1248 Western Ave · Hamilton, OH 45013

$190,900

2 bd · 1.0 ba · 1,250 sqft · SingleFamily public records · 69 Days on market

Built 1919 3,920 sqft lot $153/sqft · 6% above area Est $180k · 6% over

---

Why this score? — see what drove the D 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 +14.7/30.0
• ARV discount +4.7/15.0
• DSCR +4.5/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +3.4/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully updated 2-bedroom, 1-bath gem offering comfort, style, and convenience in an ideal location. From the moment you arrive, you’ll appreciate the fresh curb appeal featuring a brand-new front door and new roof, setting the tone for the many upgrades found throughout the home. Step inside to a spacious living room filled with natural light, perfect for relaxing or entertaining guests. The designated dining room provides ample space for a full-size table, making it ideal for gatherings and everyday meals alike. The completely renovated kitchen is sure to impress with its modern design, featuring crisp white cabinetry, gleaming granite countertops, a classic subway tile backsplash, and a peninsula that offers additional seating for casual dining. Stainless steel appliances, including a dishwasher, complete this functional and stylish space. Toward the rear of the home, you’ll find a practical mudroom—perfect for storage, organization, and keeping daily life running smoothly. The fully updated bathroom showcases a tub/shower combination along with a vanity that offers excellent storage. Both bedrooms are generously sized with newer carpet, while the primary bedroom boasts a huge walk-in closet—an uncommon and highly desirable feature. Throughout the home, you’ll notice newer flooring, adding a fresh and cohesive feel. Additional updates include newer air conditioning and a newer privacy fence, enhancing both comfort and outdoor enjoyment. Located just a short distance from Spooky Nook Sports Complex and only minutes from the vibrant Downtown Hamilton area, you’ll enjoy easy access to shopping, dining, parks, and entertainment. Alley parking behind the home adds extra convenience. This move-in ready home perfectly blends modern updates with everyday practicality—don’t miss your chance to make it yours!

Key facts

• New front door
• Granite countertops
• New roof

Tags

• NEW FRONT DOOR
• NEW ROOF
• FULLY RENOVATED KITCHEN
• GRANITE COUNTERTOPS
• SUBWAY TILE BACKSPLASH
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $191k.

Deal economics

• At list price, monthly cash flow is $48 ($570/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (19.7% below list).
• Recommended offer: $153k (19.7% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.6% in Hamilton — 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 73/100 on livability (#332 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B; Watch: crime C-, amenities C-, employment D.
• Hamilton City (suburban): math 42% / reading 45% proficiency, ranked #517 of 656 in OH (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.7%/yr); 127 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 1,163 units permitted in Butler County in 2024 (356 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 12y 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.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $153,337 (19.7% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1919 — 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 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.80% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.07%
• DSCR: 1.05
• GRM: 10.4

CMA / ARV

• ARV (median comp): $179,762
• List price: $190,900
• Delta: 6.20%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
177 Thomas Blvd	0.34mi	3/1.0 (+1)	1,238 (-1%)	3mo	$200,000	$162	75
1133 Ross Ave	0.15mi	2/1.0	1,085 (-13%)	1mo	$178,000	$164	70
1103 Hunt Ave	0.33mi	2/1.0	1,144 (-8%)	5mo	$78,000	$68	67
1306 Franklin St	0.28mi	2/1.0	1,085 (-13%)	1mo	$165,000	$152	64
1567 Sunset Dr	0.36mi	3/1.5 (+1)	1,355 (+8%)	0mo	$249,900	$184	62
46 Lexington Dr	0.39mi	3/1.0 (+1)	1,134 (-9%)	3mo	$200,000	$176	59
920 Lawn Ave	0.45mi	2/1.5	1,110 (-11%)	1mo	$227,500	$205	58
805 Eaton Ave	0.65mi	3/1.5 (+1)	1,280 (+2%)	4mo	$189,000	$148	56
920 Webster Ave	0.75mi	3/1.0 (+1)	1,216 (-3%)	3mo	$206,000	$169	53
5 Commerce St	0.52mi	3/1.0 (+1)	1,116 (-11%)	4mo	$147,500	$132	49
1401 Park Ave	0.49mi	3/2.0 (+1)	1,375 (+10%)	3mo	$250,000	$182	49
1020 Westview Ave	0.71mi	3/1.0 (+1)	1,107 (-11%)	2mo	$198,900	$180	41

