12152 Third Ave · Highpoint, OH 45249

$145,000

2 bd · 1.0 ba · 939 sqft · SingleFamily public records · 438 Days on market

Built 1920 5,998 sqft lot $154/sqft · 16% below area Est $174k · 16% under

---

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 +28.3/30.0
• ARV discount +14.9/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Update: This property is currently rented and occupied. pictures intended to showcase property as its tenant occupied at 1495 a month. Cozy Ranch with 2 bedroom 1 bath ready for new owners. Fresh paint, carpet and lvp flooring. Located in between West Chester and Masons' borders in the Highpoint subdivision. Conveniently located to all amenities and highways. Includes Double Lot Schedule a Tour Today. Also Great investment for rentals

Key facts

• Double lot
• Conveniently located
• 5,998 sq ft lot

Tags

• DOUBLE LOT
• HIGHPOINT SUBDIVISION
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $465 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#303 in OH, #4,872 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, schools F, amenities F.
• Princeton City (suburban): math 34% / reading 43% proficiency, ranked #542 of 656 in OH (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-2.2%/yr); 38 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 438 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 19y 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 $75k; list at $145k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 438 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.27% ✓
• Cap rate: 10.14%
• Cash-on-cash: 13.73%
• DSCR: 1.61
• GRM: 6.6

CMA / ARV

• ARV (median comp): $173,581
• List price: $145,000
• Delta: -13.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12121 Third Ave	0.05mi	3/1.0 (+1)	900 (-4%)	1mo	$170,000	$189	84
12114 Fourth Ave	0.07mi	2/1.0	858 (-9%)	4mo	$170,000	$198	79
12016 Second Ave	0.22mi	3/1.0 (+1)	999 (+6%)	1mo	$220,000	$220	73
12109 Fourth Ave	0.07mi	3/2.0 (+1)	1,056 (+12%)	5mo	$209,900	$199	63
7965 Timberbreak Dr	0.26mi	3/2.0 (+1)	1,020 (+9%)	4mo	$321,600	$315	61
12105 Fourth Ave	0.07mi	3/2.0 (+1)	1,056 (+12%)	7mo	$204,900	$194	61
12147 Conrey Rd	0.49mi	2/1.0	980 (+4%)	15mo	$210,000	$214	57
11970 Fifth Ave	0.30mi	3/1.0 (+1)	816 (-13%)	12mo	$189,000	$232	50

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 0.5%
• Equity multiple: 1.02×
• Total profit: $716
• Equity at exit: $21,620

10-year hold

• IRR: 6.8%
• Equity multiple: 1.44×
• Total profit: $17,960
• Equity at exit: $12,537

Cash invested: $40,600 (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 45249

• Home prices YoY: -27.4%
• Rents YoY: -2.2%
• Active inventory: 38
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,840 high
• Mortgage (P&I): −$760
• Tax from tax record: −$168 /mo · $2,019/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $465

Break-even live

Break-even rent $1,252

Max offer price $145,000

Occupancy floor 70%

Sensitivity live

Price	-10% $547	-5% $506	+0% $465	+5% $423	+10% $382
Rent	-10% $319	-5% $392	+0% $465	+5% $537	+10% $610
Rate	-1.0pp $538	-0.5pp $501	base $465	+0.5pp $427	+1.0pp $389

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12121 3rd Ave Cincinnati, OH	3.0	1.0	900	$1,800	$2.00	18d	1	0.03mi
10135 Crossing Dr Cincinnati, OH	1.0–3.0	1.0–2.0	1020	$1,895	$1.86	3d	7	0.55mi
8075 Somerset Chase Cincinnati, OH	1.0–3.0	1.0–2.5	1385	$2,479	$1.79	3d	6	0.80mi
11600 Grooms Rd Cincinnati, OH	3.0	1.0–2.0	958	$2,512	$2.62	3d	92	1.15mi
11600 Timber Ridge Ln Cincinnati, OH	1.0–2.0	1.0	800	$1,370	$1.71	4d	7	1.24mi
12131 Sycamore Terrace Dr Cincinnati, OH	1.0–3.0	1.0–2.0	1000	$1,532	$1.53	3d	10	1.48mi

