1112 Lane St · Hamilton, OH 45011

$159,999

None bd · None ba · 2,688 sqft · MultiFamily public records · 43 Days on market

Built 1914 4,791 sqft lot $60/sqft · 12% below area Est $182k · 12% under ↓ 20% since listing

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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 +30.0/30.0
• ARV discount +12.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Welcome to 1112 Lane St in Hamilton--a great opportunity to grow your portfolio. This 4-unit property features 3 occupied units for immediate income, plus 1 vacant unit ready for your next tenant or value-add plan. Rents are currently $600/month, with strong potential to increase to market rates and boost cash flow quickly. Being sold as-is, this is a clean, straightforward investment with built-in upside. Don't miss your chance to step into a cash-flowing property with room to grow!

Key facts

• 4,791 sq ft lot
• Built 1914
• Listed 43 days

Property features AI

Finance

• Financial info: Net operating income: $20,800; Operating expenses: $8,000; Annual taxes: $1,607 (2025)

Exterior

• Utilities: Public water; Public sewer
• Home design: Duplex; Built in 1914; Located in Hamilton township
• Exterior features: Lot approximately 0.11 acres (about 4,792 sq ft); Located on/near Minster St

Interior

• Interior features: Multi-unit property with 4 total units

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1-bath units multifamily listed at $160k.

Deal economics

• At list price, monthly cash flow is $3k ($35k/yr) — positive. Per door: $729/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 28.2% 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; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,163 units permitted in Butler County in 2024 (356 in 5+ unit buildings).
• At $5,007/mo this rent would consume 65% of the median local household income ($92k/yr) (locally 1795% of renters already pay >50% of income on rent) — 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,199 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.13% ✓
• Cap rate: 28.16%
• Cash-on-cash: 78.10%
• DSCR: 4.48
• GRM: 2.7

CMA / ARV

• ARV (median comp): $181,652
• List price: $159,999
• Delta: -11.92%
• Verdict: UNDERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
538 S Front St	0.41mi	5/3.0	2,580 (-4%)	17mo	$160,000	$62	60
635 High St	0.64mi	2/2.0	3,036 (+13%)	17mo	$158,000	$52	34

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: 78.1%
• Equity multiple: 4.56×
• Total profit: $159,569
• Equity at exit: $23,856

10-year hold

• IRR: 81.6%
• Equity multiple: 9.42×
• Total profit: $377,195
• Equity at exit: $13,834

Cash invested: $44,800 (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: 10.7×

Monthly cashflow live

• Estimated rent: $5,007 high
• Mortgage (P&I): −$839
• Tax from tax record: −$134 /mo · $1,607/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,051
• Net cashflow: $2,916

Break-even live

Break-even rent $1,316

Max offer price $159,999

Occupancy floor 37%

Sensitivity live

Price	-10% $3,006	-5% $2,961	+0% $2,916	+5% $2,871	+10% $2,825
Rent	-10% $2,520	-5% $2,718	+0% $2,916	+5% $3,114	+10% $3,311
Rate	-1.0pp $2,996	-0.5pp $2,957	base $2,916	+0.5pp $2,874	+1.0pp $2,832

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$5,008
Total (4 units)			$5,007

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
306 N 6th St Hamilton, OH	3.0	1.5	1776	$1,975	$1.11	44d	1	0.89mi
501 Prytania Ave Hamilton, OH	3.0	1.5	1874	$2,275	$1.21	2d	1	1.35mi

Listing history 15 events

1. 2026-06-18
   days on market $159,999 Active 43 DOM
2. 2026-06-17
   pricedays on market $159,999 Active 42 DOM
3. 2026-06-16
   days on market $169,999 Active 41 DOM
4. 2026-06-15
   days on market $169,999 Active 40 DOM
5. 2026-06-13
   days on market $169,999 Active 38 DOM
6. 2026-06-13
   days on market $169,999 Active 37 DOM
7. 2026-06-09
   days on market $169,999 Active 34 DOM
8. 2026-06-08
   days on market $169,999 Active 33 DOM
9. 2026-06-07
   days on market $169,999 Active 32 DOM
10. 2026-06-03
    days on market $169,999 Active 28 DOM
11. 2026-06-02
    pricedays on market $169,999 Active 27 DOM
12. 2026-06-01
    days on market $179,999 Active 26 DOM
13. 2026-05-31
    days on market $179,999 Active 25 DOM
14. 2026-05-16
    price $189,000 488-char remark
15. 2026-05-06
    listed $199,000 Active 488-char remark

ⓘ 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: $1,607 · $134/mo
• Projected year-2 tax: $2,052 · $171/mo
• Expected delta: +$444/yr (+$37/mo · 27.6%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°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: $60,084
• − Mortgage interest: −$8,962
• − Property taxes: −$1,607
• − Insurance: −$800
• − Repairs & maintenance: −$4,807
• − Management: −$4,807
• − Depreciation: −$4,655
• Taxable income: $34,446
• Est. tax owed @ 24.0%: −$8,267
• After-tax cash flow: $26,723/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

-19.6% since first listed

5 events — show timeline

• 2026-06-16 Price Changed $159,999 CBRMLS
• 2026-06-02 Price Changed $169,999 CBRMLS
• 2026-05-26 Price Changed $179,999 CBRMLS
• 2026-05-16 Price Changed $189,000 CBRMLS
• 2026-05-06 Listed $199,000 CBRMLS

Property tax history

+4.5%/yr

Latest (2025): $1,607 · +0.1% YoY. Source: county tax records.