1823 Parrish Ave · Hamilton, OH 45011

$162,500

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 32 Days on market

Built 1900 3,049 sqft lot Est $163k · at est.

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Why this score? — see what drove the C- 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 +20.1/30.0
• ARV discount +7.7/15.0
• DSCR +6.4/10.0
• 1% rule +4.3/10.0
• 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 MLS

Calling all visionaries with an eye for opportunity! This property's potential is waiting to be realized. With your expertise, you can transform this diamond in the rough into a profitable venture.Don't miss your chance to be part of this transformative journey! Includes parcels; P6451047000005,P6451047000003, P6451047000001

Key facts

• 3,049 sq ft lot
• Built 1900
• Listed 31 days

Property features AI

Finance

• Other: Residential zoning; Property sits on a small lot (approximately 0.07 acres / 3,049 sq ft); Access via city street
• HOA & community: No HOA

Exterior

• Parking: Off-street parking and on-street parking
• Utilities: Public water; Public sewer; Natural gas; Gas water heater
• Home design: Cape Cod style single-family home; Two levels; 220 volt electrical service
• Construction: Vinyl siding; Shingle roof; Block and slab foundation
• Exterior features: Porch; Insulated windows

Interior

• Kitchen: Eat-in kitchen with counter bar and wood cabinets; Laminate flooring in kitchen
• Bedrooms: 2 bedrooms total; Primary bedroom about 10 x 8 on level 2; Second bedroom about 10 x 8 on level 1; Study/den 9 x 7 on level 2 (walkout, wall-to-wall carpet)
• Flooring: Laminate flooring in kitchen and dining room; Wall-to-wall carpet in living room, study, and basement
• Bathrooms: 1 full bathroom (located on level 2); 1 half bathroom (located on level 1); Primary bathroom listed as other
• Appliances: Dishwasher; Microwave; Oven/Range; Refrigerator; Washer; Dryer
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: 6 total rooms; Finished walkout basement with wall-to-wall carpet
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $162k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (6.9% below list).
• Recommended offer: $151k (6.9% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 5.1% 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; 13 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $60k; list at $162k implies a 171% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $151,257 (6.9% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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: 0.93% ✗
• Cap rate: 7.79%
• Cash-on-cash: 5.35%
• DSCR: 1.24
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $163,296
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1681 Kahn Ave	0.15mi	2/1.0	960 (-5%)	2mo	$100,000	$104	83
1940 Pater Ave	0.27mi	2/1.0	1,050 (+4%)	6mo	$145,000	$138	75
1405 Parkamo Ave	0.26mi	2/1.0	968 (-4%)	8mo	$163,000	$168	74
1823 Pater Ave	0.20mi	2/1.0	872 (-14%)	3mo	$80,000	$92	66
2017 Allstatter Ave	0.38mi	2/1.0	898 (-11%)	0mo	$94,900	$106	64
1136 Kahn Ave	0.52mi	2/1.0	948 (-6%)	7mo	$158,000	$167	60
2031 Benninghofen Ave	0.63mi	2/1.0	1,080 (+7%)	2mo	$140,000	$130	57
1306 Sipple Ave	0.55mi	2/1.0	912 (-10%)	4mo	$155,000	$170	55
1201 Parrish Ave	0.43mi	3/1.0 (+1)	893 (-11%)	4mo	$170,000	$190	53
1027 Forest Ave	0.63mi	2/1.0	914 (-9%)	5mo	$105,000	$115	50
61 Van Buren Dr	0.31mi	3/1.0 (+1)	864 (-14%)	9mo	$140,000	$162	50
2024 Allstatter Ave	0.41mi	3/2.0 (+1)	864 (-14%)	4mo	$184,000	$213	44

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: -8.1%
• Equity multiple: 0.70×
• Total profit: $-13,538
• Equity at exit: $24,229

10-year hold

• IRR: 1.3%
• Equity multiple: 1.09×
• Total profit: $4,311
• Equity at exit: $14,050

