310 Spring St · Cleves, OH 45002

$85,000

2 bd · 1.0 ba · 906 sqft · SingleFamily public records · 78 Days on market

Built 1949 0.31 ac lot $94/sqft · 45% below area Est $155k · 45% under ↓ 23% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.3/10.0
• 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

Investment opportunity in Cleves Ohio. 2 bedroom 1 bathroom home. Large backyard. Property does need work.

Key facts

• Large backyard
• 0.31 acre lot
• Built 1949

Tags

• LARGE BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#701 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: amenities F, commute F, health & safety F.
• Three Rivers Local (rural): math 58% / reading 61% proficiency, ranked #256 of 656 in OH (top 39%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 68 active listings in the ZIP; solid renter incomes; 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 6 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.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.69% ✓
• Cap rate: 12.43%
• Cash-on-cash: 21.92%
• DSCR: 1.98
• GRM: 4.9

CMA / ARV

• ARV (median comp): $155,355
• List price: $85,000
• Delta: -45.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200 Spring St	0.09mi	3/1.0 (+1)	892 (-2%)	10mo	$149,900	$168	80
9 E State Rd	0.24mi	2/1.0	887 (-2%)	9mo	$75,000	$85	78
149 E State Rd	0.41mi	2/1.0	912 (+1%)	7mo	$90,000	$99	74
101 Skidmore St	0.16mi	2/1.0	858 (-5%)	15mo	$159,400	$186	71
114 Skidmore St	0.14mi	3/1.5 (+1)	960 (+6%)	20mo	$225,000	$234	60
11 Dowling St	0.37mi	3/2.0 (+1)	1,010 (+12%)	3mo	$113,000	$112	52
629 N Miami Ave	0.33mi	3/1.0 (+1)	988 (+9%)	18mo	$225,000	$228	49

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: 14.7%
• Equity multiple: 1.59×
• Total profit: $14,004
• Equity at exit: $12,674

10-year hold

• IRR: 23.5%
• Equity multiple: 3.03×
• Total profit: $48,216
• Equity at exit: $7,349

Cash invested: $23,800 (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 45002

• Home prices YoY: -28.9%
• Active inventory: 68
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,437 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$220 /mo · $2,635/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $435

Break-even live

Break-even rent $887

Max offer price $85,000

Occupancy floor 65%

Sensitivity live

Price	-10% $483	-5% $459	+0% $435	+5% $411	+10% $387
Rent	-10% $321	-5% $378	+0% $435	+5% $491	+10% $548
Rate	-1.0pp $478	-0.5pp $456	base $435	+0.5pp $413	+1.0pp $390

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $85,000 Active 78 DOM
2. 2026-06-17
   days on market $85,000 Active 77 DOM
3. 2026-06-16
   days on market $85,000 Active 76 DOM
4. 2026-06-15
   days on market $85,000 Active 75 DOM
5. 2026-06-13
   days on market $85,000 Active 73 DOM
6. 2026-06-12
   days on market $85,000 Active 72 DOM
7. 2026-06-09
   days on market $85,000 Active 69 DOM
8. 2026-06-08
   days on market $85,000 Active 68 DOM
9. 2026-06-08
   days on market $85,000 Active 67 DOM
10. 2026-06-04
    days on market $85,000 Active 63 DOM
11. 2026-06-02
    days on market $85,000 Active 62 DOM
12. 2026-06-01
    days on market $85,000 Active 61 DOM
13. 2026-05-31
    days on market $85,000 Active 60 DOM
14. 2026-04-01
    listed $85,000 Active 106-char remark

    Show marketing remark (106 chars)

    Investment opportunity in Cleves Ohio. 2 bedroom 1 bathroom home. Large backyard. Property does need work.

15. 2026-02-28
    historical 106-char remark

    Show marketing remark (106 chars)

    Investment opportunity in Cleves Ohio. 2 bedroom 1 bathroom home. Large backyard. Property does need work.

16. 2026-02-11
    price $107,000 106-char remark

    Show marketing remark (106 chars)

    Investment opportunity in Cleves Ohio. 2 bedroom 1 bathroom home. Large backyard. Property does need work.

17. 2025-12-03
    price $115,000 106-char remark

    Show marketing remark (106 chars)

    Investment opportunity in Cleves Ohio. 2 bedroom 1 bathroom home. Large backyard. Property does need work.

18. 2025-11-01
    listed $120,000 Active 106-char remark

    Show marketing remark (106 chars)

    Investment opportunity in Cleves Ohio. 2 bedroom 1 bathroom home. Large backyard. Property does need work.

19. 2024-11-30
    historical
20. 2024-09-04
    listed $120,000 Active
21. 2024-05-25
    historical $1,200
22. 2024-05-17
    listed $1,200
23. 2023-12-31
    historical
24. 2023-12-31
    historical
25. 2023-09-01
    listed $130,000 Active
26. 2023-08-17
    listed $130,000 Active
27. 2021-07-29
    soldstatus $110,000

ⓘ 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: $2,635 · $220/mo
• Projected year-2 tax: $2,635 · $220/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥102°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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,247
• − Mortgage interest: −$4,761
• − Property taxes: −$2,635
• − Insurance: −$425
• − Repairs & maintenance: −$1,380
• − Management: −$1,380
• − Depreciation: −$2,473
• Taxable income: $4,194
• Est. tax owed @ 24.0%: −$1,006
• After-tax cash flow: $4,210/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: Three Rivers Local
• NCES district ID: 3904739
• Math proficiency: 58% ▼ -9.00%
• Reading proficiency: 61% ▼ -10.00%
• Median HH income: $72,973
• Composite: 52.85/100
• National rank: #1533
• State rank: #256 of 656 in OH

Livability — Cleves

• Score: 65/100
• State rank: #701
• US rank: #12525

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cleves, OH
• County: Hamilton · 838,887 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 14,647
• Household income: $84,597
• Rent vs Own: 24.8% rent · 75.2% own
• Severe rent burden: 12.0

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 (93%)
• Race & ethnicity: White 93% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Romanian 2% Slovak 2% Italian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 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: ▼ -85.62%
• Current HPI: 210.9397
• 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

-22.7% since first listed

14 events — show timeline

• 2026-04-01 Listed $85,000 Cincy MLS
• 2026-02-28 Listing Removed — Cincy MLS
• 2026-02-11 Price Changed $107,000 Cincy MLS
• 2025-12-03 Price Changed $115,000 Cincy MLS
• 2025-11-01 Listed $120,000 Cincy MLS
• 2024-11-30 Listing Removed — Cincy MLS
• 2024-09-04 Listed $120,000 Cincy MLS
• 2024-05-25 Rental Removed $1,200 BUILDIUM
• 2024-05-17 Listed for Rent $1,200 BUILDIUM
• 2023-12-31 Listing Removed — Cincy MLS
• 2023-12-31 Listing Removed — Dayton MLS
• 2023-09-01 Listed $130,000 Cincy MLS
• 2023-08-17 Listed $130,000 Dayton MLS
• 2021-07-29 Sold (Public Records) $110,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $2,635 · -0.1% YoY. Source: county tax records.