10897 Sprucehill Dr · New Burlington, OH 45240

$109,000

3 bd · 1.0 ba · 1,325 sqft · SingleFamily public records · 148 Days on market

Built 1966 8,407 sqft lot Est $200k · 46% under

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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
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wow! 4 Bdrm Ranch With Partial Finished Basement. Remodeled Kitchen. Fresh Paint Thru-out. Privacy Fenced Landscaped Yard. Tiered Deck With Bbq Grill. Newer Windows, Security System, Aon Home Warranty Provided.

Key facts

• 8,407 sq ft lot
• Garage
• Built 1966

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Attached garage (1 car); Driveway and on-street parking
• Utilities: Public water; Public sewer; Electric service
• Home design: Ranch-style single family home; One story
• Construction: Poured foundation
• Exterior features: Shingle roof; Brick and vinyl siding exterior; Residential zoning; Lot approximately 65 x 130 (about 0.193 acres)

Interior

• Kitchen: Kitchen roughly 10 x 10
• Bedrooms: Three bedrooms (all on main level); Primary bedroom about 10 x 12; Bedroom 2 about 8 x 10; Bedroom 3 about 10 x 10
• Bathrooms: One full bathroom on main level; Primary bathroom: other (not standard configuration)
• Heating & cooling: Baseboard heating; Central air conditioning; Electric water heater
• Interior features: Five total rooms; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $677 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Recommended offer: $96k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.8% vs local median 5.5% in New Burlington — 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 64/100 on livability (#782 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools F, amenities F, commute F.
• Mt Healthy City (suburban): math 12% / reading 24% proficiency, ranked #636 of 656 in OH (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.3%/yr); 42 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• This rent runs 33% of the median local income ($72k/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 $754 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.3% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 28y 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 $61k; list at $109k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.

Recommended offer $95,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 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 1966 — 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 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?
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: 1.80% ✓
• Cap rate: 13.75%
• Cash-on-cash: 26.63%
• DSCR: 2.19
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $200,075
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2074 Roosevelt Ave	0.16mi	3/1.0	1,275 (-4%)	4mo	$177,500	$139	83
2085 Mistyhill Dr	0.06mi	3/1.0	1,250 (-6%)	13mo	$180,000	$144	76
10804 Sprucehill Dr	0.20mi	3/1.0	1,444 (+9%)	6mo	$220,000	$152	71
1950 Bluehill Dr	0.36mi	3/1.0	1,275 (-4%)	11mo	$193,000	$151	68
1854 Windmill Way	0.48mi	3/1.0	1,405 (+6%)	1mo	$183,500	$131	67
2132 Seven Hills Dr	0.10mi	3/1.0	1,428 (+8%)	19mo	$175,000	$123	67
10757 Shadowridge Ln	0.34mi	3/1.0	1,444 (+9%)	5mo	$126,000	$87	65
10928 Birchridge Dr	0.04mi	3/2.0	1,496 (+13%)	11mo	$225,000	$150	63
10731 Valiant Dr	0.58mi	3/1.0	1,194 (-10%)	0mo	$209,000	$175	56
1828 Aspenhill Dr	0.56mi	3/2.0	1,450 (+9%)	1mo	$235,000	$162	53
10750 Valiant Dr	0.54mi	3/1.0	1,186 (-10%)	18mo	$190,000	$160	43
2176 Pinney Ln	0.72mi	2/1.0 (-1)	1,139 (-14%)	20mo	$207,500	$182	21

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 · 3.3% rent growth · sell at horizon

5-year hold

• IRR: 20.9%
• Equity multiple: 1.86×
• Total profit: $26,179
• Equity at exit: $16,252

10-year hold

• IRR: 29.3%
• Equity multiple: 3.66×
• Total profit: $81,230
• Equity at exit: $9,424

Cash invested: $30,520 (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 45240

• Rents YoY: 3.3%
• Active inventory: 42
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,965 medium
• Mortgage (P&I): −$572
• Tax from tax record: −$258 /mo · $3,099/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $677

Break-even live

Break-even rent $1,108

Max offer price $109,000

Occupancy floor 61%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2300 Walden Glen Cir Cincinnati, OH	1.0–3.0	1.0–1.5	830	$1,599	$1.93	1d	9	0.36mi
2504 Houston Rd Cincinnati, OH	2.0	2.0	1105	$2,995	$2.71	1d	1	0.77mi
2753 Town Terrace Dr Cincinnati, OH	2.0–3.0	1.0–1.5	968	$1,450	$1.50	21d	4	1.26mi
11702 Elkwood Dr Cincinnati, OH	4.0	1.5	1544	$2,200	$1.42	43d	1	1.47mi