Cash invested: $45,500 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,513 high
• Mortgage (P&I): −$852
• Tax from tax record: −$72 /mo · $865/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $203

Break-even live

Break-even rent $1,256

Max offer price $162,500

Occupancy floor 82%

Sensitivity live

Price	-10% $295	-5% $249	+0% $203	+5% $157	+10% $111
Rent	-10% $83	-5% $143	+0% $203	+5% $263	+10% $322
Rate	-1.0pp $285	-0.5pp $244	base $203	+0.5pp $161	+1.0pp $118

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: $40,625
• Closing costs: $4,875
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1794 See Ave Hamilton, OH	3.0	1.0	1272	$1,800	$1.42	11d	1	0.09mi
1310 Shuler Ave Unit 2 Hamilton, OH	2.0	1.0	976	$895	$0.92	24d	1	0.34mi
1118 Bonacker Ave Unit 1116 Hamilton, OH	2.0	1.0	1000	$1,195	$1.20	44d	1	0.56mi
1008 Fairview Ave Hamilton, OH	3.0	1.0	1080	$1,600	$1.48	2d	1	0.60mi
967 Shuler Ave Hamilton, OH	3.0	2.0	1466	$1,795	$1.22	44d	1	0.68mi
969 Harmon Ave Hamilton, OH	3.0	1.0	1350	$1,695	$1.26	44d	1	0.70mi
1005 Minor Ave Hamilton, OH	2.0	1.0	886	$1,495	$1.69	21d	1	0.84mi
350 Vista Dr Apt 1 Hamilton, OH	1.0	1.0	700	$900	$1.29	44d	1	0.84mi
350 Vista Dr Unit 2 Hamilton, OH	1.0	1.0	700	$875	$1.25	2d	1	0.84mi
358 Hampshire Dr Unit 1FNA-49401 Hamilton, OH	2.0	1.0	788	$1,200	$1.52	8d	1	0.88mi
358 Hampshire Dr Hamilton, OH	1.0–2.0	1.0	687	$1,250	$1.82	2d	23	0.88mi
829 Maple Ave Apt 1 Hamilton, OH	1.0	1.0	731	$755	$1.03	24d	1	1.32mi
829 Maple Ave Unit 3 Hamilton, OH	3.0	1.0	1097	$945	$0.86	44d	1	1.32mi

Listing history 25 events

1. 2026-06-21
   days on market $162,500 Active 32 DOM
2. 2026-06-18
   days on market $162,500 Active 29 DOM
3. 2026-06-17
   days on market $162,500 Active 28 DOM
4. 2026-06-16
   days on market $162,500 Active 27 DOM
5. 2026-06-15
   days on market $162,500 Active 26 DOM
6. 2026-06-13
   days on market $162,500 Active 24 DOM
7. 2026-06-13
   days on market $162,500 Active 23 DOM
8. 2026-06-09
   days on market $162,500 Active 20 DOM
9. 2026-06-08
   days on market $162,500 Active 19 DOM
10. 2026-06-07
    days on market $162,500 Active 18 DOM
11. 2026-06-03
    days on market $162,500 Active 14 DOM
12. 2026-06-02
    days on market $162,500 Active 13 DOM
13. 2026-06-01
    days on market $162,500 Active 12 DOM
14. 2026-05-31
    days on market $162,500 Active 11 DOM
15. 2026-05-20
    listed $162,500 Active
16. 2023-12-15
    price $54,900 327-char remark

    Show marketing remark (327 chars)

    Calling all visionaries with an eye for opportunity! This property's potential is waiting to be realized. With your expertise, you can transform this diamond in the rough into a profitable venture.Don't miss your chance to be part of this transformative journey! Includes parcels; P6451047000005,P6451047000003, P6451047000001

17. 2023-08-14
    soldstatus $60,000
18. 2023-08-08
    soldstatus $60,000 Closed 327-char remark

    Show marketing remark (327 chars)

