110 S River St · Franklin, OH 45005

$110,000

4 bd · 2.0 ba · 2,476 sqft · SingleFamily · 42 Days on market

Fair condition 5,340 sqft lot $44/sqft · 56% below area ↓ 15% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.9/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover an exceptional investment opportunity. This versatile residence offers ample space in a desirable location. With a total of four bedrooms and two full bathrooms across the structure, this home is ideal for multi-generational living or as an income-generating asset. Loaded with charm, newer mechanicals and roof. Walking distance to downtown with a beautiful river view.

Key facts

• Desirable location
• Ample space
• Versatile residence

Tags

• INVESTMENT OPPORTUNITY
• VERSATILE RESIDENCE
• AMPLE SPACE
• DESIRABLE LOCATION
• MULTI-GENERATIONAL LIVING
• INCOME-GENERATING ASSET

Property features AI

Finance

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

Exterior

• Utilities: Public water; Public sewer; Natural gas
• Home design: Single-family home; Historical architectural style; Two levels
• Construction: Brick and wood siding construction; Stone foundation
• Exterior features: Metal and wood fencing; One shed on the property; Shingle roof; Vinyl and wood windows

Interior

• Kitchen: Kitchen (17 x 15)
• Bedrooms: 4 bedrooms total; Primary bedroom on level 2 (19 x 16); Bedroom 2 on level 2 (17 x 13); Bedroom 3 on level 2 (16 x 15); Bedroom 4 on level 2 (11 x 15)
• Bathrooms: 2 full bathrooms; Main-level full bathroom; Upper-level full bathroom; Primary bathroom with shower
• Heating & cooling: Forced air gas heating; Central air conditioning; Gas water heater
• Interior features: 10 total rooms; Full basement; One wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $110k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $636 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.2% vs local median 3.6% in Franklin — 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 71/100 on livability (#396 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, employment D+, amenities D-.
• Franklin City (suburban): math 55% / reading 60% proficiency, ranked #332 of 656 in OH (top 51%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.2%/yr); 139 active listings in the ZIP; solid renter incomes; 1,224 units permitted in Warren County in 2024 (474 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Warren County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 4.2% 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 42 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.61% ✓
• Cap rate: 13.23%
• Cash-on-cash: 24.77%
• DSCR: 2.10
• GRM: 5.2

CMA / ARV

• ARV (median comp): $251,845
• List price: $110,000
• Delta: -56.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
230 Park Ave	0.21mi	4/2.0	2,541 (+3%)	24mo	$290,000	$114	66
99 Arlington Ave	0.69mi	3/2.0 (-1)	2,439 (-2%)	0mo	$305,000	$125	60
418 Park Ave	0.36mi	4/2.0	2,238 (-10%)	12mo	$295,000	$132	57
165 Elaine Dr	0.69mi	4/2.5	2,296 (-7%)	2mo	$349,900	$152	52
417 Spring Ave	0.34mi	5/2.0 (+1)	2,152 (-13%)	16mo	$255,000	$118	44
39 E Bryant Ave	0.51mi	3/2.0 (-1)	2,174 (-12%)	10mo	$305,000	$140	42

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 · 4.2% rent growth · sell at horizon

5-year hold

• IRR: 19.5%
• Equity multiple: 1.81×
• Total profit: $24,849
• Equity at exit: $16,401

10-year hold

• IRR: 28.6%
• Equity multiple: 3.69×
• Total profit: $82,959
• Equity at exit: $9,511

Cash invested: $30,800 (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 45005

• Rents YoY: 4.2%
• Active inventory: 139
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,767 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $636

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 59%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-18
   days on market $110,000 Active 42 DOM
2. 2026-06-17
   days on market $110,000 Active 41 DOM
3. 2026-06-16
   days on market $110,000 Active 40 DOM
4. 2026-06-15
   days on market $110,000 Active 39 DOM
5. 2026-06-13
   days on market $110,000 Active 37 DOM
6. 2026-06-09
   days on market $110,000 Active 33 DOM
7. 2026-06-08
   days on market $110,000 Active 32 DOM
8. 2026-06-07
   pricedays on market $110,000 Active 31 DOM
9. 2026-06-03
   days on market $120,000 Active 27 DOM

   Show marketing remark (379 chars)

   Discover an exceptional investment opportunity. This versatile residence offers ample space in a desirable location. With a total of four bedrooms and two full bathrooms across the structure, this home is ideal for multi-generational living or as an income-generating asset. Loaded with charm, newer mechanicals and roof. Walking distance to downtown with a beautiful river view.

