11512 Pippin Rd · Pleasant Run, OH 45231

$219,900

3 bd · 1.5 ba · 1,508 sqft · SingleFamily public records · 5 Days on market

Built 1978 7,492 sqft lot Est $246k · 11% under

---

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 +21.7/30.0
• ARV discount +12.2/15.0
• DSCR +6.9/10.0
• 1% rule +5.9/10.0
• Rent growth +4.2/5.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity on this bi-level home on Pippin Road. Handyman special, needs some TLC. Property sold as is, no seller repairs.

Key facts

• Split-level home
• Cozy fireplace
• Generous backyard

Tags

• SPLIT-LEVEL HOME
• COZY FIREPLACE
• CENTRAL AIR CONDITIONING
• BRICK AND VINYL EXTERIOR
• GENEROUS BACKYARD

Property features AI

Finance

• Other: Residential zoning
• HOA & community: No HOA

Exterior

• Parking: Built-in front garage with 2 garage spaces; Driveway and off-street parking
• Utilities: Public water; Public sewer; Electric power
• Home design: Traditional single-family home; Second floor area noted (approx. 960)
• Construction: Poured foundation; Built with aluminum siding and brick
• Exterior features: Shingle roof; Insulated windows; Aluminum siding and brick exterior

Interior

• Kitchen: Oven/Range; Refrigerator
• Bedrooms: Three bedrooms total; Primary bedroom approx. 11 x 15 (level 1); Bedroom 2 approx. 10 x 12 (level 1); Bedroom 3 approx. 9 x 9 (level 1)
• Bathrooms: One full bathroom (level 2); One half bathroom (level 1)
• Heating & cooling: Heat pump and electric heating; Central air conditioning; Electric water heater
• Interior features: Six total rooms; One inoperable fireplace
• Laundry & utility: No dedicated laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $339 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).

Location & tenants

• Location reads 70/100 on livability (#460 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools C-, health & safety C-, amenities F.
• Northwest Local (suburban): math 38% / reading 46% proficiency, ranked #508 of 656 in OH (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.9%/yr); 79 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• This rent runs 40% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.9% rent growth), your $62k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 24y 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.

Recommended offer $219,900

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.09% ✓
• Cap rate: 8.14%
• Cash-on-cash: 6.60%
• DSCR: 1.29
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $245,804
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11484 Ravensburg Ct	0.44mi	3/1.0	1,500 (-0%)	3mo	$238,000	$159	74
11480 Riga Ct	0.50mi	3/1.5	1,492 (-1%)	11mo	$240,000	$161	66
11424 Riga Ct	0.51mi	3/1.5	1,354 (-10%)	1mo	$256,000	$189	58
11439 Riga Ct	0.48mi	4/1.5 (+1)	1,484 (-2%)	14mo	$220,000	$148	58
11501 Raphael Pl	0.68mi	3/1.5	1,438 (-5%)	7mo	$235,000	$163	55
11483 Ravensburg Ct	0.41mi	4/1.5 (+1)	1,640 (+9%)	16mo	$210,000	$128	48
2234 Rubicon Pl	0.50mi	4/1.5 (+1)	1,335 (-12%)	12mo	$225,000	$169	42
11440 Raphael Pl	0.65mi	4/2.0 (+1)	1,438 (-5%)	15mo	$245,000	$170	42
11542 Raphael Pl	0.75mi	4/1.5 (+1)	1,438 (-5%)	13mo	$227,000	$158	42
2159 Rangoon Ct	0.62mi	3/1.5	1,354 (-10%)	18mo	$235,000	$174	39
11494 Raphael Pl	0.70mi	4/1.5 (+1)	1,438 (-5%)	20mo	$220,000	$153	38
2052 Rubicon Pl	0.74mi	3/2.0	1,281 (-15%)	12mo	$259,900	$203	28

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 · 6.92% rent growth · sell at horizon

5-year hold

• IRR: -1.7%
• Equity multiple: 0.93×
• Total profit: $-4,226
• Equity at exit: $32,788

10-year hold

• IRR: 11.8%
• Equity multiple: 2.10×
• Total profit: $67,832
• Equity at exit: $19,013

Cash invested: $61,572 (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 45231

• Rents YoY: 6.9%
• Active inventory: 79
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,386 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$302 /mo · $3,618/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $339

Break-even live

Break-even rent $1,957

Max offer price $219,900

Occupancy floor 81%

Sensitivity live

Price	-10% $463	-5% $401	+0% $339	+5% $276	+10% $214
Rent	-10% $150	-5% $244	+0% $339	+5% $433	+10% $527
Rate	-1.0pp $449	-0.5pp $395	base $339	+0.5pp $282	+1.0pp $224

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2504 Houston Rd Cincinnati, OH	2.0	2.0	1105	$2,995	$2.71	2d	1	0.42mi
2300 Walden Glen Cir Cincinnati, OH	1.0–3.0	1.0–1.5	830	$1,599	$1.93	2d	9	0.96mi
11702 Elkwood Dr Cincinnati, OH	4.0	1.5	1544	$2,200	$1.42	44d	1	1.31mi

Listing history 5 events

1. 2026-06-21
   days on market $219,900 Active 5 DOM
2. 2026-06-18
   days on market $219,900 Active 3 DOM
3. 2026-06-17
   days on market $219,900 Active 2 DOM
4. 2026-06-16
   remarks 699-char remark
5. 2026-06-16
   listed $219,900 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: $3,618 · $302/mo
• Projected year-2 tax: $3,618 · $302/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 ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,634
• − Mortgage interest: −$12,318
• − Property taxes: −$3,618
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,291
• − Management: −$2,291
• − Depreciation: −$6,397
• Taxable income: $619
• Est. tax owed @ 24.0%: −$149
• After-tax cash flow: $3,916/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: Northwest Local
• NCES district ID: 3904736
• Math proficiency: 38% ▼ -18.00%
• Reading proficiency: 46% ▼ -10.00%
• Median HH income: $58,765
• Composite: 36.97/100
• National rank: #4528
• State rank: #508 of 656 in OH

Livability — Pleasant Run

• Score: 70/100
• State rank: #460
• US rank: #7616

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pleasant Run, OH
• County: Hamilton County · 701,295 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 40,463
• Household income: $71,353
• Rent vs Own: 27.4% rent · 72.6% own
• Severe rent burden: 846.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 47% Black 40% Two or more races 8% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 1% Slovak 1% Iranian 1%
• Foreign-born: 5% · Canada, India
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -181.25%
• Current HPI: 228.2912
• Rent YoY: ▲ 6.92%
• 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

+131.5% since first listed

14 events — show timeline

• 2026-06-12 Listed $219,900 Cincy MLS
• 2024-03-29 Sold (Public Records) $1,957,000 Public Records
• 2016-03-17 Sold (MLS) $62,888 Cincy MLS
• 2016-03-02 Contingent — Cincy MLS
• 2016-02-11 Listed $57,200 Cincy MLS
• 2005-06-27 Sold (MLS) $100,000 Cincy MLS
• 2005-04-29 Listed $99,000 Cincy MLS
• 2003-11-16 Listing Removed — Cincy MLS
• 2003-08-15 Listed $118,900 Cincy MLS
• 2003-07-16 Listing Removed — Cincy MLS
• 2003-04-14 Listed $125,900 Cincy MLS
• 2002-07-29 Sold (Public Records) $116,300 Public Records
• 2002-04-30 Sold (MLS) $75,000 Cincy MLS
• 2002-02-05 Listed $95,000 Cincy MLS

Property tax history

+5.3%/yr

Latest (2025): $3,618 · +5.2% YoY. Source: county tax records.