6445 Canastota Dr · Hamilton, OH 45011

$204,500

3 bd · 1.0 ba · 1,025 sqft · SingleFamily public records · 3 Days on market

Built 1961 8,124 sqft lot Est $209k · at est.

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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).

• Cash flow +12.8/30.0
• ARV discount +8.5/15.0
• Schools +4.5/10.0
• DSCR +3.8/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Immediate Occupancy on Clean Recently updated 3 bedroom 1 bath ranch with fully equipped kitchen w/ walkout to fenced yard.

Key facts

• 8,124 sq ft lot
• Built 1961
• Listed 3 days

Property features AI

Finance

• Other: Residential zoning
• HOA & community: No homeowners association

Exterior

• Parking: Driveway parking
• Utilities: Public water; Public sewer; Natural gas
• Home design: Ranch-style single family home; One level (slab foundation)
• Construction: Brick construction; Shingle roof; Slab foundation
• Exterior features: Double-hung windows; Less than 0.5 acre lot; Lot dimensions about 65 x 125

Interior

• Kitchen: Walkout kitchen with wood cabinets; Oven/Range; Refrigerator
• Bedrooms: Three bedrooms total, all on the main level; Primary bedroom approximately 12 x 10; Second bedroom approximately 11 x 10; Third bedroom approximately 9 x 9
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (gas); Central air conditioning; Gas water heating
• Interior features: Ceiling fan; Home warranty; Smoke alarm; Walkout from living area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $204k.

Deal economics

• At list price, monthly cash flow is $-17 ($-207/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (20.1% below list).
• Recommended offer: $163k (20.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 5.1% in Hamilton — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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+, schools B; Watch: crime C-, amenities C-, employment D.
• Fairfield City (suburban): math 47% / reading 56% proficiency, ranked #400 of 656 in OH (top 61%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.0%/yr); 196 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,163 units permitted in Butler County in 2024 (356 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 23y 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 $78k; list at $204k implies a 162% gain — meaningful room to come down on a strong offer.

Recommended offer $163,306 (20.1% 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 1961 — 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. 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?
5. 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?
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: 0.80% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.36%
• DSCR: 0.98
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $209,100
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6445 Canastota Dr	0.00mi	3/1.0	1,025 (0%)	0mo	$204,000	$199	100
6443 Ravena Dr	0.06mi	3/1.5	1,025 (0%)	12mo	$250,000	$244	85
6477 Glenmont Dr	0.08mi	3/1.0	1,047 (+2%)	9mo	$235,000	$224	85
6490 Ravena Dr	0.08mi	3/1.0	1,025 (0%)	14mo	$180,000	$176	85
6538 Glenmont Dr	0.17mi	3/1.0	1,053 (+3%)	18mo	$215,000	$204	73
6577 Canastota Dr	0.24mi	3/1.0	1,025 (0%)	20mo	$209,000	$204	73
304 Michael Ave	0.75mi	3/1.0	1,069 (+4%)	21mo	$189,000	$177	41
2936 Fairways Dr	0.63mi	2/2.0 (-1)	1,176 (+15%)	22mo	$290,000	$247	19

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: -17.0%
• Equity multiple: 0.40×
• Total profit: $-34,356
• Equity at exit: $30,492

10-year hold

• IRR: -9.0%
• Equity multiple: 0.44×
• Total profit: $-31,829
• Equity at exit: $17,681

Cash invested: $57,260 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,633 high
• Mortgage (P&I): −$1,072
• Tax from tax record: −$150 /mo · $1,796/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $-17

Break-even live

Break-even rent $1,655

Max offer price $201,460

Occupancy floor 96%

Sensitivity live

Price	-10% $99	-5% $41	+0% $-17	+5% $-75	+10% $-133
Rent	-10% $-146	-5% $-82	+0% $-17	+5% $47	+10% $112
Rate	-1.0pp $86	-0.5pp $35	base $-17	+0.5pp $-70	+1.0pp $-124