Listing history 42 events

1. 2026-06-21
   pricedays on market $145,000 Active 438 DOM
2. 2026-06-18
   days on market $149,900 Active 435 DOM
3. 2026-06-17
   days on market $149,900 Active 434 DOM
4. 2026-06-16
   days on market $149,900 Active 433 DOM
5. 2026-06-15
   days on market $149,900 Active 432 DOM
6. 2026-06-13
   days on market $149,900 Active 430 DOM
7. 2026-06-13
   days on market $149,900 Active 429 DOM
8. 2026-06-09
   days on market $149,900 Active 426 DOM
9. 2026-06-08
   days on market $149,900 Active 425 DOM
10. 2026-06-07
    days on market $149,900 Active 424 DOM
11. 2026-06-05
    days on market $149,900 Active 421 DOM
12. 2026-06-03
    days on market $149,900 Active 420 DOM
13. 2026-06-02
    days on market $149,900 Active 419 DOM
14. 2026-06-01
    days on market $149,900 Active 418 DOM
15. 2026-05-31
    days on market $149,900 Active 417 DOM
16. 2026-02-18
    status Active 447-char remark

    Show marketing remark (447 chars)

    Update: This property is currently rented and occupied. pictures intended to showcase property as its tenant occupied at 1495 a month. Cozy Ranch with 2 bedroom 1 bath ready for new owners. Fresh paint, carpet and lvp flooring. Located in between West Chester and Masons' borders in the Highpoint subdivision. Conveniently located to all amenities and highways. Includes Double Lot Schedule a Tour Today. Also Great investment for rentals

17. 2025-12-16
    historical Contingency Pending 447-char remark

    Show marketing remark (447 chars)

    Update: This property is currently rented and occupied. pictures intended to showcase property as its tenant occupied at 1495 a month. Cozy Ranch with 2 bedroom 1 bath ready for new owners. Fresh paint, carpet and lvp flooring. Located in between West Chester and Masons' borders in the Highpoint subdivision. Conveniently located to all amenities and highways. Includes Double Lot Schedule a Tour Today. Also Great investment for rentals

18. 2025-04-04
    listed $149,900 Active 447-char remark

    Show marketing remark (447 chars)

    Update: This property is currently rented and occupied. pictures intended to showcase property as its tenant occupied at 1495 a month. Cozy Ranch with 2 bedroom 1 bath ready for new owners. Fresh paint, carpet and lvp flooring. Located in between West Chester and Masons' borders in the Highpoint subdivision. Conveniently located to all amenities and highways. Includes Double Lot Schedule a Tour Today. Also Great investment for rentals

19. 2023-09-13
    price $75,000 111-char remark

    Show marketing remark (111 chars)

    Attention Investors Currently rented m2m at 800 dollars. Sold as-is tenants want to stay. below market rents

20. 2023-08-03
    soldstatus $75,000 Closed 111-char remark

    Show marketing remark (111 chars)

    Attention Investors Currently rented m2m at 800 dollars. Sold as-is tenants want to stay. below market rents

21. 2023-07-17
    soldstatus $70,000
22. 2023-02-03
    status Pending 111-char remark

    Show marketing remark (111 chars)

    Attention Investors Currently rented m2m at 800 dollars. Sold as-is tenants want to stay. below market rents

23. 2023-01-17
    price $89,000 111-char remark

    Show marketing remark (111 chars)

    Attention Investors Currently rented m2m at 800 dollars. Sold as-is tenants want to stay. below market rents

24. 2023-01-09
    listed $89,000 Active 111-char remark

    Show marketing remark (111 chars)

    Attention Investors Currently rented m2m at 800 dollars. Sold as-is tenants want to stay. below market rents

