720 Indian Hill Rd · Terrace Park, OH 45174

$599,000

3 bd · 2.0 ba · 1,428 sqft · SingleFamily public records · 37 Days on market

Built 1960 0.33 ac lot $419/sqft · 67% above area Est $659k · 9% under

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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 +11.6/15.0
• Schools +7.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +1.8/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this darling brick ranch home on a third of an acre in Terrace Park, Mariemont schools! This home is over 2500 sq including newly finished basement, 3BR, 3 full bathrooms, 2 car garage, open floor plan with brand new kitchen/stainless steel appliances, walk in pantry, quartz countertops and oversized island. Living room walks out to large deck and extended concrete patio, enjoy updated main level laundry area, primary BR w/ expanded walk in closet and en suite bathroom, and new carpet in bedrooms. The basement adds loads of entertaining space, 2 bonus rooms, oversized full bathroom w/ soaking bathtub and shower, LVP flooring, fully updated piping, plumbing and electric panel, new HVAC, new oil heat. Roof approx 10 years old, new vinyl windows, septic, blacktop driveway, seller willing to convert window in bonus room into egress. Don't miss this phenomenal opportunity!

Key facts

• 0.33 acre lot
• 2 garage spots
• Built 1960

Property features AI

Finance

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

Exterior

• Parking: Attached front garage with 2-car capacity; Driveway
• Utilities: Public water; Septic sewer
• Home design: Ranch-style single family home; One level; Block foundation
• Construction: Brick construction; Shingle roof
• Exterior features: Deck; Patio; Vinyl windows

Interior

• Kitchen: Kitchen with island
• Bedrooms: Three bedrooms on main level (each about 11 x 12; primary labeled 11 x 12)
• Bathrooms: Three full bathrooms — two on main level and one on lower level
• Heating & cooling: Oil heating; Central air conditioning; Electric water heater
• Interior features: Finished full basement; 9 total rooms; Bonus room (flex space); Walkout living room; Fireplace with insert
• Laundry & utility: Main-level laundry room (approx. 5 x 5); Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $599k.

Deal economics

• At list price, monthly cash flow is $-2k ($-27k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (66.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (61.6% below list).
• Recommended offer: $199k (66.8% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 74/100 on livability (#293 in OH, #4,781 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, cost of living F.
• Mariemont City (suburban): math 89% / reading 92% proficiency, ranked #2 of 656 in OH (top 0%) — strong family-tenant draw, lease renewals of 3-5y typical; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: 4 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• This rent is only 13% of the median local income ($206k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($581k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $75k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $126k; list at $599k implies a 375% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,972 (66.8% 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. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 67% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.38% ✗
• Cap rate: 1.76%
• Cash-on-cash: -16.20%
• DSCR: 0.28
• GRM: 21.7

CMA / ARV

• ARV (median comp): $659,344
• List price: $599,000
• Delta: -9.15%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Red Bird Ln	0.05mi	4/2.5 (+1)	1,547 (+8%)	10mo	$755,000	$488	68

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: -48.0%
• Equity multiple: -0.44×
• Total profit: $-241,290
• Equity at exit: $89,313

10-year hold

• IRR: -92.4%
• Equity multiple: -1.36×
• Total profit: $-395,828
• Equity at exit: $51,791

Cash invested: $167,720 (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 45174

• Active inventory: 4
• Price-to-rent: 21.7×

Monthly cashflow live

• Estimated rent: $2,300 medium
• Mortgage (P&I): −$3,141
• Tax from tax record: −$691 /mo · $8,288/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $-2,264

Break-even live

Break-even rent $5,166

Max offer price $198,972

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: $149,750
• Closing costs: $17,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
626 Tyler Ave Milford, OH	2.0	1.0	1142	$2,300	$2.01	1d	1	1.48mi

Listing history 16 events

1. 2026-06-18
   days on market $599,000 Active 37 DOM
2. 2026-06-17
   days on market $599,000 Active 36 DOM
3. 2026-06-16
   days on market $599,000 Active 35 DOM
4. 2026-06-15
   days on market $599,000 Active 34 DOM
5. 2026-06-13
   days on market $599,000 Active 32 DOM
6. 2026-06-09
   days on market $599,000 Active 28 DOM
7. 2026-06-08
   pricedays on market $599,000 Active 27 DOM

   Show marketing remark (896 chars)

   Welcome home to this darling brick ranch home on a third of an acre in Terrace Park, Mariemont schools! This home is over 2500 sq including newly finished basement, 3BR, 3 full bathrooms, 2 car garage, open floor plan with brand new kitchen/stainless steel appliances, walk in pantry, quartz countertops and oversized island. Living room walks out to large deck and extended concrete patio, enjoy updated main level laundry area, primary BR w/ expanded walk in closet and en suite bathroom, and new carpet in bedrooms. The basement adds loads of entertaining space, 2 bonus rooms, oversized full bathroom w/ soaking bathtub and shower, LVP flooring, fully updated piping, plumbing and electric panel, new HVAC, new oil heat. Roof approx 10 years old, new vinyl windows, septic, blacktop driveway, seller willing to convert window in bonus room into egress. Don't miss this phenomenal opportunity!