10. 2026-06-02
    days on market $120,000 Active 26 DOM
11. 2026-06-01
    days on market $120,000 Active 25 DOM
12. 2026-05-31
    days on market $120,000 Active 24 DOM
13. 2026-05-06
    listed $130,000 Active 379-char remark

    Show marketing remark (379 chars)

    Discover an exceptional investment opportunity. This versatile residence offers ample space in a desirable location. With a total of four bedrooms and two full bathrooms across the structure, this home is ideal for multi-generational living or as an income-generating asset. Loaded with charm, newer mechanicals and roof. Walking distance to downtown with a beautiful river view.

14. 2026-05-06
    listed $130,000 Active 379-char remark

    Show marketing remark (379 chars)

    Discover an exceptional investment opportunity. This versatile residence offers ample space in a desirable location. With a total of four bedrooms and two full bathrooms across the structure, this home is ideal for multi-generational living or as an income-generating asset. Loaded with charm, newer mechanicals and roof. Walking distance to downtown with a beautiful river view.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°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: $21,203
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,696
• − Management: −$1,696
• − Depreciation: −$3,200
• Taxable income: $6,249
• Est. tax owed @ 24.0%: −$1,500
• After-tax cash flow: $6,129/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.

Condition & rehab AI · 21 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to improve its condition and increase its value. The kitchen and bathrooms are in poor condition and need major repairs. The interior walls and paint also need attention. Landscaping is also in need of improvement. With some updates, this home can become a move-in-ready investment property.

Repairs flagged

• Major kitchen cabinets — poor condition
• Major kitchen countertops — poor condition
• Major bathroom fixtures — poor condition
• Major bathroom flooring — poor condition
• Major interior walls/paint — poor condition
• Major landscaping — overgrown areas

Value-add opportunities

• Resale new kitchen cabinets and countertops — modernizes the kitchen and adds value
• Resale new bathroom fixtures and flooring — modernizes the bathrooms and adds value
• Both paint interior walls — improves the appearance and adds value
• Both landscaping — enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · poor condition	Major	$15,000–50,000
kitchen countertops · poor condition	Major	$15,000–50,000
bathroom fixtures · poor condition	Major	$15,000–50,000
bathroom flooring · poor condition	Major	$15,000–50,000
interior walls/paint · poor condition	Major	$15,000–50,000
landscaping · overgrown areas	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale new kitchen cabinets and countertops — modernizes the kitchen and adds value ↑
• Resale new bathroom fixtures and flooring — modernizes the bathrooms and adds value ↑
• Both paint interior walls — improves the appearance and adds value ↑
• Both landscaping — enhances curb appeal and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Franklin City
• NCES district ID: 3904400
• Math proficiency: 55% ▼ -8.00%
• Reading proficiency: 60% ▼ -5.00%
• Median HH income: $48,983
• Composite: 48.89/100
• National rank: #2081
• State rank: #332 of 656 in OH

Livability — Franklin

• Score: 71/100
• State rank: #396
• US rank: #6546

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Franklin, OH
• County: Warren County · 196,906 people
• City population: 32,251
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 32,251
• Household income: $75,399
• Rent vs Own: 25.4% rent · 74.6% own
• Severe rent burden: 811.0

Population outlook (Warren County) Hauer SSP2

• Today (2025): 248,603 people
• By 2030: 259,345 · +4.3%
• By 2040: 277,666 · +11.7%
• By 2050: 289,599 · +16.5%
• By 2075: 311,681 · +25.4%
• By 2100: 302,738 · +21.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 4% Hispanic / Latino 3% Asian 3%
• Common ancestry: Slovak 3% Italian 2% Romanian 2%
• Foreign-born: 3% · China, Canada
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% Chinese 1%

Political lean MEDSL · Warren

• 2024 margin: Solid R (+31.5) · D 33.8% · R 65.3%
• 2008→2024 swing: +4.5pp toward D · 2008: -36.1pp · 2024: -31.5pp
• All cycles: 2024: R+31.5 2020: R+30.8 2016: R+37.6 2012: R+39.5 2008: R+36.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -192.03%
• Current HPI: 235.1612
• Rent YoY: ▲ 4.20%
• 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

-15.4% since first listed

6 events — show timeline

• 2026-06-03 Price Changed $110,000 Cincy MLS
• 2026-06-03 Price Changed $110,000 Dayton MLS
• 2026-05-21 Price Changed $120,000 Cincy MLS
• 2026-05-21 Price Changed $120,000 Dayton MLS
• 2026-05-06 Listed $130,000 Dayton MLS
• 2026-05-06 Listed $130,000 Cincy MLS