209 W Withrow St · Oxford, OH 45056

$1

4 bd · 1.0 ba · 1,613 sqft · SingleFamily public records · 9 Days on market

Built 1904 5,144 sqft lot

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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
• Cash flow +7.2/30.0
• Schools +4.9/10.0
• Livability +4.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Oxford's Mile Square! Prime rental location! Great opportunity for investors to add to your portfolio. Auction at the house to take place on Sunday July 12th at 2:00pm. Rooms sizes are approx. Darling covered front porch. Beautiful tiled fireplace w/ wood surround mantle.

Key facts

• Covered front porch
• Tiled fireplace
• 5,144 sq ft lot

Tags

• COVERED FRONT PORCH
• TILED FIREPLACE

Property features AI

Finance

• Other: Property listed at auction
• HOA & community: No HOA

Exterior

• Parking: Detached oversized side garage (1 car); On-street parking available
• Utilities: Public water; Public sewer; Natural gas
• Home design: Victorian-style single family home; Two levels; Stone foundation
• Construction: Shingle roof; Construction materials: Other
• Exterior features: Covered deck/patio; Wood fencing

Interior

• Kitchen: Butler's pantry; Walkout kitchen; Kitchen approximately 10 x 10
• Bedrooms: Four bedrooms (all on second level); Primary bedroom approximately 12 x 10; Second and third bedrooms approximately 10 x 10; Fourth bedroom approximately 7 x 10
• Flooring: Wood floors in living room
• Bathrooms: One full bathroom on main level
• Heating & cooling: Forced air heating (gas); Gas water heater
• Interior features: Nine total rooms; Full basement with concrete floor; Handyman special
• Laundry & utility: Main-level laundry room (about 6 x 5)

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $283,888 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $-391 ($-5k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $1).
• Cap rate 4.6% vs local median 3.6% in Oxford — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 87/100 on livability (#30 in OH, #267 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment F.
• Talawanda City (rural): math 55% / reading 61% proficiency, ranked #323 of 656 in OH (top 49%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 66 active listings in the ZIP; 1,163 units permitted in Butler County in 2024 (356 in 5+ unit buildings).
• At $1,989/mo this rent would consume 48% of the median local household income ($49k/yr) (locally 1724% 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 $9k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 425832.0% of price; built in 1904 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1

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 1904 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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?
6. 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?
7. 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.
8. 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.
9. 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: 0.70% ✗
• Cap rate: 4.64%
• Cash-on-cash: -5.90%
• DSCR: 0.74
• GRM: 11.9

CMA / ARV

• ARV (on-the-fly): $283,888
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5170 Brown Rd	0.25mi	4/2.0	1,664 (+3%)	0mo	$385,000	$231	79
230 W Collins St	0.26mi	3/1.5 (-1)	1,554 (-4%)	1mo	$180,000	$116	74
112 S Elm St	0.25mi	3/1.0 (-1)	1,536 (-5%)	8mo	$180,250	$117	69
117 Marti Ct	0.36mi	3/2.0 (-1)	1,555 (-4%)	2mo	$270,000	$174	67
315 W Withrow St	0.09mi	3/1.0 (-1)	1,468 (-9%)	11mo	$260,000	$177	67
312 N Beech St	0.18mi	4/2.0	1,412 (-12%)	3mo	$355,000	$251	64
217 S Main St	0.39mi	4/1.5	1,408 (-13%)	1mo	$426,000	$303	58
335 N Locust St	0.21mi	3/2.0 (-1)	1,829 (+13%)	8mo	$150,000	$82	52
6171 Vereker Dr	0.67mi	3/2.0 (-1)	1,541 (-4%)	8mo	$240,000	$156	46
719 S College Ave	0.72mi	3/2.0 (-1)	1,492 (-8%)	0mo	$271,250	$182	44
100 Hilltop Rd	0.55mi	4/2.0	1,818 (+13%)	8mo	$320,000	$176	42
101 W Central Ave	0.70mi	3/2.0 (-1)	1,440 (-11%)	12mo	$235,000	$163	30

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -26.4%
• Equity multiple: 0.11×
• Total profit: $-70,864
• Equity at exit: $42,329

10-year hold

• IRR: -23.5%
• Equity multiple: -0.18×
• Total profit: $-93,637
• Equity at exit: $24,545

Cash invested: $79,489 (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 45056

• Home prices YoY: -29.6%
• Active inventory: 66

Monthly cashflow live

• Estimated rent: $1,989 medium
• Mortgage (P&I): −$1,489
• Tax est. 1.5%: −$355 /mo · $4,258/yr
• Insurance: −$118
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $-391

Break-even live

Break-even rent $2,483

Max offer price $227,336

Occupancy floor —

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: $70,972
• Closing costs: $8,517
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-18
   days on market $1 Active 9 DOM
2. 2026-06-17
   days on market $1 Active 8 DOM
3. 2026-06-16
   days on market $1 Active 7 DOM
4. 2026-06-15
   days on market $1 Active 6 DOM
5. 2026-06-13
   remarks 272-char remark
6. 2026-06-13
   days on market $1 Active 4 DOM
7. 2026-06-10
   remarks 250-char remark
8. 2026-06-10
   listed $1 Active 1 DOM

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,864
• − Mortgage interest: −$15,902
• − Property taxes: −$4,258
• − Insurance: −$1,419
• − Repairs & maintenance: −$1,909
• − Management: −$1,909
• − Depreciation: −$8,259
• Taxable loss: −$9,792
• Est. tax savings @ 24.0%: +$2,350
• After-tax cash flow: $-2,340/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: Talawanda City
• NCES district ID: 3904615
• Math proficiency: 55% ▼ -20.00%
• Reading proficiency: 61% ▼ -13.00%
• Median HH income: $47,696
• Composite: 49.18/100
• National rank: #2043
• State rank: #323 of 656 in OH

Livability — Oxford

• Score: 87/100
• State rank: #30
• US rank: #267

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oxford, OH
• County: Butler County · 381,674 people
• City population: 27,376
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 27,376
• Household income: $49,233
• Rent vs Own: 52.2% rent · 47.8% own
• Severe rent burden: 1724.0

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 (81%)
• Race & ethnicity: White 81% Asian 7% Two or more races 5% Black 4% Hispanic / Latino 3%
• Common ancestry: Italian 2% Romanian 2% Lithuanian 1%
• Foreign-born: 10% · China, Vietnam, Canada
• Languages at home: 90% English-only · Chinese 5% Spanish 2% Other Indo-European 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: ▼ -93.81%
• Current HPI: 223.1217
• Rent YoY: —
• 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

Property tax history

+5.5%/yr

Latest (2025): $2,885 · +19.0% YoY. Source: county tax records.