8. 2026-06-07
   days on market $625,000 Active 26 DOM
9. 2026-06-05
   days on market $625,000 Active 23 DOM
10. 2026-06-03
    days on market $625,000 Active 22 DOM
11. 2026-06-02
    days on market $625,000 Active 21 DOM
12. 2026-06-01
    days on market $625,000 Active 20 DOM
13. 2026-05-31
    days on market $625,000 Active 19 DOM
14. 2026-05-13
    listed $674,000 Active 896-char remark

    Show marketing remark (896 chars)

    Welcome home to this darling brick ranch home on a third of an acre in Terrace Park, Mariemont schools! This home is over 2500 sq including newly finished basement, 3BR, 3 full bathrooms, 2 car garage, open floor plan with brand new kitchen/stainless steel appliances, walk in pantry, quartz countertops and oversized island. Living room walks out to large deck and extended concrete patio, enjoy updated main level laundry area, primary BR w/ expanded walk in closet and en suite bathroom, and new carpet in bedrooms. The basement adds loads of entertaining space, 2 bonus rooms, oversized full bathroom w/ soaking bathtub and shower, LVP flooring, fully updated piping, plumbing and electric panel, new HVAC, new oil heat. Roof approx 10 years old, new vinyl windows, septic, blacktop driveway, seller willing to convert window in bonus room into egress. Don't miss this phenomenal opportunity!

15. 2026-05-13
    listed $674,000 Active 896-char remark

    Show marketing remark (896 chars)

    Welcome home to this darling brick ranch home on a third of an acre in Terrace Park, Mariemont schools! This home is over 2500 sq including newly finished basement, 3BR, 3 full bathrooms, 2 car garage, open floor plan with brand new kitchen/stainless steel appliances, walk in pantry, quartz countertops and oversized island. Living room walks out to large deck and extended concrete patio, enjoy updated main level laundry area, primary BR w/ expanded walk in closet and en suite bathroom, and new carpet in bedrooms. The basement adds loads of entertaining space, 2 bonus rooms, oversized full bathroom w/ soaking bathtub and shower, LVP flooring, fully updated piping, plumbing and electric panel, new HVAC, new oil heat. Roof approx 10 years old, new vinyl windows, septic, blacktop driveway, seller willing to convert window in bonus room into egress. Don't miss this phenomenal opportunity!

16. 1994-06-08
    soldstatus $126,000

ⓘ 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: $8,288 · $691/mo
• Projected year-2 tax: $8,816 · $735/mo
• Expected delta: +$528/yr (+$44/mo · 6.4%)

ⓘ 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 5/10 Major 7 d/yr ≥103°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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,600
• − Mortgage interest: −$33,553
• − Property taxes: −$8,288
• − Insurance: −$2,995
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − Depreciation: −$17,425
• Taxable loss: −$39,078
• Est. tax savings @ 24.0%: +$9,379
• After-tax cash flow: $-17,795/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: Mariemont City
• NCES district ID: 3904431
• Math proficiency: 89% ▼ -2.00%
• Reading proficiency: 92% ▬ 0.00%
• Median HH income: $82,717
• Composite: 79.49/100
• National rank: #61
• State rank: #2 of 656 in OH

Livability — Terrace Park

• Score: 74/100
• State rank: #293
• US rank: #4781

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Terrace Park, OH
• County: Hamilton · 838,887 people
• City population: 2,294
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 2,294
• Household income: $205,795
• Rent vs Own: 4.4% rent · 95.6% own

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 (90%)
• Race & ethnicity: White 90% Two or more races 7% Hispanic / Latino 5%
• Common ancestry: Italian 4% Lithuanian 4% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 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: ▼ -251.38%
• Current HPI: 235.5289
• 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

+375.4% since first listed

9 events — show timeline

• 2026-06-08 Price Changed $599,000 Cincy MLS
• 2026-06-08 Price Changed $599,000 Dayton MLS
• 2026-05-29 Price Changed $625,000 Cincy MLS
• 2026-05-29 Price Changed $625,000 Dayton MLS
• 2026-05-22 Price Changed $650,000 Dayton MLS
• 2026-05-22 Price Changed $650,000 Cincy MLS
• 2026-05-13 Listed $674,000 Dayton MLS
• 2026-05-13 Listed $674,000 Cincy MLS
• 1994-06-08 Sold (Public Records) $126,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $8,288 · +5.0% YoY. Source: county tax records.