3162 Ebenezer Rd · Bridgetown, OH 45248

$250,000

3 bd · 1.0 ba · 1,102 sqft · SingleFamily public records · 10 Days on market

Built 1965 0.43 ac lot Est $259k · 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 +11.8/30.0
• ARV discount +9.1/15.0
• Schools +6.0/10.0
• Livability +4.1/5.0
• DSCR +3.5/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Well maintained brick ranch featuring updated kitchen with walkout. Great home for those wanting first floor living with few steps.

Key facts

• First floor living
• Updated kitchen
• Brick ranch

Tags

• BRICK RANCH
• UPDATED KITCHEN
• FIRST FLOOR LIVING

Property features AI

Finance

• Other: Lease not considered
• HOA & community: No HOA

Exterior

• Parking: Detached garage with 2 garage spaces; Driveway parking
• Utilities: Public water; Public sewer; Electric water heating; Electric power
• Home design: Ranch-style single family home; One level; Slab foundation
• Construction: Brick construction; Shingle roof; Built on slab foundation
• Exterior features: Double-hung windows; Less than 0.5 acre lot

Interior

• Kitchen: Eat-in kitchen with laminate flooring; Dishwasher; Oven/Range; Refrigerator
• Bedrooms: 3 bedrooms, all on the main level
• Flooring: Laminate flooring in kitchen and living areas
• Bathrooms: 1 full bathroom on the main level; 1 half bathroom
• Heating & cooling: Baseboard heating; Wall unit cooling
• Interior features: Walkout living room; Eat-in kitchen; Total of 4 rooms
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-67 ($-808/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (21.1% below list).
• Recommended offer: $197k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).

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.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $2k; list at $250k implies a 11264% gain — meaningful room to come down on a strong offer.

Recommended offer $197,358 (21.1% 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 1965 — 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: 0.79% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.15%
• DSCR: 0.95
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $258,970
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3365 Harwinton Ln	0.33mi	3/2.0	1,188 (+8%)	9mo	$240,000	$202	60
6172 Werk Rd	0.15mi	2/1.5 (-1)	976 (-11%)	11mo	$275,000	$282	58
6268 Sharlene Dr	0.39mi	3/1.5	1,247 (+13%)	1mo	$292,500	$235	57
5963 Oakapple Dr	0.60mi	3/2.0	1,050 (-5%)	7mo	$195,000	$186	54
3496 Ebenezer Rd	0.57mi	3/2.0	1,064 (-3%)	13mo	$285,000	$268	52
5805 Childs Ave	0.72mi	4/3.0 (+1)	1,085 (-2%)	1mo	$289,000	$266	50
6234 Charity Dr	0.46mi	3/1.5	1,236 (+12%)	11mo	$266,000	$215	47
3459 Ebenezer Rd	0.51mi	3/2.0	1,208 (+10%)	13mo	$240,000	$199	46
3412 Eyrich Rd	0.57mi	2/2.0 (-1)	1,228 (+11%)	0mo	$224,000	$182	45
3451 Ebenezer Rd	0.50mi	3/3.0	1,248 (+13%)	10mo	$314,900	$252	38
3491 Eyrich Rd	0.66mi	2/2.0 (-1)	1,224 (+11%)	10mo	$230,000	$188	33
5768 Lawrence Rd	0.70mi	3/2.5	1,247 (+13%)	8mo	$305,000	$245	32

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: -18.2%
• Equity multiple: 0.36×
• Total profit: $-44,831
• Equity at exit: $37,276

10-year hold

• IRR: -10.5%
• Equity multiple: 0.36×
• Total profit: $-44,691
• Equity at exit: $21,615

Cash invested: $70,000 (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: 10.6×

Monthly cashflow live

• Estimated rent: $1,974 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$211 /mo · $2,535/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $-67

Break-even live

Break-even rent $2,059

Max offer price $238,107

Occupancy floor 98%

Sensitivity live

Price	-10% $74	-5% $3	+0% $-67	+5% $-138	+10% $-209
Rent	-10% $-223	-5% $-145	+0% $-67	+5% $11	+10% $89
Rate	-1.0pp $59	-0.5pp $-4	base $-67	+0.5pp $-132	+1.0pp $-198

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	0.44mi
3717 Eyrich Rd Cincinnati, OH	2.0	1.0	884	$1,795	$2.03	4d	1	0.97mi
5517 Surrey Ave Cincinnati, OH	2.0	1.5	940	$1,549	$1.65	45d	1	1.30mi
5694 Bridgetown Rd #16 Cincinnati, OH	2.0	2.0	1184	$1,795	$1.52	9d	1	1.30mi

Listing history 7 events

1. 2026-06-21
   days on market $250,000 Active 10 DOM
2. 2026-06-18
   days on market $250,000 Active 7 DOM
3. 2026-06-17
   days on market $250,000 Active 6 DOM
4. 2026-06-16
   days on market $250,000 Active 5 DOM
5. 2026-06-15
   days on market $250,000 Active 4 DOM
6. 2026-06-13
   remarks 131-char remark
7. 2026-06-13
   listed $250,000 Active 2 DOM

ⓘ 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: $2,535 · $211/mo
• Projected year-2 tax: $3,218 · $268/mo
• Expected delta: +$682/yr (+$57/mo · 26.9%)

ⓘ 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: $23,683
• − Mortgage interest: −$14,004
• − Property taxes: −$2,535
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,895
• − Management: −$1,895
• − Depreciation: −$7,273
• Taxable loss: −$5,168
• Est. tax savings @ 24.0%: +$1,240
• After-tax cash flow: $432/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

+11263.6% since first listed

2 events — show timeline

• 2026-06-10 Listed $250,000 Cincy MLS
• 1999-03-18 Sold (Public Records) $2,200 Public Records

Property tax history

+7.1%/yr

Latest (2025): $2,535 · -0.2% YoY. Source: county tax records.