5444 Bluesky Dr #17 · Dent, OH 45247

$139,900

2 bd · 1.5 ba · 1,008 sqft · Condo public records · 30 Days on market

Built 1985 $200/mo HOA · 11% of rent

---

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 +25.8/30.0
• DSCR +8.6/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Schools +6.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Immaculate 2 bed/2 bath condo! Newer carpet & paint thru out, open floor plan, SS appliances, neutral dcor, covered balcony, fantastic location!

Key facts

• $200 HOA
• Built 1985
• Listed 30 days

Property features AI

Finance

• Other: Zoned residential
• Financial info: Lease not considered
• HOA & community: HOA managed by L&B Management; Monthly association fee of $200; Association fee covers insurance, water, sewer, trash, snow removal, landscaping, professional management and association dues

Exterior

• Parking: Off-street parking
• Security: Professional management (association)
• Utilities: Public water; Public sewer; Electric service
• Home design: Traditional style; High-rise (4+), unit on entry level 2; One level unit in a 3-level building; Slab foundation; Unit faces unknown direction
• Construction: Brick construction; Asbestos shingle roof; Built with slab foundation
• Exterior features: Balcony; Pets allowed; Landscaped community (association-maintained)

Interior

• Kitchen: Vinyl flooring and wood cabinets; Dishwasher; Oven/Range; Refrigerator
• Bedrooms: 2 bedrooms; Primary bedroom on level 1 (16 x 11); Second bedroom on level 1 (12 x 10)
• Flooring: Vinyl flooring (kitchen)
• Bathrooms: 2 full bathrooms on level 1; Primary bathroom with shower
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Common hallway entry; Ceiling fan; Walkout
• Laundry & utility: Laundry room on level 1 (6 x 5); Washer; Dryer; 220 volt; Electric water heating

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $337 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 2.9% in Dent — 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 75/100 on livability (#245 in OH, #3,901 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Oak Hills Local (suburban): math 68% / reading 70% proficiency, ranked #141 of 656 in OH (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 51 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 $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y ago; this cycle's ask has dropped $9k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $140k implies a 55% gain — meaningful room to come down on a strong offer.

Recommended offer $137,801 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.33% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.33%
• DSCR: 1.46
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.7%
• Equity multiple: 0.97×
• Total profit: $-1,053
• Equity at exit: $20,860

10-year hold

• IRR: 9.0%
• Equity multiple: 1.70×
• Total profit: $27,277
• Equity at exit: $12,096

Cash invested: $39,172 (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 45247

• Active inventory: 51
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,860 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$140 /mo · $1,683/yr
• Insurance: −$58
• HOA: −$200
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $337

Break-even live

Break-even rent $1,433

Max offer price $139,900

Occupancy floor 77%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $200 · $2,400/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-18
   days on market $139,900 Active 30 DOM
2. 2026-06-17
   days on market $139,900 Active 29 DOM
3. 2026-06-16
   days on market $139,900 Active 28 DOM
4. 2026-06-15
   days on market $139,900 Active 27 DOM
5. 2026-06-13
   remarks 348-char remark
6. 2026-06-13
   pricedays on market $139,900 Active 25 DOM
7. 2026-06-09
   days on market $149,900 Active 21 DOM
8. 2026-06-08
   days on market $149,900 Active 20 DOM
9. 2026-06-07
   days on market $149,900 Active 19 DOM
10. 2026-06-05
    days on market $149,900 Active 16 DOM
11. 2026-06-03
    days on market $149,900 Active 15 DOM
12. 2026-06-02
    days on market $149,900 Active 14 DOM
13. 2026-06-01
    days on market $149,900 Active 13 DOM
14. 2026-05-31
    days on market $149,900 Active 12 DOM
15. 2026-05-19
    price $149,900
16. 2026-05-19
    listed $148,900 Active
17. 2020-11-16
    soldstatus $90,000
18. 2020-11-03
    soldstatus $90,000 Sold
19. 2020-10-19
    historical Contingency Pending
20. 2020-10-16
    listed $85,000 Active
21. 2015-12-03
    soldstatus $54,000
22. 2015-09-16
    soldstatus $52,000
23. 2015-08-28
    soldstatus $52,000 Sold 148-char remark

    Show marketing remark (148 chars)

    Immaculate 2 bed/2 bath condo! Newer carpet & paint thru out, open floor plan, SS appliances, neutral dcor, covered balcony, fantastic location!