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 · 3.69% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.50×
• Total profit: $-26,908
• Equity at exit: $28,464

10-year hold

• IRR: -4.2%
• Equity multiple: 0.71×
• Total profit: $-15,368
• Equity at exit: $16,506

Cash invested: $53,452 (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 45013

• Rents YoY: 3.7%
• Active inventory: 127
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,533 high
• Mortgage (P&I): −$1,001
• Tax from tax record: −$83 /mo · $998/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $48

Break-even live

Break-even rent $1,473

Max offer price $190,900

Occupancy floor 92%

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: $47,725
• Closing costs: $5,727
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1151 NW Washington Blvd Hamilton, OH	2.0	1.5	1046	$1,200	$1.15	2d	1	0.60mi
217 Eaton Ave Unit Down Hamilton, OH	1.0	1.0	1128	$975	$0.86	3d	1	0.70mi
547 Rhea Ave Hamilton, OH	3.0	2.5	1412	$2,300	$1.63	44d	1	0.79mi
884 Armistead Dr Hamilton, OH	3.0	1.0	1258	$1,600	$1.27	44d	1	0.82mi
901 Cleveland Ave Hamilton, OH	3.0	1.5	1133	$2,250	$1.99	2d	1	0.95mi
432 Park Ave Hamilton, OH	3.0	1.0	1276	$1,300	$1.02	3d	1	0.99mi
417 Franklin St Hamilton, OH	3.0	1.0	1256	$1,150	$0.92	2d	1	1.01mi
98 Timber Hill Dr Unit 1 Hamilton, OH	3.0	2.5	1650	$2,350	$1.42	7d	1	1.10mi
501 Prytania Ave Hamilton, OH	3.0	1.5	1874	$2,275	$1.21	2d	1	1.13mi
50 Curtis Dr Hamilton, OH	2.0–3.0	1.0–1.5	882	$1,095	$1.24	2d	2	1.15mi
135 Timberhill Dr Hamilton, OH	1.0–2.0	1.0	957	$1,205	$1.26	2d	3	1.26mi
11 Taylor Dr Hamilton, OH	2.0–3.0	2.0	1132	$1,695	$1.50	2d	15	1.28mi
455 Rockford Dr Hamilton, OH	3.0	1.0	1064	$1,650	$1.55	19d	1	1.39mi
1689 Eden Park Dr Hamilton, OH	2.0	1.0	1044	$1,300	$1.25	2d	1	1.42mi
37 Twinbrook Ct Hamilton, OH	3.0	1.0	925	$1,675	$1.81	44d	1	1.44mi
1740 Eden Park Dr Hamilton, OH	1.0–2.0	1.0–1.5	782	$2,135	$2.73	2d	1	1.48mi

Listing history 39 events

1. 2026-06-18
   days on market $190,900 Active 69 DOM
2. 2026-06-17
   days on market $190,900 Active 68 DOM
3. 2026-06-16
   days on market $190,900 Active 67 DOM
4. 2026-06-15
   days on market $190,900 Active 66 DOM
5. 2026-06-13
   days on market $190,900 Active 64 DOM
6. 2026-06-13
   days on market $190,900 Active 63 DOM
7. 2026-06-09
   days on market $190,900 Active 60 DOM
8. 2026-06-08
   days on market $190,900 Active 59 DOM
9. 2026-06-07
   statusdays on market $190,900 Active 58 DOM
10. 2026-06-03
    days on market $190,900 Contingency Pending 54 DOM
11. 2026-06-02
    days on market $190,900 Contingency Pending 53 DOM
12. 2026-06-01
    days on market $190,900 Contingency Pending 52 DOM
13. 2026-05-31
    days on market $190,900 Contingency Pending 51 DOM
14. 2026-05-11
    status Active 1906-char remark

    Show marketing remark (909 chars)

    Welcome home to this beautifully updated 2-bedroom, 1-bath gem offering comfort, style, and convenience. Enjoy great curb appeal with a new front door and roof. Inside, a spacious living room filled with natural light flows into a designated dining room perfect for gatherings. The fully renovated kitchen features white cabinets, granite countertops, subway tile backsplash, a peninsula for seating, and stainless steel appliances including a dishwasher. A rear mudroom adds valuable storage and function. The updated bathroom includes a tub/shower combo and vanity with storage. Both bedrooms offer newer carpet, and the primary features a large walk-in closet. Newer flooring runs throughout, along with newer A/C and a privacy fence. Located near Spooky Nook Sports Complex and minutes from Downtown Hamilton, with easy access to shopping, dining, and parks. Alley parking adds convenience. Move-in ready!

