319 N Eleventh St · Hamilton, OH 45011

$99,900

3 bd · 1.0 ba · 1,224 sqft · SingleFamily public records · 125 Days on market

Built 1900 3,485 sqft lot $82/sqft · 16% below area Est $119k · 16% 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 +14.9/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in ready property in Hamilton. 3 bed 1 bath with 2 car detached garage. Would be a nice addition to your rental portfolio or you could add your own personal touches to renovate. agent owned

Key facts

• 3,485 sq ft lot
• 2 garage spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $521 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.6% 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 (+3.0%/yr); 196 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y 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 $100k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 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 1900 — 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. 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.
7. 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.
8. 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: 1.44% ✓
• Cap rate: 12.55%
• Cash-on-cash: 22.36%
• DSCR: 1.99
• GRM: 5.8

CMA / ARV

• ARV (median comp): $119,452
• List price: $99,900
• Delta: -16.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
922 Vine St	0.33mi	3/2.5	1,256 (+3%)	0mo	$215,000	$171	74
1019 Buckeye St	0.05mi	3/1.0	1,398 (+14%)	8mo	$112,900	$81	68
1303 Campbell Ave	0.32mi	2/1.0 (-1)	1,136 (-7%)	2mo	$180,000	$158	67
130 Lulu	0.54mi	3/1.0	1,290 (+5%)	2mo	$175,000	$136	64
842 Heaton St	0.19mi	3/1.5	1,400 (+14%)	4mo	$108,750	$78	62
827 Greenwood Ave	0.25mi	2/1.0 (-1)	1,072 (-12%)	1mo	$155,000	$145	62
518 Vine St	0.46mi	3/1.0	1,332 (+9%)	3mo	$105,000	$79	62
602 S Thirteenth St	0.66mi	3/1.5	1,270 (+4%)	6mo	$68,000	$54	56
1103 Reservoir St	0.40mi	3/1.0	1,056 (-14%)	7mo	$109,000	$103	52
1416 Maple Ave	0.48mi	2/1.0 (-1)	1,120 (-8%)	8mo	$175,000	$156	52
75 N Fair Ave	0.47mi	2/1.0 (-1)	1,050 (-14%)	3mo	$140,000	$133	47
1709 Helen Ave	0.70mi	3/1.0	1,092 (-11%)	6mo	$176,000	$161	45

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 · 2.95% rent growth · sell at horizon

5-year hold

• IRR: 15.1%
• Equity multiple: 1.60×
• Total profit: $16,915
• Equity at exit: $14,895

10-year hold

• IRR: 23.7%
• Equity multiple: 3.04×
• Total profit: $57,085
• Equity at exit: $8,638

Cash invested: $27,972 (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 45011

• Rents YoY: 3.0%
• Active inventory: 196
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,440 high
• Mortgage (P&I): −$524
• Tax from tax record: −$51 /mo · $612/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $521

Break-even live

Break-even rent $780

Max offer price $99,900

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1025 Heaton St Hamilton, OH	2.0	1.0	1436	$1,025	$0.71	23d	1	0.04mi
906 Vine St Hamilton, OH	3.0	2.0	1152	$1,250	$1.09	19d	1	0.32mi
829 Maple Ave Unit 3 Hamilton, OH	3.0	1.0	1097	$945	$0.86	43d	1	0.46mi
1719 Shirley Ave Hamilton, OH	3.0	1.0	1135	$1,525	$1.34	1d	1	0.77mi
115 Dayton St Unit MAR-201 Hamilton, OH	2.0	2.0	1040	$1,775	$1.71	4d	1	0.82mi
969 Harmon Ave Hamilton, OH	3.0	1.0	1350	$1,695	$1.26	43d	1	0.83mi
967 Shuler Ave Hamilton, OH	3.0	2.0	1466	$1,795	$1.22	43d	1	0.85mi
358 Hampshire Dr Unit 1FNA-49401 Hamilton, OH	2.0	1.0	788	$1,200	$1.52	7d	1	1.14mi
358 Hampshire Dr Hamilton, OH	1.0–2.0	1.0	687	$1,250	$1.82	1d	23	1.14mi
1310 Shuler Ave Unit 2 Hamilton, OH	2.0	1.0	976	$895	$0.92	23d	1	1.19mi
307 N E St Hamilton, OH	4.0	1.5	1466	$1,450	$0.99	43d	1	1.32mi
1118 Bonacker Ave Unit 1116 Hamilton, OH	2.0	1.0	1000	$1,195	$1.20	43d	1	1.32mi
432 Park Ave Hamilton, OH	3.0	1.0	1276	$1,300	$1.02	3d	1	1.32mi
417 Franklin St Hamilton, OH	3.0	1.0	1256	$1,150	$0.92	1d	1	1.41mi

