3,146/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,264
• Net cashflow: $2,994

Break-even live

Break-even rent $2,230

Max offer price $264,900

Occupancy floor 45%

Sensitivity live

Price	-10% $3,144	-5% $3,069	+0% $2,994	+5% $2,919	+10% $2,844
Rent	-10% $2,519	-5% $2,756	+0% $2,994	+5% $3,232	+10% $3,470
Rate	-1.0pp $3,128	-0.5pp $3,061	base $2,994	+0.5pp $2,925	+1.0pp $2,856

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	5	3	$6,021
Total (3 units)			$6,020

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   days on market $264,900 Active 203 DOM
2. 2026-06-21
   days on market $264,900 Active 202 DOM
3. 2026-06-18
   days on market $264,900 Active 199 DOM
4. 2026-06-17
   days on market $264,900 Active 198 DOM
5. 2026-06-16
   days on market $264,900 Active 197 DOM
6. 2026-06-15
   days on market $264,900 Active 196 DOM
7. 2026-06-13
   days on market $264,900 Active 194 DOM
8. 2026-06-09
   days on market $264,900 Active 190 DOM
9. 2026-06-08
   days on market $264,900 Active 189 DOM
10. 2026-06-07
    days on market $264,900 Active 188 DOM
11. 2026-06-05
    days on market $264,900 Active 185 DOM
12. 2026-06-03
    days on market $264,900 Active 184 DOM
13. 2026-06-02
    days on market $264,900 Active 183 DOM
14. 2026-06-01
    days on market $264,900 Active 182 DOM
15. 2026-05-31
    days on market $264,900 Active 181 DOM
16. 2025-12-01
    listed $264,900 Active 225-char remark

    Show marketing remark (225 chars)

    3 family, 2 story home. Good rental history. Trees trimmed in 2017. Roof 2018. Water heater in unit 1 (2017) unit 2 (2020). Fridge in unit 2 (2022). Stove in unit 1 (2023) Tenants would like to stay. Subject to tenant rights.

17. 2012-05-24
    soldstatus $60,500 94-char remark

    Show marketing remark (94 chars)

    This 3 family is fully rented and in great condition. Newer siding and enjoy the country view.

18. 2012-05-03
    soldstatus $60,500
19. 2011-07-19
    listed $76,900 94-char remark

    Show marketing remark (94 chars)

    This 3 family is fully rented and in great condition. Newer siding and enjoy the country view.

20. 1988-01-14
    soldstatus $28,600

ⓘ 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: $3,146 · $262/mo
• Projected year-2 tax: $3,639 · $303/mo
• Expected delta: +$493/yr (+$41/mo · 15.7%)

ⓘ 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 (unshaded) · 66% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $72,240
• − Mortgage interest: −$14,839
• − Property taxes: −$3,146
• − Insurance: −$1,324
• − Repairs & maintenance: −$5,779
• − Management: −$5,779
• − Depreciation: −$7,706
• Taxable income: $33,667
• Est. tax owed @ 24.0%: −$8,080
• After-tax cash flow: $27,849/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: Ross Local
• NCES district ID: 3904614
• Math proficiency: 71% ▼ -9.00%
• Reading proficiency: 76% ▼ -3.00%
• Median HH income: $70,035
• Composite: 64.17/100
• National rank: #567
• State rank: #95 of 656 in OH

Livability — Ross

• Score: 67/100
• State rank: #591
• US rank: #10127

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

• County: Butler County · 381,674 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 53,998
• Household income: $73,633
• Rent vs Own: 26.5% rent · 73.5% own
• Severe rent burden: 1047.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 4% Black 3%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -210.85%
• Current HPI: 237.0239
• Rent YoY: ▲ 3.69%
• 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

+826.2% since first listed

5 events — show timeline

• 2025-12-01 Listed $264,900 Cincy MLS
• 2012-05-24 Sold (MLS) $60,500 Cincy MLS
• 2012-05-03 Sold (Public Records) $60,500 Public Records
• 2011-07-19 Listed $76,900 Cincy MLS
• 1988-01-14 Sold (Public Records) $28,600 Public Records

Property tax history

+11.8%/yr

Latest (2025): $3,146 · +0.7% YoY. Source: county tax records.