15. 2026-05-11
    status Active 909-char remark

    Show marketing remark (909 chars)

    Welcome home to this beautifully updated 2-bedroom, 1-bath gem offering comfort, style, and convenience. Enjoy great curb appeal with a new front door and roof. Inside, a spacious living room filled with natural light flows into a designated dining room perfect for gatherings. The fully renovated kitchen features white cabinets, granite countertops, subway tile backsplash, a peninsula for seating, and stainless steel appliances including a dishwasher. A rear mudroom adds valuable storage and function. The updated bathroom includes a tub/shower combo and vanity with storage. Both bedrooms offer newer carpet, and the primary features a large walk-in closet. Newer flooring runs throughout, along with newer A/C and a privacy fence. Located near Spooky Nook Sports Complex and minutes from Downtown Hamilton, with easy access to shopping, dining, and parks. Alley parking adds convenience. Move-in ready!

16. 2026-05-06
    historical Contingency Pending 909-char remark

    Show marketing remark (1906 chars)

    Welcome home to this beautifully updated 2-bedroom, 1-bath gem offering comfort, style, and convenience in an ideal location. From the moment you arrive, you’ll appreciate the fresh curb appeal featuring a brand-new front door and new roof, setting the tone for the many upgrades found throughout the home. Step inside to a spacious living room filled with natural light, perfect for relaxing or entertaining guests. The designated dining room provides ample space for a full-size table, making it ideal for gatherings and everyday meals alike. The completely renovated kitchen is sure to impress with its modern design, featuring crisp white cabinetry, gleaming granite countertops, a classic subway tile backsplash, and a peninsula that offers additional seating for casual dining. Stainless steel appliances, including a dishwasher, complete this functional and stylish space. Toward the rear of the home, you’ll find a practical mudroom—perfect for storage, organization, and keeping daily life running smoothly. The fully updated bathroom showcases a tub/shower combination along with a vanity that offers excellent storage. Both bedrooms are generously sized with newer carpet, while the primary bedroom boasts a huge walk-in closet—an uncommon and highly desirable feature. Throughout the home, you’ll notice newer flooring, adding a fresh and cohesive feel. Additional updates include newer air conditioning and a newer privacy fence, enhancing both comfort and outdoor enjoyment. Located just a short distance from Spooky Nook Sports Complex and only minutes from the vibrant Downtown Hamilton area, you’ll enjoy easy access to shopping, dining, parks, and entertainment. Alley parking behind the home adds extra convenience. This move-in ready home perfectly blends modern updates with everyday practicality—don’t miss your chance to make it yours!

17. 2026-05-06
    status Pending 1906-char remark

    Show marketing remark (1906 chars)

    Welcome home to this beautifully updated 2-bedroom, 1-bath gem offering comfort, style, and convenience in an ideal location. From the moment you arrive, you’ll appreciate the fresh curb appeal featuring a brand-new front door and new roof, setting the tone for the many upgrades found throughout the home. Step inside to a spacious living room filled with natural light, perfect for relaxing or entertaining guests. The designated dining room provides ample space for a full-size table, making it ideal for gatherings and everyday meals alike. The completely renovated kitchen is sure to impress with its modern design, featuring crisp white cabinetry, gleaming granite countertops, a classic subway tile backsplash, and a peninsula that offers additional seating for casual dining. Stainless steel appliances, including a dishwasher, complete this functional and stylish space. Toward the rear of the home, you’ll find a practical mudroom—perfect for storage, organization, and keeping daily life running smoothly. The fully updated bathroom showcases a tub/shower combination along with a vanity that offers excellent storage. Both bedrooms are generously sized with newer carpet, while the primary bedroom boasts a huge walk-in closet—an uncommon and highly desirable feature. Throughout the home, you’ll notice newer flooring, adding a fresh and cohesive feel. Additional updates include newer air conditioning and a newer privacy fence, enhancing both comfort and outdoor enjoyment. Located just a short distance from Spooky Nook Sports Complex and only minutes from the vibrant Downtown Hamilton area, you’ll enjoy easy access to shopping, dining, parks, and entertainment. Alley parking behind the home adds extra convenience. This move-in ready home perfectly blends modern updates with everyday practicality—don’t miss your chance to make it yours!

