6004 Snyder Rd · Dent, OH 45247

$315,000

4 bd · 2.0 ba · 1,560 sqft · SingleFamily public records · 15 Days on market

Built 1958 0.46 ac lot

---

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 +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

Fully renovated and move-in ready! This beautifully updated 4-bedroom, 2-bathroom home offers the perfect blend of modern upgrades and timeless charm. The stunning brand-new kitchen features new cabinetry, countertops, appliances, and fixtures, while the fully remodeled bathrooms showcase contemporary finishes and updated plumbing. Enjoy beautiful hardwood floors, brand-new carpeting, updated electrical and plumbing systems, new interior doors, and most windows replaced throughout the home. Every detail has been thoughtfully updated to provide comfort, style, and peace of mind. Major improvements include a roof approximately 2 years old, updated gutters, a water heater approximately 2 years

Key facts

• Fully renovated
• Updated electrical
• New carpeting

Tags

• FULLY RENOVATED
• BRAND-NEW KITCHEN
• REMODELED BATHROOMS
• HARDWOOD FLOORS
• NEW CARPETING
• UPDATED ELECTRICAL

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Utilities: Public water; Public sewer; Natural gas service
• Home design: Traditional single-family home; Two levels; Block foundation; Second floor area approx. 600
• Construction: Brick and wood siding exterior; Shingle roof
• Exterior features: Vinyl windows; Lot approximately 0.459 acres; Residential zoning

Interior

• Kitchen: Kitchen space approx. 15 x 10
• Bedrooms: Four bedrooms total; Primary bedroom on level 1 (approx. 11 x 9); One bedroom on level 2 (approx. 11 x 9); Second bedroom on level 2 (approx. 10 x 10); Third bedroom on level 2 (approx. 10 x 9)
• Bathrooms: Two full bathrooms; One full bathroom on level 1; One full bathroom on level 2
• Heating & cooling: Forced air heating; Central air conditioning; Gas water heating
• Interior features: Eight total rooms; Full basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $315k).
• Recommended offer: $310k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.8% 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.
• Zoned schools: Charles W Springmyer Elementary School (math 84% / reading 82%, grade A+, #102 of 1,584 statewide, top 7%, 460 students, 21% FRL); Bridgetown Middle School (math 71% / reading 77%, grade A, #94 of 654 statewide, top 15%, 648 students, 0% FRL); Oak Hills High School (math 8% / reading 69%, grade F, #557 of 781 statewide, top 72%, 2,325 students, 0% FRL).
• Market conditions: 50 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• At $5,500/mo this rent would consume 69% of the median local household income ($96k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $88k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $59k; list at $315k implies a 434% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $310,275 (1.5% below list)

Questions for the listing agent

1. Built in 1958 — 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: 1.75% ✓
• Cap rate: 14.79%
• Cash-on-cash: 30.35%
• DSCR: 2.35
• GRM: 4.8

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: 25.0%
• Equity multiple: 2.03×
• Total profit: $91,064
• Equity at exit: $46,968

10-year hold

• IRR: 32.8%
• Equity multiple: 3.98×
• Total profit: $262,407
• Equity at exit: $27,235

Cash invested: $88,200 (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: 50
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $5,500 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$331 /mo · $3,976/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,155
• Net cashflow: $2,231

Break-even live

Break-even rent $2,677

Max offer price $315,000

Occupancy floor 54%

Sensitivity live

Price	-10% $2,409	-5% $2,320	+0% $2,231	+5% $2,141	+10% $2,052
Rent	-10% $1,796	-5% $2,013	+0% $2,231	+5% $2,448	+10% $2,665
Rate	-1.0pp $2,389	-0.5pp $2,311	base $2,231	+0.5pp $2,149	+1.0pp $2,066

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6268 Mullen Rd Cincinnati, OH	4.0	2.0	2025	$5,500	$2.72	3d	1	1.29mi

Listing history 10 events

1. 2026-06-21
   days on market $315,000 Active 15 DOM
2. 2026-06-18
   days on market $315,000 Active 12 DOM
3. 2026-06-17
   days on market $315,000 Active 11 DOM
4. 2026-06-16
   days on market $315,000 Active 10 DOM
5. 2026-06-15
   days on market $315,000 Active 9 DOM
6. 2026-06-13
   days on market $315,000 Active 7 DOM
7. 2026-06-09
   days on market $315,000 Active 3 DOM
8. 2026-06-08
   days on market $315,000 Active 2 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $315,000 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: $3,976 · $331/mo
• Projected year-2 tax: $4,445 · $370/mo
• Expected delta: +$469/yr (+$39/mo · 11.8%)

ⓘ 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: $66,000
• − Mortgage interest: −$17,645
• − Property taxes: −$3,976
• − Insurance: −$1,575
• − Repairs & maintenance: −$5,280
• − Management: −$5,280
• − Depreciation: −$9,164
• Taxable income: $23,080
• Est. tax owed @ 24.0%: −$5,539
• After-tax cash flow: $21,227/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

+433.9% since first listed

2 events — show timeline

• 2026-06-06 Listed $315,000 Cincy MLS
• 1986-11-05 Sold (Public Records) $59,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $3,976 · +20.4% YoY. Source: county tax records.