    Calling all visionaries with an eye for opportunity! This property's potential is waiting to be realized. With your expertise, you can transform this diamond in the rough into a profitable venture.Don't miss your chance to be part of this transformative journey! Includes parcels; P6451047000005,P6451047000003, P6451047000001

19. 2023-07-17
    status Pending 327-char remark

    Show marketing remark (327 chars)

    Calling all visionaries with an eye for opportunity! This property's potential is waiting to be realized. With your expertise, you can transform this diamond in the rough into a profitable venture.Don't miss your chance to be part of this transformative journey! Includes parcels; P6451047000005,P6451047000003, P6451047000001

20. 2023-07-15
    price $60,000 327-char remark

    Show marketing remark (327 chars)

    Calling all visionaries with an eye for opportunity! This property's potential is waiting to be realized. With your expertise, you can transform this diamond in the rough into a profitable venture.Don't miss your chance to be part of this transformative journey! Includes parcels; P6451047000005,P6451047000003, P6451047000001

21. 2023-07-14
    price $54,900 327-char remark

    Show marketing remark (327 chars)

    Calling all visionaries with an eye for opportunity! This property's potential is waiting to be realized. With your expertise, you can transform this diamond in the rough into a profitable venture.Don't miss your chance to be part of this transformative journey! Includes parcels; P6451047000005,P6451047000003, P6451047000001

22. 2023-07-08
    status Active 327-char remark

    Show marketing remark (327 chars)

    Calling all visionaries with an eye for opportunity! This property's potential is waiting to be realized. With your expertise, you can transform this diamond in the rough into a profitable venture.Don't miss your chance to be part of this transformative journey! Includes parcels; P6451047000005,P6451047000003, P6451047000001

23. 2023-06-21
    status Pending 327-char remark

    Show marketing remark (327 chars)

    Calling all visionaries with an eye for opportunity! This property's potential is waiting to be realized. With your expertise, you can transform this diamond in the rough into a profitable venture.Don't miss your chance to be part of this transformative journey! Includes parcels; P6451047000005,P6451047000003, P6451047000001

24. 2023-06-16
    listed $60,000 Active 327-char remark

    Show marketing remark (327 chars)

    Calling all visionaries with an eye for opportunity! This property's potential is waiting to be realized. With your expertise, you can transform this diamond in the rough into a profitable venture.Don't miss your chance to be part of this transformative journey! Includes parcels; P6451047000005,P6451047000003, P6451047000001

25. 1983-10-01
    soldstatus $7,500

ⓘ 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: $865 · $72/mo
• Projected year-2 tax: $1,700 · $142/mo
• Expected delta: +$835/yr (+$70/mo · 96.5%)

ⓘ 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 ≥104°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,151
• − Mortgage interest: −$9,103
• − Property taxes: −$865
• − Insurance: −$812
• − Repairs & maintenance: −$1,452
• − Management: −$1,452
• − Depreciation: −$4,727
• Taxable loss: −$261
• Est. tax savings @ 24.0%: +$63
• After-tax cash flow: $2,498/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

+2066.7% since first listed

11 events — show timeline

• 2026-05-20 Listed $162,500 Cincy MLS
• 2023-12-15 Price Changed $54,900 Cincy MLS
• 2023-08-14 Sold (Public Records) $60,000 Public Records
• 2023-08-08 Sold (MLS) $60,000 Cincy MLS
• 2023-07-17 Pending — Cincy MLS
• 2023-07-15 Price Changed $60,000 Cincy MLS
• 2023-07-14 Price Changed $54,900 Cincy MLS
• 2023-07-08 Relisted — Cincy MLS
• 2023-06-21 Pending — Cincy MLS
• 2023-06-16 Listed $60,000 Cincy MLS
• 1983-10-01 Sold (Public Records) $7,500 Public Records

Property tax history

+5.4%/yr

Latest (2025): $865 · +0.5% YoY. Source: county tax records.