1010 S Front St · Hamilton, OH 45011

$149,900

3 bd · 1.0 ba · 1,292 sqft · SingleFamily public records · 42 Days on market

Built 1889 3,485 sqft lot $116/sqft · at area comps Est $154k · at est.

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Why this score? — see what drove the B- 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 +27.8/30.0
• DSCR +9.8/10.0
• ARV discount +8.7/15.0
• 1% rule +6.5/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity for both investors and owner-occupants! This move-in-ready offers flexible living with strong rental potential or the perfect place to call home. Features include updated interiors, a spacious layout, and a private backyard.

Key facts

• 3,485 sq ft lot
• Built 1889
• Listed 42 days

Property features AI

Finance

• Other: Smart technology for appliances and HVAC
• HOA & community: No HOA

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Natural gas; Gas water heater
• Home design: Single-family home; Two levels; Other architectural style
• Construction: Vinyl siding; Stone foundation; Shingle roof; Built as two-story (levels listed)
• Exterior features: Cleared, level lot; Residential zoning; Vinyl windows

Interior

• Kitchen: Oven/Range; Refrigerator
• Bedrooms: Two bedrooms (both on level 2)
• Bathrooms: One full bathroom (on level 1)
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Six total rooms; Partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 4.6% in Hamilton — 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 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.
• Hamilton City (suburban): math 42% / reading 45% proficiency, ranked #517 of 656 in OH (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.0%/yr); 196 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $13k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1889 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1889 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.15% ✓
• Cap rate: 9.95%
• Cash-on-cash: 13.07%
• DSCR: 1.58
• GRM: 7.3

CMA / ARV

• ARV (median comp): $154,121
• List price: $149,900
• Delta: -2.74%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
712 S Fourth St	0.40mi	3/2.0	1,320 (+2%)	2mo	$167,000	$127	72
723 Central Ave	0.33mi	3/1.0	1,312 (+2%)	20mo	$175,000	$133	65
231 Hanover St	0.21mi	2/2.0 (-1)	1,336 (+3%)	18mo	$49,000	$37	60
334 Hanover St	0.34mi	3/1.5	1,484 (+15%)	2mo	$174,000	$117	55
129 Wilson St	0.33mi	2/1.0 (-1)	1,100 (-15%)	4mo	$72,500	$66	52
1336 Southern Hills Blvd	0.64mi	3/2.0	1,304 (+1%)	17mo	$232,069	$178	50
1314 Southern Hills Blvd	0.67mi	3/1.0	1,162 (-10%)	13mo	$135,000	$116	41
64 Flamingo Dr	0.64mi	3/1.0	1,152 (-11%)	16mo	$142,100	$123	39
91 Meadow Dr	0.59mi	3/1.0	1,480 (+15%)	23mo	$147,500	$100	29

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: 0.7%
• Equity multiple: 1.03×
• Total profit: $1,172
• Equity at exit: $22,351

10-year hold

• IRR: 10.3%
• Equity multiple: 1.80×
• Total profit: $33,505
• Equity at exit: $12,961

Cash invested: $41,972 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,723 high
• Mortgage (P&I): −$786
• Tax from tax record: −$55 /mo · $664/yr
• Insurance: −$62
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $401