Listing history 21 events

1. 2026-06-18
   days on market $109,000 Active 148 DOM
2. 2026-06-17
   days on market $109,000 Active 147 DOM
3. 2026-06-16
   days on market $109,000 Active 146 DOM
4. 2026-06-15
   days on market $109,000 Active 145 DOM
5. 2026-06-13
   days on market $109,000 Active 143 DOM
6. 2026-06-13
   days on market $109,000 Active 142 DOM
7. 2026-06-09
   days on market $109,000 Active 139 DOM
8. 2026-06-08
   days on market $109,000 Active 138 DOM
9. 2026-06-07
   days on market $109,000 Active 137 DOM
10. 2026-06-05
    days on market $109,000 Active 134 DOM
11. 2026-06-03
    days on market $109,000 Active 133 DOM
12. 2026-06-02
    days on market $109,000 Active 132 DOM
13. 2026-06-01
    days on market $109,000 Active 131 DOM
14. 2026-05-31
    days on market $109,000 Active 130 DOM
15. 2026-03-20
    status Active
16. 2026-02-18
    historical Contingency Pending
17. 2026-01-16
    listed $109,000 Active
18. 1999-02-16
    soldstatus $61,000
19. 1998-12-31
    soldstatus $61,000 210-char remark

    Show marketing remark (210 chars)

    Wow! 4 Bdrm Ranch With Partial Finished Basement. Remodeled Kitchen. Fresh Paint Thru-out. Privacy Fenced Landscaped Yard. Tiered Deck With Bbq Grill. Newer Windows, Security System, Aon Home Warranty Provided.

20. 1998-10-16
    listed $63,900 210-char remark

    Show marketing remark (210 chars)

    Wow! 4 Bdrm Ranch With Partial Finished Basement. Remodeled Kitchen. Fresh Paint Thru-out. Privacy Fenced Landscaped Yard. Tiered Deck With Bbq Grill. Newer Windows, Security System, Aon Home Warranty Provided.

21. 1991-12-19
    soldstatus $48,000

ⓘ 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: $3,099 · $258/mo
• Projected year-2 tax: $3,099 · $258/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: $23,584
• − Mortgage interest: −$6,106
• − Property taxes: −$3,099
• − Insurance: −$545
• − Repairs & maintenance: −$1,887
• − Management: −$1,887
• − Depreciation: −$3,171
• Taxable income: $6,890
• Est. tax owed @ 24.0%: −$1,654
• After-tax cash flow: $6,475/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: Mt Healthy City
• NCES district ID: 3904441
• Math proficiency: 12% ▼ -21.00%
• Reading proficiency: 24% ▼ -9.00%
• Median HH income: $42,699
• Composite: 15.51/100
• National rank: #9303
• State rank: #636 of 656 in OH

Livability — New Burlington

• Score: 64/100
• State rank: #782
• US rank: #14211

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: New Burlington, OH
• County: Hamilton County · 701,295 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 29,600
• Household income: $71,947
• Rent vs Own: 39.4% rent · 60.6% own
• Severe rent burden: 693.0

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 0.59)
• Race & ethnicity: Black 59% White 25% Hispanic / Latino 8% Two or more races 5% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 1% Romanian 1%
• Foreign-born: 13% · Canada, India, China
• Languages at home: 85% English-only · Spanish 6% French/Haitian/Cajun 3% Other Indo-European 2%

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: ▼ -209.84%
• Current HPI: 246.1355
• Rent YoY: ▲ 3.30%
• 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

+127.1% since first listed

7 events — show timeline

• 2026-03-20 Relisted — Cincy MLS
• 2026-02-18 Contingent — Cincy MLS
• 2026-01-16 Listed $109,000 Cincy MLS
• 1999-02-16 Sold (Public Records) $61,000 Public Records
• 1998-12-31 Sold (MLS) $61,000 Cincy MLS
• 1998-10-16 Listed $63,900 Cincy MLS
• 1991-12-19 Sold (Public Records) $48,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $3,099 · -4.4% YoY. Source: county tax records.