8255 Lakevalley Dr · White Oak, OH 45247

$375,000

3 bd · 2.5 ba · 1,659 sqft · SingleFamily public records · 7 Days on market

Built 1992

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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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Lakehills Subdivision Oversized garage, open floor plan, first floor laundry, finished basement, new living room sliding door, alarm system, water softener. Community Pool, tennis courts and 2 lakes.

Key facts

• Open floor plan
• First floor laundry
• Finished basement

Tags

• OVERSIZED GARAGE
• OPEN FLOOR PLAN
• FIRST FLOOR LAUNDRY
• FINISHED BASEMENT
• NEW LIVING ROOM SLIDING DOOR
• ALARM SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $375k).

Location & tenants

• Location reads 69/100 on livability (#499 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: health & safety C-, schools D-, amenities F.
• Northwest Local (suburban): math 38% / reading 46% proficiency, ranked #508 of 656 in OH (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• 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 $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $105k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $38k; list at $375k implies a 900% gain — meaningful room to come down on a strong offer.

Recommended offer $375,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.47% ✓
• Cap rate: 11.99%
• Cash-on-cash: 20.33%
• DSCR: 1.90
• GRM: 5.7

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: 12.6%
• Equity multiple: 1.50×
• Total profit: $52,615
• Equity at exit: $55,914

10-year hold

• IRR: 21.5%
• Equity multiple: 2.83×
• Total profit: $191,999
• Equity at exit: $32,423

Cash invested: $105,000 (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: 5.7×

Monthly cashflow live

• Estimated rent: $5,500 medium
• Mortgage (P&I): −$1,967
• Tax from tax record: −$443 /mo · $5,317/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,155
• Net cashflow: $1,779

Break-even live

Break-even rent $3,248

Max offer price $375,000

Occupancy floor 63%

Sensitivity live

Price	-10% $1,991	-5% $1,885	+0% $1,779	+5% $1,673	+10% $1,567
Rent	-10% $1,345	-5% $1,562	+0% $1,779	+5% $1,996	+10% $2,214
Rate	-1.0pp $1,968	-0.5pp $1,875	base $1,779	+0.5pp $1,682	+1.0pp $1,583

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: $93,750
• Closing costs: $11,250
• 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	1.35mi

Listing history 7 events

1. 2026-06-21
   days on market $375,000 Active 7 DOM
2. 2026-06-18
   days on market $375,000 Active 5 DOM
3. 2026-06-17
   days on market $375,000 Active 4 DOM
4. 2026-06-16
   days on market $375,000 Active 3 DOM
5. 2026-06-15
   days on market $375,000 Active 2 DOM
6. 2026-06-14
   remarks 200-char remark
7. 2026-06-14
   listed $375,000 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: $5,317 · $443/mo
• Projected year-2 tax: $5,583 · $465/mo
• Expected delta: +$267/yr (+$22/mo · 5.0%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $66,000
• − Mortgage interest: −$21,006
• − Property taxes: −$5,317
• − Insurance: −$1,875
• − Repairs & maintenance: −$5,280
• − Management: −$5,280
• − Depreciation: −$10,909
• Taxable income: $16,333
• Est. tax owed @ 24.0%: −$3,920
• After-tax cash flow: $17,430/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: Northwest Local
• NCES district ID: 3904736
• Math proficiency: 38% ▼ -18.00%
• Reading proficiency: 46% ▼ -10.00%
• Median HH income: $58,765
• Composite: 36.97/100
• National rank: #4528
• State rank: #508 of 656 in OH

Livability — White Oak

• Score: 69/100
• State rank: #499
• US rank: #8343

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: White Oak, OH
• County: Hamilton · 838,887 people
• City population: 29,035
• 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

+900.0% since first listed

2 events — show timeline

• 2026-06-14 Listed $375,000 FSBO.com
• 1992-04-22 Sold (Public Records) $37,500 Public Records

Property tax history

+2.8%/yr

Latest (2025): $5,317 · +7.9% YoY. Source: county tax records.