6090 Werk Rd · Bridgetown, OH 45248

$285,000

3 bd · 2.5 ba · 1,650 sqft · SingleFamily public records · 5 Days on market

Built 1979 0.30 ac lot $173/sqft · 10% below area Est $317k · 10% under

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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 +12.1/15.0
• Cash flow +9.8/30.0
• Schools +6.0/10.0
• Livability +4.1/5.0
• DSCR +2.8/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well loved bi-level home situated on a spacious .3 acre lot in a well established neighborhood just 5 minute walk to Oak Hills High School. This 3 bedroom 2.5 bath offers over 1600 sq ft of living space, newer Roof and HVAC. The large fenced backyard offers a beautiful park-like setting with mature surroundings and plenty of open space to enjoy. The oversize deck overlooks the backyard and flows into a larger lower cement patio, making it an ideal space for entertaining, relaxing evenings, cookouts, or family gatherings. conveniently located just minutes from Western Hills Plaza, Veterans Park, Kuliga Park, Green Township Library, and Kroger. A great opportunity to own a spacious home in a highly desirable location.

Key facts

• Oversize deck
• Park-like setting
• Fenced backyard

Tags

• FENCED BACKYARD
• PARK-LIKE SETTING
• OVERSIZE DECK
• HIGHLY DESIRABLE LOCATION

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Built-in, side-entry 2-car garage
• Utilities: Public water; Public sewer; Natural gas; Electric water heater
• Home design: Traditional single-family home; Entry level includes lower-level foyer
• Construction: Shingle roof; Wood siding; Poured foundation; One fireplace (brick, wood)
• Exterior features: Privacy fencing; Insulated windows; Brick and wood elements at fireplace (interior detail noted)

Interior

• Kitchen: Pantry; Tile flooring; Walkout access; Wood cabinets
• Bedrooms: Three bedrooms total; Primary bedroom on upper level (13 x 11); Second bedroom on upper level (13 x 10); Third bedroom on upper level (12 x 9)
• Flooring: Tile in foyer and kitchen; Wall-to-wall carpet in parts of basement
• Bathrooms: Two full bathrooms (both on upper level); One half bathroom on lower level
• Heating & cooling: Heat pump and forced air heating (electric); Central air conditioning; Ceiling fans; SEER-rated 16+ cooling
• Interior features: Seven total rooms; Partial finished basement with concrete floor and carpeting; Fireplace in family room
• Laundry & utility: Lower-level laundry room (8 x 5)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-184 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (11.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (22.7% below list).
• Recommended offer: $220k (22.7% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.1% in Bridgetown — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 82/100 on livability (#78 in OH, #1,171 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities F.
• Oak Hills Local (suburban): math 68% / reading 70% proficiency, ranked #141 of 656 in OH (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Oakdale Elementary School (math 74% / reading 68%, grade A-, #371 of 1,584 statewide, top 24%, 730 students, 37% FRL); Bridgetown Middle School (math 71% / reading 77%, grade A, #94 of 654 statewide, top 15%, 648 students, 0% FRL); Oak Hills High School (math 8% / reading 69%, grade F, #557 of 781 statewide, top 72%, 2,325 students, 0% FRL).
• Market conditions: 101 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• This rent runs 32% of the median local income ($82k/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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 22y 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 $139k; list at $285k implies a 105% gain — meaningful room to come down on a strong offer.

Recommended offer $220,335 (22.7% 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 1979 — 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. 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?
5. 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.
6. 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.
7. 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: 0.77% ✗
• Cap rate: 5.52%
• Cash-on-cash: -2.77%
• DSCR: 0.88
• GRM: 10.8