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: $51,125
• Closing costs: $6,135
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
358 Hampshire Dr Hamilton, OH	1.0–2.0	1.0	687	$1,250	$1.82	3d	23	0.76mi
358 Hampshire Dr Unit 1FNA-49401 Hamilton, OH	2.0	1.0	788	$1,200	$1.52	8d	1	0.76mi
1719 Shirley Ave Hamilton, OH	3.0	1.0	1135	$1,525	$1.34	3d	1	1.08mi
967 Shuler Ave Hamilton, OH	3.0	2.0	1466	$1,795	$1.22	45d	1	1.27mi
969 Harmon Ave Hamilton, OH	3.0	1.0	1350	$1,695	$1.26	45d	1	1.32mi
1025 Heaton St Hamilton, OH	2.0	1.0	1436	$1,025	$0.71	25d	1	1.34mi
1310 Shuler Ave Unit 2 Hamilton, OH	2.0	1.0	976	$895	$0.92	25d	1	1.46mi

Listing history 11 events

1. 2026-06-07
   statusdays on marketlisting id $204,500 Pending 3 DOM
2. 2026-06-03
   days on market $204,500 Contingency Pending 26 DOM
3. 2026-06-02
   days on market $204,500 Contingency Pending 25 DOM
4. 2026-06-01
   days on market $204,500 Contingency Pending 24 DOM
5. 2026-05-31
   days on market $204,500 Contingency Pending 23 DOM
6. 2026-05-11
   status Pending 123-char remark

   Show marketing remark (123 chars)

   Immediate Occupancy on Clean Recently updated 3 bedroom 1 bath ranch with fully equipped kitchen w/ walkout to fenced yard.

7. 2026-05-09
   historical Contingency Pending
8. 2026-05-08
   listed $204,500 Active 123-char remark

   Show marketing remark (123 chars)

   Immediate Occupancy on Clean Recently updated 3 bedroom 1 bath ranch with fully equipped kitchen w/ walkout to fenced yard.

9. 2026-05-08
   listed $204,500 Active

   Show marketing remark (123 chars)

   Immediate Occupancy on Clean Recently updated 3 bedroom 1 bath ranch with fully equipped kitchen w/ walkout to fenced yard.

10. 2003-12-18
    soldstatus $78,000 189-char remark

    Show marketing remark (189 chars)

    Lender owned, sold AS IS No disclosures, no warranties, special addendums and conditions required, room sizes are approximate, nice neighborhood. Home has lots of potential just needs work.

11. 2003-12-05
    listed $82,500 189-char remark

    Show marketing remark (189 chars)

    Lender owned, sold AS IS No disclosures, no warranties, special addendums and conditions required, room sizes are approximate, nice neighborhood. Home has lots of potential just needs work.

ⓘ 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: $1,796 · $150/mo
• Projected year-2 tax: $2,493 · $208/mo
• Expected delta: +$697/yr (+$58/mo · 38.8%)

ⓘ 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 ≥104°F today · 18 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: $19,597
• − Mortgage interest: −$11,455
• − Property taxes: −$1,796
• − Insurance: −$1,022
• − Repairs & maintenance: −$1,568
• − Management: −$1,568
• − Depreciation: −$5,949
• Taxable loss: −$3,762
• Est. tax savings @ 24.0%: +$903
• After-tax cash flow: $696/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: Fairfield City
• NCES district ID: 3904610
• Math proficiency: 47% ▼ -14.00%
• Reading proficiency: 56% ▼ -8.00%
• Median HH income: $60,755
• Composite: 45.02/100
• National rank: #2696
• State rank: #400 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): 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

+147.9% since first listed

6 events — show timeline

• 2026-05-11 Pending — Dayton MLS
• 2026-05-09 Contingent — Cincy MLS
• 2026-05-08 Listed $204,500 Cincy MLS
• 2026-05-08 Listed $204,500 Dayton MLS
• 2003-12-18 Sold (MLS) $78,000 Cincy MLS
• 2003-12-05 Listed $82,500 Cincy MLS

Property tax history

+1.6%/yr

Latest (2025): $1,796 · -26.8% YoY. Source: county tax records.