18. 2026-05-02
    status Active 909-char remark

    Show marketing remark (1906 chars)

    Welcome home to this beautifully updated 2-bedroom, 1-bath gem offering comfort, style, and convenience in an ideal location. From the moment you arrive, you’ll appreciate the fresh curb appeal featuring a brand-new front door and new roof, setting the tone for the many upgrades found throughout the home. Step inside to a spacious living room filled with natural light, perfect for relaxing or entertaining guests. The designated dining room provides ample space for a full-size table, making it ideal for gatherings and everyday meals alike. The completely renovated kitchen is sure to impress with its modern design, featuring crisp white cabinetry, gleaming granite countertops, a classic subway tile backsplash, and a peninsula that offers additional seating for casual dining. Stainless steel appliances, including a dishwasher, complete this functional and stylish space. Toward the rear of the home, you’ll find a practical mudroom—perfect for storage, organization, and keeping daily life running smoothly. The fully updated bathroom showcases a tub/shower combination along with a vanity that offers excellent storage. Both bedrooms are generously sized with newer carpet, while the primary bedroom boasts a huge walk-in closet—an uncommon and highly desirable feature. Throughout the home, you’ll notice newer flooring, adding a fresh and cohesive feel. Additional updates include newer air conditioning and a newer privacy fence, enhancing both comfort and outdoor enjoyment. Located just a short distance from Spooky Nook Sports Complex and only minutes from the vibrant Downtown Hamilton area, you’ll enjoy easy access to shopping, dining, parks, and entertainment. Alley parking behind the home adds extra convenience. This move-in ready home perfectly blends modern updates with everyday practicality—don’t miss your chance to make it yours!

19. 2026-05-02
    status Active 1906-char remark

    Show marketing remark (1906 chars)

    Welcome home to this beautifully updated 2-bedroom, 1-bath gem offering comfort, style, and convenience in an ideal location. From the moment you arrive, you’ll appreciate the fresh curb appeal featuring a brand-new front door and new roof, setting the tone for the many upgrades found throughout the home. Step inside to a spacious living room filled with natural light, perfect for relaxing or entertaining guests. The designated dining room provides ample space for a full-size table, making it ideal for gatherings and everyday meals alike. The completely renovated kitchen is sure to impress with its modern design, featuring crisp white cabinetry, gleaming granite countertops, a classic subway tile backsplash, and a peninsula that offers additional seating for casual dining. Stainless steel appliances, including a dishwasher, complete this functional and stylish space. Toward the rear of the home, you’ll find a practical mudroom—perfect for storage, organization, and keeping daily life running smoothly. The fully updated bathroom showcases a tub/shower combination along with a vanity that offers excellent storage. Both bedrooms are generously sized with newer carpet, while the primary bedroom boasts a huge walk-in closet—an uncommon and highly desirable feature. Throughout the home, you’ll notice newer flooring, adding a fresh and cohesive feel. Additional updates include newer air conditioning and a newer privacy fence, enhancing both comfort and outdoor enjoyment. Located just a short distance from Spooky Nook Sports Complex and only minutes from the vibrant Downtown Hamilton area, you’ll enjoy easy access to shopping, dining, parks, and entertainment. Alley parking behind the home adds extra convenience. This move-in ready home perfectly blends modern updates with everyday practicality—don’t miss your chance to make it yours!

20. 2026-04-28
    historical Contingency Pending 909-char remark

    Show marketing remark (1906 chars)

