3752 Todds Run Foster Rd · Williamsburg, OH 45176

$319,000

3 bd · 2.0 ba · 1,577 sqft · SingleFamily public records · 1 Days on market

Built 1998 1.22 ac lot Est $334k · 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 +14.2/30.0
• ARV discount +9.6/15.0
• Schools +5.6/10.0
• DSCR +4.3/10.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Interior Photos Www.Sibcycline.Com New Construction, 3br, 2ba Brick Ranch, Vaulted Ceil, Fireplace, Skylight, Walk In Closets, Wood Cabinets, Neutral Decor, On 1.22 Acre Lot, Country Setting Yet Convenient To Rt 32.

Key facts

• 1.22 acre lot
• 2 garage spots
• Built 1998

Property features AI

Finance

• Other: Property zoned residential; Access via county road; Lot approximately 1.222 acres
• HOA & community: No HOA

Exterior

• Parking: Attached garage with 2 spaces; Driveway
• Utilities: Public water; Septic tank; Electric water heater
• Home design: Ranch (single-family); One level; Block foundation
• Construction: Brick construction; Shingle roof; 220 volt electrical
• Exterior features: Deck; Porch; Shed; Wire and wood fencing

Interior

• Kitchen: Island; Wood cabinets; Marble/Granite/Slate counters; Wood floor; Dishwasher; Microwave; Oven/Range; Refrigerator
• Bedrooms: Primary bedroom (level 1) — 13 x 16; Bedroom 2 (level 1) — 12 x 10; Bedroom 3 (level 1) — 10 x 10
• Flooring: Wood floors in kitchen and dining areas
• Bathrooms: Two full bathrooms on level 1
• Heating & cooling: Electric heating (forced air); Central air conditioning
• Interior features: 9-foot plus ceilings; Ceiling fan; Fountain; Sump pump
• Laundry & utility: Laundry room (level 1) — 3 x 5

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $319k.

Deal economics

• At list price, monthly cash flow is $-12 ($-143/yr) — negative.
• To cash-flow at today's rent, offer at most $317k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $266k (16.6% below list).
• Recommended offer: $266k (16.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#798 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Williamsburg Local (suburban): math 63% / reading 69% proficiency, ranked #192 of 656 in OH (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 20 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 996 units permitted in Clermont County in 2024 (210 in 5+ unit buildings).
• At $2,661/mo this rent would consume 48% of the median local household income ($66k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 29y 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 $146k; list at $319k implies a 118% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $266,094 (16.6% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.83% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.73%
• DSCR: 1.03
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $334,324
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3760 Todds Run Foster Rd	0.04mi	3/2.0	1,577 (0%)	20mo	$300,000	$190	82
151 Zachary Dr	0.33mi	3/2.0	1,626 (+3%)	12mo	$332,000	$204	69
110 Copper Sun Ct	0.53mi	3/2.0	1,498 (-5%)	6mo	$360,750	$241	62
130 Cornerstone Dr	0.57mi	4/2.5 (+1)	1,510 (-4%)	4mo	$309,900	$205	56
124 Cornerstone Dr	0.60mi	4/2.5 (+1)	1,510 (-4%)	3mo	$328,605	$218	56
114 Cornerstone Dr	0.66mi	4/2.5 (+1)	1,510 (-4%)	0mo	$320,000	$212	55
115 Cornerstone Dr	0.61mi	4/2.5 (+1)	1,510 (-4%)	5mo	$309,900	$205	54
144 Santa Barbara Dr	0.60mi	3/2.0	1,640 (+4%)	22mo	$400,000	$244	47

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: -16.6%
• Equity multiple: 0.41×
• Total profit: $-52,466
• Equity at exit: $47,564

10-year hold

• IRR: -8.4%
• Equity multiple: 0.48×
• Total profit: $-46,727
• Equity at exit: $27,581

Cash invested: $89,320 (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 45176

• Home prices YoY: -18.8%
• Active inventory: 20
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,661 medium
• Mortgage (P&I): −$1,673
• Tax from tax record: −$242 /mo · $2,902/yr
• Insurance: −$133
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$559
• Net cashflow: $-12

Break-even live

Break-even rent $2,676

Max offer price $316,894

Occupancy floor 95%

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
128 Kelly Dr Williamsburg, OH	4.0	3.0	2084	$2,900	$1.39	1d	1	0.17mi
15031 Chad Ln Unit 1 Williamsburg, OH	2.0	1.0	1060	$1,600	$1.51	43d	1	1.35mi
15031 Chad Ln Unit 2 Williamsburg, OH	2.0	1.0	1060	$1,599	$1.51	10d	1	1.35mi

Listing history 2 events

1. 2026-06-17
   remarks 630-char remark
2. 2026-06-17
   listed $319,000 Active 1 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: $2,902 · $242/mo
• Projected year-2 tax: $3,939 · $328/mo
• Expected delta: +$1,037/yr (+$86/mo · 35.7%)

ⓘ 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) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°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: $31,931
• − Mortgage interest: −$17,869
• − Property taxes: −$2,902
• − Insurance: −$2,392
• − Repairs & maintenance: −$2,555
• − Management: −$2,555
• − Depreciation: −$9,280
• Taxable loss: −$5,621
• Est. tax savings @ 24.0%: +$1,349
• After-tax cash flow: $1,206/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: Williamsburg Local
• NCES district ID: 3904636
• Math proficiency: 63% ▼ -7.00%
• Reading proficiency: 69% ▼ -1.00%
• Median HH income: $54,505
• Composite: 56.46/100
• National rank: #1158
• State rank: #192 of 656 in OH

Livability — Williamsburg

• Score: 64/100
• State rank: #798
• US rank: #14626

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Clermont · 218,829 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 9,813
• Household income: $66,363
• Rent vs Own: 24.7% rent · 75.3% own
• Severe rent burden: 8.7

Population outlook (Clermont County) Hauer SSP2

• Today (2025): 210,162 people
• By 2030: 212,463 · +1.1%
• By 2040: 212,504 · +1.1%
• By 2050: 205,957 · -2.0%
• By 2075: 182,728 · -13.1%
• By 2100: 143,986 · -31.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Lithuanian 2% Iranian 1% Slovak 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Clermont

• 2024 margin: Solid R (+35.8) · D 31.7% · R 67.4%
• 2008→2024 swing: -3.4pp toward R · 2008: -32.4pp · 2024: -35.8pp
• All cycles: 2024: R+35.8 2020: R+36.6 2016: R+41.3 2012: R+35.5 2008: R+32.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.59%
• Current HPI: 292.6718
• 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

+2800.0% since first listed

7 events — show timeline

• 2026-06-17 Listed $319,000 Cincy MLS
• 2022-01-06 Sold (Public Records) $146,200 Public Records
• 2018-04-19 Sold (Public Records) $146,158 Public Records
• 1998-03-31 Sold (Public Records) $110,000 Public Records
• 1998-03-25 Sold (MLS) $110,000 Cincy MLS
• 1997-10-07 Listed $113,900 Cincy MLS
• 1997-01-16 Sold (Public Records) $11,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $2,902 · -0.4% YoY. Source: county tax records.