1082 Warvel Rd · Hamilton, OH 45013

$100,000

3 bd · 1.0 ba · 1,604 sqft · SingleFamily public records · 54 Days on market

Built 1918 5.02 ac lot

---

Why this score? — see what drove the F 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 +7.5/15.0
• Schools +6.4/10.0
• Cash flow +4.6/30.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

STARTING BID: $100,000. Land & Home Auction - February 28th, 2026, at 10:00 AM. Auction will be held live-offsite at Big Buls Roadhouse, 2461 Ross Millville Rd. , Hamilton, Ohio. Tract #4 consists of a well-maintained country home offering over 1,600 square feet of living space with 3 bedrooms and 1 bathroom, situated on 5.02 acres. The property includes a bank barn and several additional outbuildings, providing excellent utility for storage, hobby farming, or livestock. This home is selling as Tract #4 within a multi-tract land auction also offering additional acreage. An additional contiguous 160+ acres are selling at the same auction. Great location and perfect country setting! OPE

Key facts

• 5.02 acre lot
• 3 garage spots
• Built 1918

🔨 Auction listing. The $100,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $394,584 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 3.2% vs local median 5.1% in Hamilton — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 73/100 on livability (#332 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, amenities C-, employment D.
• 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: Elda Elementary School (math 81% / reading 69%, grade A, #266 of 1,584 statewide, top 17%, 375 students, 28% 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 24% FRL track the district average.
• Market conditions: Rents rising (+3.7%/yr); 121 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,163 units permitted in Butler County in 2024 (356 in 5+ unit buildings).
• This rent runs 30% of the median local income ($74k/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 $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $97,000 (3.0% 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. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 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: 0.47% ✗
• Cap rate: 3.24%
• Cash-on-cash: -10.92%
• DSCR: 0.51
• GRM: 17.6

CMA / ARV

• ARV (on-the-fly): $394,584
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1082 Warvel Rd	0.00mi	3/1.0	1,604 (0%)	0mo	$395,000	$246	100

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 · 3.69% rent growth · sell at horizon

5-year hold

• IRR: -35.6%
• Equity multiple: -0.15×
• Total profit: $-126,795
• Equity at exit: $58,834

10-year hold

• IRR: -44.6%
• Equity multiple: -0.70×
• Total profit: $-187,944
• Equity at exit: $34,116

Cash invested: $110,484 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,865 medium
• Mortgage (P&I): −$2,069
• Tax from tax record: −$245 /mo · $2,944/yr
• Insurance: −$164
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $-1,005

Break-even live

Break-even rent $3,138

Max offer price $216,975

Occupancy floor —

Sensitivity live

Price	-10% $-782	-5% $-894	+0% $-1,005	+5% $-1,117	+10% $-1,229
Rent	-10% $-1,153	-5% $-1,079	+0% $-1,005	+5% $-932	+10% $-858
Rate	-1.0pp $-807	-0.5pp $-905	base $-1,005	+0.5pp $-1,108	+1.0pp $-1,212

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: $98,646
• Closing costs: $11,838
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1024 Golfview Dr Hamilton, OH	4.0	2.5	1722	$2,025	$1.18	3d	1	1.14mi
794 Carriage Hill Ln Hamilton, OH	4.0	2.5	1646	$1,895	$1.15	3d	1	1.24mi

Listing history 3 events

1. 2026-04-03
   status Pending
2. 2026-02-08
   listed $100,000 Active
3. 2026-01-27
   historical $100,000

ⓘ 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: $2,944 · $245/mo
• Projected year-2 tax: $2,944 · $245/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°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: $22,384
• − Mortgage interest: −$22,103
• − Property taxes: −$2,944
• − Insurance: −$1,973
• − Repairs & maintenance: −$1,791
• − Management: −$1,791
• − Depreciation: −$11,479
• Taxable loss: −$19,696
• Est. tax savings @ 24.0%: +$4,727
• After-tax cash flow: $-7,338/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 — Hamilton

• Score: 73/100
• State rank: #332
• US rank: #5467

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Butler County · 381,674 people
• City population: 140,900
• 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

+0.0% since first listed

3 events — show timeline

• 2026-04-03 Pending — NORIS
• 2026-02-08 Listed $100,000 NORIS
• 2026-01-27 Coming Soon $100,000 NORIS

Property tax history

+18.5%/yr

Latest (2025): $2,944 · +18.5% YoY. Source: county tax records.