25. 2022-12-03
    historical
26. 2022-11-30
    listed $90,000 Active
27. 2015-06-15
    soldstatus $35,190
28. 2015-06-12
    soldstatus $35,190 Sold
29. 2015-05-14
    historical Accept Backup Offers
30. 2015-04-22
    listed $41,400 Active
31. 2015-04-21
    historical
32. 2015-03-04
    listed $46,400 Active
33. 2015-01-02
    soldstatus $32,000
34. 2009-05-28
    soldstatus $79,000
35. 2009-03-28
    soldstatus $79,000
36. 2009-02-02
    listed $79,000
37. 2009-01-07
    historical
38. 2008-07-09
    historical
39. 2008-07-06
    listed $84,900
40. 2008-02-12
    listed $89,500
41. 2007-10-19
    soldstatus $38,500
42. 2007-09-25
    listed $56,700

ⓘ 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: $2,019 · $168/mo
• Projected year-2 tax: $2,140 · $178/mo
• Expected delta: +$122/yr (+$10/mo · 6.0%)

ⓘ 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: $22,079
• − Mortgage interest: −$8,122
• − Property taxes: −$2,019
• − Insurance: −$725
• − Repairs & maintenance: −$1,766
• − Management: −$1,766
• − Depreciation: −$4,218
• Taxable income: $3,462
• Est. tax owed @ 24.0%: −$831
• After-tax cash flow: $4,743/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: Princeton City
• NCES district ID: 3904467
• Math proficiency: 34% ▼ -18.00%
• Reading proficiency: 43% ▼ -8.00%
• Median HH income: $53,182
• Composite: 33.52/100
• National rank: #5436
• State rank: #542 of 656 in OH

Livability — Highpoint

• Score: 74/100
• State rank: #303
• US rank: #4872

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Highpoint, OH
• County: Hamilton County · 701,295 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 14,490
• Household income: $105,804
• Rent vs Own: 33.2% rent · 66.8% own
• Severe rent burden: 481.0

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 (70%)
• Race & ethnicity: White 70% Asian 12% Hispanic / Latino 9% Two or more races 7% Black 3%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 5% Romanian 3% Scotch-Irish 3%
• Foreign-born: 18% · Canada, China, Dominican Republic
• Languages at home: 80% English-only · Other Asian/Pacific 6% Spanish 6% Other Indo-European 3%

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: ▼ -93.55%
• Current HPI: 247.2886
• Rent YoY: ▼ -2.25%
• 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

+164.4% since first listed

27 events — show timeline

• 2026-02-18 Relisted — Cincy MLS
• 2025-12-16 Contingent — Cincy MLS
• 2025-04-04 Listed $149,900 Cincy MLS
• 2023-09-13 Price Changed $75,000 Cincy MLS
• 2023-08-03 Sold (MLS) $75,000 Cincy MLS
• 2023-07-17 Sold (Public Records) $70,000 Public Records
• 2023-02-03 Pending — Cincy MLS
• 2023-01-17 Price Changed $89,000 Cincy MLS
• 2023-01-09 Listed $89,000 Cincy MLS
• 2022-12-03 Listing Removed — Cincy MLS
• 2022-11-30 Listed $90,000 Cincy MLS
• 2015-06-15 Sold (Public Records) $35,190 Public Records
• 2015-06-12 Sold (MLS) $35,190 Cincy MLS
• 2015-05-14 Contingent — Cincy MLS
• 2015-04-22 Listed $41,400 Cincy MLS
• 2015-04-21 Listing Removed — Cincy MLS
• 2015-03-04 Listed $46,400 Cincy MLS
• 2015-01-02 Sold (Public Records) $32,000 Public Records
• 2009-05-28 Sold (Public Records) $79,000 Public Records
• 2009-03-28 Sold (MLS) $79,000 Cincy MLS
• 2009-02-02 Listed $79,000 Cincy MLS
• 2009-01-07 Listing Removed — Cincy MLS
• 2008-07-09 Listing Removed — Cincy MLS
• 2008-07-06 Listed $84,900 Cincy MLS
• 2008-02-12 Listed $89,500 Cincy MLS
• 2007-10-19 Sold (MLS) $38,500 Cincy MLS
• 2007-09-25 Listed $56,700 Cincy MLS

Property tax history

+3.4%/yr

Latest (2025): $2,019 · +84.2% YoY. Source: county tax records.