Listing history 25 events

1. 2026-06-18
   days on market $99,900 Active 125 DOM
2. 2026-06-17
   days on market $99,900 Active 124 DOM
3. 2026-06-16
   days on market $99,900 Active 123 DOM
4. 2026-06-15
   days on market $99,900 Active 122 DOM
5. 2026-06-13
   days on market $99,900 Active 120 DOM
6. 2026-06-13
   days on market $99,900 Active 119 DOM
7. 2026-06-09
   days on market $99,900 Active 116 DOM
8. 2026-06-08
   days on market $99,900 Active 115 DOM
9. 2026-06-07
   days on market $99,900 Active 114 DOM
10. 2026-06-03
    days on market $99,900 Active 110 DOM
11. 2026-06-02
    days on market $99,900 Active 109 DOM
12. 2026-06-01
    days on market $99,900 Active 108 DOM
13. 2026-05-31
    days on market $99,900 Active 107 DOM
14. 2026-04-01
    status Active 194-char remark

    Show marketing remark (194 chars)

    Move in ready property in Hamilton. 3 bed 1 bath with 2 car detached garage. Would be a nice addition to your rental portfolio or you could add your own personal touches to renovate. agent owned

15. 2026-03-17
    historical Contingency Pending 194-char remark

    Show marketing remark (194 chars)

    Move in ready property in Hamilton. 3 bed 1 bath with 2 car detached garage. Would be a nice addition to your rental portfolio or you could add your own personal touches to renovate. agent owned

16. 2026-02-23
    price $99,900 194-char remark

    Show marketing remark (194 chars)

    Move in ready property in Hamilton. 3 bed 1 bath with 2 car detached garage. Would be a nice addition to your rental portfolio or you could add your own personal touches to renovate. agent owned

17. 2026-02-19
    soldstatus $61,000
18. 2026-02-13
    listed $104,900 Active 194-char remark

    Show marketing remark (194 chars)

    Move in ready property in Hamilton. 3 bed 1 bath with 2 car detached garage. Would be a nice addition to your rental portfolio or you could add your own personal touches to renovate. agent owned

19. 2011-06-15
    historical
20. 2010-12-14
    listed $49,900
21. 2004-04-19
    soldstatus $37,000
22. 2004-03-03
    listed $42,900
23. 2003-08-22
    historical
24. 2003-03-21
    listed $50,000
25. 1975-05-01
    soldstatus $18,900

ⓘ 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: $612 · $51/mo
• Projected year-2 tax: $1,085 · $90/mo
• Expected delta: +$473/yr (+$39/mo · 77.4%)

ⓘ 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 ≥104°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,282
• − Mortgage interest: −$5,596
• − Property taxes: −$612
• − Insurance: −$500
• − Repairs & maintenance: −$1,383
• − Management: −$1,383
• − Depreciation: −$2,906
• Taxable income: $4,904
• Est. tax owed @ 24.0%: −$1,177
• After-tax cash flow: $5,078/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): 75,864
• Household income: $91,873
• Rent vs Own: 25.4% rent · 74.6% own
• Severe rent burden: 1795.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 12% Black 11% Two or more races 9% Asian 4%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 2% Italian 2% Slovak 2%
• Foreign-born: 11% · Canada, Vietnam, China
• Languages at home: 86% English-only · Spanish 8% Other Indo-European 2% Vietnamese 1%

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: ▼ -188.67%
• Current HPI: 259.7868
• Rent YoY: ▲ 2.95%
• 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

+428.6% since first listed

12 events — show timeline

• 2026-04-01 Relisted — Cincy MLS
• 2026-03-17 Contingent — Cincy MLS
• 2026-02-23 Price Changed $99,900 Cincy MLS
• 2026-02-19 Sold (Public Records) $61,000 Public Records
• 2026-02-13 Listed $104,900 Cincy MLS
• 2011-06-15 Listing Removed — Cincy MLS
• 2010-12-14 Listed $49,900 Cincy MLS
• 2004-04-19 Sold (MLS) $37,000 Cincy MLS
• 2004-03-03 Listed $42,900 Cincy MLS
• 2003-08-22 Listing Removed — Cincy MLS
• 2003-03-21 Listed $50,000 Cincy MLS
• 1975-05-01 Sold (Public Records) $18,900 Public Records

Property tax history

+5.1%/yr

Latest (2025): $612 · +0.5% YoY. Source: county tax records.