    Welcome home to this beautifully updated 2-bedroom, 1-bath gem offering comfort, style, and convenience in an ideal location. From the moment you arrive, you’ll appreciate the fresh curb appeal featuring a brand-new front door and new roof, setting the tone for the many upgrades found throughout the home. Step inside to a spacious living room filled with natural light, perfect for relaxing or entertaining guests. The designated dining room provides ample space for a full-size table, making it ideal for gatherings and everyday meals alike. The completely renovated kitchen is sure to impress with its modern design, featuring crisp white cabinetry, gleaming granite countertops, a classic subway tile backsplash, and a peninsula that offers additional seating for casual dining. Stainless steel appliances, including a dishwasher, complete this functional and stylish space. Toward the rear of the home, you’ll find a practical mudroom—perfect for storage, organization, and keeping daily life running smoothly. The fully updated bathroom showcases a tub/shower combination along with a vanity that offers excellent storage. Both bedrooms are generously sized with newer carpet, while the primary bedroom boasts a huge walk-in closet—an uncommon and highly desirable feature. Throughout the home, you’ll notice newer flooring, adding a fresh and cohesive feel. Additional updates include newer air conditioning and a newer privacy fence, enhancing both comfort and outdoor enjoyment. Located just a short distance from Spooky Nook Sports Complex and only minutes from the vibrant Downtown Hamilton area, you’ll enjoy easy access to shopping, dining, parks, and entertainment. Alley parking behind the home adds extra convenience. This move-in ready home perfectly blends modern updates with everyday practicality—don’t miss your chance to make it yours!

21. 2026-04-28
    status Pending 1906-char remark

    Show marketing remark (1906 chars)

    Welcome home to this beautifully updated 2-bedroom, 1-bath gem offering comfort, style, and convenience in an ideal location. From the moment you arrive, you’ll appreciate the fresh curb appeal featuring a brand-new front door and new roof, setting the tone for the many upgrades found throughout the home. Step inside to a spacious living room filled with natural light, perfect for relaxing or entertaining guests. The designated dining room provides ample space for a full-size table, making it ideal for gatherings and everyday meals alike. The completely renovated kitchen is sure to impress with its modern design, featuring crisp white cabinetry, gleaming granite countertops, a classic subway tile backsplash, and a peninsula that offers additional seating for casual dining. Stainless steel appliances, including a dishwasher, complete this functional and stylish space. Toward the rear of the home, you’ll find a practical mudroom—perfect for storage, organization, and keeping daily life running smoothly. The fully updated bathroom showcases a tub/shower combination along with a vanity that offers excellent storage. Both bedrooms are generously sized with newer carpet, while the primary bedroom boasts a huge walk-in closet—an uncommon and highly desirable feature. Throughout the home, you’ll notice newer flooring, adding a fresh and cohesive feel. Additional updates include newer air conditioning and a newer privacy fence, enhancing both comfort and outdoor enjoyment. Located just a short distance from Spooky Nook Sports Complex and only minutes from the vibrant Downtown Hamilton area, you’ll enjoy easy access to shopping, dining, parks, and entertainment. Alley parking behind the home adds extra convenience. This move-in ready home perfectly blends modern updates with everyday practicality—don’t miss your chance to make it yours!

22. 2026-04-10
    listed $199,900 Active 1906-char remark

    Show marketing remark (909 chars)

    Welcome home to this beautifully updated 2-bedroom, 1-bath gem offering comfort, style, and convenience. Enjoy great curb appeal with a new front door and roof. Inside, a spacious living room filled with natural light flows into a designated dining room perfect for gatherings. The fully renovated kitchen features white cabinets, granite countertops, subway tile backsplash, a peninsula for seating, and stainless steel appliances including a dishwasher. A rear mudroom adds valuable storage and function. The updated bathroom includes a tub/shower combo and vanity with storage. Both bedrooms offer newer carpet, and the primary features a large walk-in closet. Newer flooring runs throughout, along with newer A/C and a privacy fence. Located near Spooky Nook Sports Complex and minutes from Downtown Hamilton, with easy access to shopping, dining, and parks. Alley parking adds convenience. Move-in ready!

23. 2026-04-10
    listed $199,900 Active 909-char remark

    Show marketing remark (909 chars)

    Welcome home to this beautifully updated 2-bedroom, 1-bath gem offering comfort, style, and convenience. Enjoy great curb appeal with a new front door and roof. Inside, a spacious living room filled with natural light flows into a designated dining room perfect for gatherings. The fully renovated kitchen features white cabinets, granite countertops, subway tile backsplash, a peninsula for seating, and stainless steel appliances including a dishwasher. A rear mudroom adds valuable storage and function. The updated bathroom includes a tub/shower combo and vanity with storage. Both bedrooms offer newer carpet, and the primary features a large walk-in closet. Newer flooring runs throughout, along with newer A/C and a privacy fence. Located near Spooky Nook Sports Complex and minutes from Downtown Hamilton, with easy access to shopping, dining, and parks. Alley parking adds convenience. Move-in ready!