Break-even live

Break-even rent $1,214

Max offer price $149,900

Occupancy floor 72%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 Dayton St Unit MAR-201 Hamilton, OH	2.0	2.0	1040	$1,775	$1.71	4d	1	0.86mi
794 Carriage Hill Ln Hamilton, OH	4.0	2.5	1646	$1,895	$1.15	1d	1	0.87mi
829 Maple Ave Unit 3 Hamilton, OH	3.0	1.0	1097	$945	$0.86	43d	1	0.88mi
1024 Golfview Dr Hamilton, OH	4.0	2.5	1722	$2,025	$1.18	1d	1	0.94mi
417 Franklin St Hamilton, OH	3.0	1.0	1256	$1,150	$0.92	1d	1	0.95mi
1118 Bonacker Ave Unit 1116 Hamilton, OH	2.0	1.0	1000	$1,195	$1.20	43d	1	1.02mi
306 N 6th St Hamilton, OH	3.0	1.5	1776	$1,975	$1.11	43d	1	1.09mi
432 Park Ave Hamilton, OH	3.0	1.0	1276	$1,300	$1.02	3d	1	1.14mi
969 Harmon Ave Hamilton, OH	3.0	1.0	1350	$1,695	$1.26	43d	1	1.22mi
307 N E St Hamilton, OH	4.0	1.5	1466	$1,450	$0.99	43d	1	1.23mi
967 Shuler Ave Hamilton, OH	3.0	2.0	1466	$1,795	$1.22	43d	1	1.28mi
1025 Heaton St Hamilton, OH	2.0	1.0	1436	$1,025	$0.71	23d	1	1.33mi
157 Sherman Ave Hamilton, OH	4.0	2.0	1498	$2,100	$1.40	7d	1	1.34mi
501 Prytania Ave Hamilton, OH	3.0	1.5	1874	$2,275	$1.21	1d	1	1.34mi
1310 Shuler Ave Unit 2 Hamilton, OH	2.0	1.0	976	$895	$0.92	23d	1	1.36mi
906 Vine St Hamilton, OH	3.0	2.0	1152	$1,250	$1.09	19d	1	1.38mi
547 Rhea Ave Hamilton, OH	3.0	2.5	1412	$2,300	$1.63	43d	1	1.45mi

Listing history 16 events

1. 2026-06-18
   days on market $149,900 Active 42 DOM
2. 2026-06-17
   days on market $149,900 Active 41 DOM
3. 2026-06-16
   days on market $149,900 Active 40 DOM
4. 2026-06-15
   days on market $149,900 Active 39 DOM
5. 2026-06-13
   days on market $149,900 Active 37 DOM
6. 2026-06-13
   pricedays on market $149,900 Active 36 DOM
7. 2026-06-09
   days on market $163,000 Active 33 DOM
8. 2026-06-08
   days on market $163,000 Active 32 DOM
9. 2026-06-07
   days on market $163,000 Active 31 DOM
10. 2026-06-03
    days on market $163,000 Active 27 DOM
11. 2026-06-02
    days on market $163,000 Active 26 DOM
12. 2026-06-01
    days on market $163,000 Active 25 DOM
13. 2026-05-31
    days on market $163,000 Active 24 DOM
14. 2026-05-08
    listed $163,000 Active 242-char remark
15. 2018-11-27
    historical
16. 2018-11-14
    listed $29,000 Active

ⓘ 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: $664 · $55/mo
• Projected year-2 tax: $1,501 · $125/mo
• Expected delta: +$837/yr (+$70/mo · 126.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 96% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 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: $20,671
• − Mortgage interest: −$8,397
• − Property taxes: −$664
• − Insurance: −$1,416
• − Repairs & maintenance: −$1,654
• − Management: −$1,654
• − Depreciation: −$4,361
• Taxable income: $2,527
• Est. tax owed @ 24.0%: −$606
• After-tax cash flow: $4,211/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: Hamilton City
• NCES district ID: 3904410
• Math proficiency: 42% ▼ -13.00%
• Reading proficiency: 45% ▼ -10.00%
• Median HH income: $40,488
• Composite: 36.48/100
• National rank: #4656
• State rank: #517 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

• Census place: Hamilton, OH
• 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

+416.9% since first listed

4 events — show timeline

• 2026-06-11 Price Changed $149,900 Cincy MLS
• 2026-05-08 Listed $163,000 Cincy MLS
• 2018-11-27 Listing Removed — Cincy MLS
• 2018-11-14 Listed $29,000 Cincy MLS

Property tax history

-2.9%/yr

Latest (2025): $664 · +0.4% YoY. Source: county tax records.