24. 2015-08-04
    historical Accept Backup Offers 148-char remark

    Show marketing remark (148 chars)

    Immaculate 2 bed/2 bath condo! Newer carpet & paint thru out, open floor plan, SS appliances, neutral dcor, covered balcony, fantastic location!

25. 2015-06-30
    listed $54,900 Active 148-char remark

    Show marketing remark (148 chars)

    Immaculate 2 bed/2 bath condo! Newer carpet & paint thru out, open floor plan, SS appliances, neutral dcor, covered balcony, fantastic location!

26. 2013-11-08
    historical
27. 2013-05-22
    listed $54,900
28. 2009-08-13
    soldstatus $66,000
29. 2009-07-31
    soldstatus $66,000
30. 2009-04-30
    listed $74,500
31. 1986-04-08
    soldstatus $48,900

ⓘ 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: $1,683 · $140/mo
• Projected year-2 tax: $1,933 · $161/mo
• Expected delta: +$250/yr (+$21/mo · 14.8%)

ⓘ 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: $22,323
• − Mortgage interest: −$7,837
• − Property taxes: −$1,683
• − Insurance: −$700
• − Repairs & maintenance: −$1,786
• − Management: −$1,786
• − HOA: −$2,400
• − Depreciation: −$4,070
• Taxable income: $2,062
• Est. tax owed @ 24.0%: −$495
• After-tax cash flow: $3,553/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: Oak Hills Local
• NCES district ID: 3904737
• Math proficiency: 68% ▼ -11.00%
• Reading proficiency: 70% ▼ -8.00%
• Median HH income: $67,889
• Composite: 60.25/100
• National rank: #858
• State rank: #141 of 656 in OH

Livability — Dent

• Score: 75/100
• State rank: #245
• US rank: #3901

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: Dent, OH
• County: Hamilton · 838,887 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 23,588
• Household income: $95,810
• Rent vs Own: 18.9% rent · 81.1% own
• Severe rent burden: 10.7

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 (87%)
• Race & ethnicity: White 87% Black 7% Two or more races 4%
• Common ancestry: Romanian 3% Lithuanian 2% Italian 2%
• Foreign-born: 3% · China
• Languages at home: 96% English-only · Arabic 1% Russian/Polish/Slavic 1% 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: ▼ -126.31%
• Current HPI: 204.334
• 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

+206.5% since first listed

17 events — show timeline

• 2026-05-19 Price Changed $149,900 Cincy MLS
• 2026-05-19 Listed $148,900 Cincy MLS
• 2020-11-16 Sold (Public Records) $90,000 Public Records
• 2020-11-03 Sold (MLS) $90,000 Cincy MLS
• 2020-10-19 Contingent — Cincy MLS
• 2020-10-16 Listed $85,000 Cincy MLS
• 2015-12-03 Sold (Public Records) $54,000 Public Records
• 2015-09-16 Sold (Public Records) $52,000 Public Records
• 2015-08-28 Sold (MLS) $52,000 Cincy MLS
• 2015-08-04 Contingent — Cincy MLS
• 2015-06-30 Listed $54,900 Cincy MLS
• 2013-11-08 Listing Removed — Cincy MLS
• 2013-05-22 Listed $54,900 Cincy MLS
• 2009-08-13 Sold (Public Records) $66,000 Public Records
• 2009-07-31 Sold (MLS) $66,000 Cincy MLS
• 2009-04-30 Listed $74,500 Cincy MLS
• 1986-04-08 Sold (Public Records) $48,900 Public Records

Property tax history

+5.4%/yr

Latest (2025): $1,683 · -0.2% YoY. Source: county tax records.