24. 2023-12-16
    price $169,000
25. 2023-08-21
    soldstatus $175,000
26. 2023-08-01
    soldstatus $175,000 Closed
27. 2023-07-01
    status Pending
28. 2023-06-30
    listed $175,000 Active
29. 2023-06-30
    price $175,000
30. 2023-06-27
    historical
31. 2023-06-22
    price $169,000
32. 2023-06-21
    price $179,000
33. 2023-06-06
    status Active
34. 2023-06-06
    price $186,000
35. 2023-04-26
    status Pending
36. 2023-04-17
    listed $194,900 Active
37. 2014-08-08
    historical
38. 2014-02-05
    listed $54,900
39. 1993-03-16
    soldstatus $25,000

ⓘ 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: $998 · $83/mo
• Projected year-2 tax: $1,988 · $166/mo
• Expected delta: +$990/yr (+$82/mo · 99.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 20 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,400
• − Mortgage interest: −$10,693
• − Property taxes: −$998
• − Insurance: −$954
• − Repairs & maintenance: −$1,472
• − Management: −$1,472
• − Depreciation: −$5,553
• Taxable loss: −$2,743
• Est. tax savings @ 24.0%: +$658
• After-tax cash flow: $1,229/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: Hamilton City
• NCES district ID: 3904410
• Math proficiency: 42% ▼ -13.00%
• Reading proficiency: 45% ▼ -10.00%
• Median HH income: $40,488
• Composite: 36.48/100
• National rank: #4656
• State rank: #517 of 656 in OH

Livability — Hamilton

• Score: 73/100
• State rank: #332
• US rank: #5467

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hamilton, OH
• County: Butler County · 381,674 people
• City population: 140,900
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 53,998
• Household income: $73,633
• Rent vs Own: 26.5% rent · 73.5% own
• Severe rent burden: 1047.0

Population outlook (Butler County) Hauer SSP2

• Today (2025): 387,706 people
• By 2030: 392,028 · +1.1%
• By 2040: 395,307 · +2.0%
• By 2050: 391,116 · +0.9%
• By 2075: 378,642 · -2.3%
• By 2100: 343,248 · -11.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 4% Black 3%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Butler

• 2024 margin: Strong R (+26.3) · D 36.4% · R 62.7%
• 2008→2024 swing: -3.6pp toward R · 2008: -22.6pp · 2024: -26.3pp
• All cycles: 2024: R+26.3 2020: R+24.0 2016: R+28.3 2012: R+26.2 2008: R+22.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -210.85%
• Current HPI: 237.0239
• Rent YoY: ▲ 3.69%
• 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

+699.6% since first listed

26 events — show timeline

• 2026-05-11 Relisted — Dayton MLS
• 2026-05-11 Relisted — Cincy MLS
• 2026-05-06 Contingent — Cincy MLS
• 2026-05-06 Pending — Dayton MLS
• 2026-05-02 Relisted — Cincy MLS
• 2026-05-02 Relisted — Dayton MLS
• 2026-04-28 Contingent — Cincy MLS
• 2026-04-28 Pending — Dayton MLS
• 2026-04-10 Listed $199,900 Cincy MLS
• 2026-04-10 Listed $199,900 Dayton MLS
• 2023-12-16 Price Changed $169,000 Cincy MLS
• 2023-08-21 Sold (Public Records) $175,000 Public Records
• 2023-08-01 Sold (MLS) $175,000 Cincy MLS
• 2023-07-01 Pending — Cincy MLS
• 2023-06-30 Price Changed $175,000 Cincy MLS
• 2023-06-30 Listed $175,000 Cincy MLS
• 2023-06-27 Listing Removed — Cincy MLS
• 2023-06-22 Price Changed $169,000 Cincy MLS
• 2023-06-21 Price Changed $179,000 Cincy MLS
• 2023-06-06 Relisted — Cincy MLS
• 2023-06-06 Price Changed $186,000 Cincy MLS
• 2023-04-26 Pending — Cincy MLS
• 2023-04-17 Listed $194,900 Cincy MLS
• 2014-08-08 Listing Removed — Cincy MLS
• 2014-02-05 Listed $54,900 Cincy MLS
• 1993-03-16 Sold (Public Records) $25,000 Public Records

Property tax history

-1.4%/yr

Latest (2025): $998 · +0.6% YoY. Source: county tax records.