CMA / ARV

• ARV (median comp): $317,319
• List price: $285,000
• Delta: -6.75%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6250 Elmhill Ct	0.28mi	3/2.5	1,702 (+3%)	1mo	$370,000	$217	81
6208 Kingoak Dr	0.30mi	3/2.0	1,600 (-3%)	1mo	$300,000	$188	78
6140 Sharlene Dr	0.30mi	4/2.5 (+1)	1,785 (+8%)	1mo	$325,000	$182	66
6331 Starridge Ct	0.52mi	3/2.5	1,774 (+8%)	4mo	$220,000	$124	60
2317 Beechcreek Ln	0.73mi	3/2.0	1,650 (0%)	8mo	$334,900	$203	58
5728 Windview Dr	0.68mi	3/2.5	1,745 (+6%)	7mo	$270,000	$155	53
5771 Brandtmanor Dr	0.60mi	3/1.5	1,578 (-4%)	9mo	$252,000	$160	53
6417 Visitation Dr	0.64mi	3/3.0	1,728 (+5%)	11mo	$395,000	$229	51
3300 Greenmount Dr	0.54mi	4/2.5 (+1)	1,768 (+7%)	11mo	$339,000	$192	49
3316 Moonridge Dr	0.75mi	3/2.5	1,517 (-8%)	5mo	$310,000	$204	47
5961 Lawrence Rd	0.52mi	3/1.5	1,412 (-14%)	2mo	$275,000	$195	46
5869 Weston Ct	0.67mi	3/2.0	1,424 (-14%)	1mo	$259,000	$182	43

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: -20.9%
• Equity multiple: 0.27×
• Total profit: $-57,904
• Equity at exit: $42,494

10-year hold

• IRR: -14.3%
• Equity multiple: 0.18×
• Total profit: $-65,500
• Equity at exit: $24,642

Cash invested: $79,800 (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 45248

• Active inventory: 101
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,203 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$311 /mo · $3,738/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $-184

Break-even live

Break-even rent $2,436

Max offer price $252,472

Occupancy floor —

Sensitivity live

Price	-10% $-23	-5% $-103	+0% $-184	+5% $-265	+10% $-345
Rent	-10% $-358	-5% $-271	+0% $-184	+5% $-97	+10% $-10
Rate	-1.0pp $-41	-0.5pp $-112	base $-184	+0.5pp $-258	+1.0pp $-333

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2964 Werkridge Dr Cincinnati, OH	3.0	3.0	1462	$2,300	$1.57	25d	1	0.40mi
2480 Sylmar Ct Cincinnati, OH	4.0	1.5	1876	$2,206	$1.18	16d	1	1.33mi
5694 Bridgetown Rd #16 Cincinnati, OH	2.0	2.0	1184	$1,795	$1.52	9d	1	1.36mi

Listing history 19 events

1. 2026-06-21
   days on market $285,000 Active 5 DOM
2. 2026-06-18
   days on market $285,000 Active 2 DOM
3. 2026-06-17
   pricedays on marketlisting id $285,000 Active 1 DOM
4. 2026-06-16
   days on market $295,900 Active 33 DOM

   Show marketing remark (727 chars)

   Well loved bi-level home situated on a spacious .3 acre lot in a well established neighborhood just 5 minute walk to Oak Hills High School. This 3 bedroom 2.5 bath offers over 1600 sq ft of living space, newer Roof and HVAC. The large fenced backyard offers a beautiful park-like setting with mature surroundings and plenty of open space to enjoy. The oversize deck overlooks the backyard and flows into a larger lower cement patio, making it an ideal space for entertaining, relaxing evenings, cookouts, or family gatherings. conveniently located just minutes from Western Hills Plaza, Veterans Park, Kuliga Park, Green Township Library, and Kroger. A great opportunity to own a spacious home in a highly desirable location.

5. 2026-06-15
   days on market $295,900 Active 32 DOM
6. 2026-06-13
   pricedays on market $295,900 Active 30 DOM
7. 2026-06-09
   days on market $299,900 Active 26 DOM
8. 2026-06-08
   days on market $299,900 Active 25 DOM
9. 2026-06-07
   days on market $299,900 Active 24 DOM
10. 2026-06-05
    days on market $299,900 Active 21 DOM
11. 2026-06-03
    days on market $299,900 Active 20 DOM
12. 2026-06-02
    pricedays on market $299,900 Active 19 DOM

    Show marketing remark (727 chars)

    Well loved bi-level home situated on a spacious .3 acre lot in a well established neighborhood just 5 minute walk to Oak Hills High School. This 3 bedroom 2.5 bath offers over 1600 sq ft of living space, newer Roof and HVAC. The large fenced backyard offers a beautiful park-like setting with mature surroundings and plenty of open space to enjoy. The oversize deck overlooks the backyard and flows into a larger lower cement patio, making it an ideal space for entertaining, relaxing evenings, cookouts, or family gatherings. conveniently located just minutes from Western Hills Plaza, Veterans Park, Kuliga Park, Green Township Library, and Kroger. A great opportunity to own a spacious home in a highly desirable location.

13. 2026-06-01
    days on market $315,900 Active 18 DOM
14. 2026-05-31
    days on market $315,900 Active 17 DOM
15. 2026-05-15
    listed $315,900 Active 705-char remark

    Show marketing remark (727 chars)

    Well loved bi-level home situated on a spacious .3 acre lot in a well established neighborhood just 5 minute walk to Oak Hills High School. This 3 bedroom 2.5 bath offers over 1600 sq ft of living space, newer Roof and HVAC. The large fenced backyard offers a beautiful park-like setting with mature surroundings and plenty of open space to enjoy. The oversize deck overlooks the backyard and flows into a larger lower cement patio, making it an ideal space for entertaining, relaxing evenings, cookouts, or family gatherings. conveniently located just minutes from Western Hills Plaza, Veterans Park, Kuliga Park, Green Township Library, and Kroger. A great opportunity to own a spacious home in a highly desirable location.

16. 2004-07-23
    soldstatus $138,900
17. 2004-07-16
    soldstatus $138,900 240-char remark

    Show marketing remark (240 chars)

    PC8764Move right in!House being completely updated:new carpet,freshly painted,new inside trim,base & drs.New bath tile flrs,faucets,toilets in master/hall baths.100% new kit cab,top,flr,bowl,new tile foyer,roof 02.Hurry this won't last!

18. 2004-03-23
    listed $139,900 240-char remark

    Show marketing remark (240 chars)

    PC8764Move right in!House being completely updated:new carpet,freshly painted,new inside trim,base & drs.New bath tile flrs,faucets,toilets in master/hall baths.100% new kit cab,top,flr,bowl,new tile foyer,roof 02.Hurry this won't last!

19. 1989-07-07
    soldstatus $102,000

ⓘ 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: $3,738 · $311/mo
• Projected year-2 tax: $4,092 · $341/mo
• Expected delta: +$354/yr (+$30/mo · 9.5%)

ⓘ 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 ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,440
• − Mortgage interest: −$15,964
• − Property taxes: −$3,738
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,115
• − Management: −$2,115
• − Depreciation: −$8,291
• Taxable loss: −$7,208
• Est. tax savings @ 24.0%: +$1,730
• After-tax cash flow: $-480/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: Oak Hills Local
• NCES district ID: 3904737
• Math proficiency: 68% ▼ -11.00%
• Reading proficiency: 70% ▼ -8.00%
• Median HH income: $67,889
• Composite: 60.25/100
• National rank: #858
• State rank: #141 of 656 in OH

Livability — Bridgetown

• Score: 82/100
• State rank: #78
• US rank: #1171

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bridgetown, OH
• County: Hamilton · 838,887 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 23,287
• Household income: $81,731
• Rent vs Own: 11.4% rent · 88.6% own
• Severe rent burden: 4.1

Population outlook (Hamilton County) Hauer SSP2

• Today (2025): 826,054 people
• By 2030: 830,947 · +0.6%
• By 2040: 832,319 · +0.8%
• By 2050: 822,428 · -0.4%
• By 2075: 788,688 · -4.5%
• By 2100: 710,674 · -14.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2% Black 1%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 1%

Political lean MEDSL · Hamilton

• 2024 margin: D (+14.9) · D 57.0% · R 42.1%
• 2008→2024 swing: +7.9pp toward D · 2008: 7.0pp · 2024: 14.9pp
• All cycles: 2024: D+14.9 2020: D+15.9 2016: D+9.5 2012: D+4.9 2008: D+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -143.68%
• Current HPI: 193.4863
• Rent YoY: —
• Metro: —
• 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

+179.4% since first listed

9 events — show timeline

• 2026-06-17 Listed $285,000 Cincy MLS
• 2026-06-16 Listing Removed — Cincy MLS
• 2026-06-12 Price Changed $295,900 Cincy MLS
• 2026-06-02 Price Changed $299,900 Cincy MLS
• 2026-05-15 Listed $315,900 Cincy MLS
• 2004-07-23 Sold (Public Records) $138,900 Public Records
• 2004-07-16 Sold (MLS) $138,900 Cincy MLS
• 2004-03-23 Listed $139,900 Cincy MLS
• 1989-07-07 Sold (Public Records) $102,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $3,738 · +2.5% YoY. Source: county tax records.