6136 Main St · Roachester, OH 45152

$150,000

3 bd · 1.0 ba · 1,598 sqft · SingleFamily public records · 42 Days on market

0.25 ac lot $94/sqft · 43% below area Est $265k · 43% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

No flood insurance needed, in morrow and little Miami schools! Home with lots of Charm! Many updates all within the last 10 years throughout home. Ceramic tile in kitchen, laundry room and bathroom. Bathroom has ceramic surround tub. Freshly painted interior walls and trim. Eat-In Kitchen, Mudroom with walkout to yard. Windows are all vinyl, laminated floors only 6 years old in living room and study. Privacy fenced back yard with fire pit! Little Miami schools, Large back yard for entertaining. Newer large Shed! Great large location! Corner Lot!

Key facts

• 0.25 acre lot
• Listed 42 days

Property features AI

Finance

• Other: Lot about 0.25 acre (approx. 66 x 165)
• HOA & community: No HOA

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electric service
• Home design: Traditional single-family home; Two levels; Residential zoning
• Construction: Built with block and vinyl siding; Block foundation; Shingle roof
• Exterior features: Privacy fencing; Shed on property

Interior

• Kitchen: Tile floor
• Bedrooms: 3 bedrooms total; Primary bedroom on level 1 (12 x 9); Bedroom 2 on level 2 (20 x 14); Bedroom 3 on level 2 (20 x 12)
• Flooring: Laminate flooring in family/great room; Tile flooring in kitchen
• Bathrooms: 1 full bathroom on level 1
• Heating & cooling: Heat pump heating; Central air conditioning; Electric water heater
• Interior features: 7 total rooms; Great room with walkout and laminate flooring; Crawl basement
• Laundry & utility: Main-level laundry room (8 x 12)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $882 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Little Miami Local (rural): math 67% / reading 70% proficiency, ranked #140 of 656 in OH (top 21%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 128 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 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 $1k of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $42k 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 ($146k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $81k; list at $150k implies a 85% gain — meaningful room to come down on a strong offer.

Recommended offer $145,500 (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. 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: 1.60% ✓
• Cap rate: 13.35%
• Cash-on-cash: 25.19%
• DSCR: 2.12
• GRM: 5.2

CMA / ARV

• ARV (median comp): $264,752
• List price: $150,000
• Delta: -43.34%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5054 Salem Rd	0.26mi	3/1.5	1,364 (-15%)	19mo	$270,000	$198	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.7%
• Equity multiple: 1.76×
• Total profit: $31,861
• Equity at exit: $22,365

10-year hold

• IRR: 27.1%
• Equity multiple: 3.38×
• Total profit: $100,131
• Equity at exit: $12,969

Cash invested: $42,000 (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 45152

• Home prices YoY: -31.1%
• Active inventory: 128
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,400 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$165 /mo · $1,984/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $882

Break-even live

Break-even rent $1,284

Max offer price $150,000

Occupancy floor 58%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5089 Jessica Suzanne Dr Morrow, OH	4.0	2.5	1910	$2,400	$1.26	16d	1	1.31mi

Listing history 24 events

1. 2026-06-18
   days on market $150,000 Active 42 DOM
2. 2026-06-17
   days on market $150,000 Active 41 DOM
3. 2026-06-16
   days on market $150,000 Active 40 DOM
4. 2026-06-15
   price $150,000 Active 39 DOM
5. 2026-06-15
   days on market $165,000 Active 39 DOM
6. 2026-06-13
   days on market $165,000 Active 37 DOM
7. 2026-06-09
   days on market $165,000 Active 33 DOM
8. 2026-06-08
   days on market $165,000 Active 32 DOM
9. 2026-06-07
   days on market $165,000 Active 31 DOM
10. 2026-06-03
    days on market $165,000 Active 27 DOM
11. 2026-06-02
    days on market $165,000 Active 26 DOM
12. 2026-06-01
    days on market $165,000 Active 25 DOM
13. 2026-05-31
    days on market $165,000 Active 24 DOM
14. 2026-05-08
    listed $165,000 Active 704-char remark
15. 2024-12-07
    historical 553-char remark

    Show marketing remark (553 chars)

    No flood insurance needed, in morrow and little Miami schools! Home with lots of Charm! Many updates all within the last 10 years throughout home. Ceramic tile in kitchen, laundry room and bathroom. Bathroom has ceramic surround tub. Freshly painted interior walls and trim. Eat-In Kitchen, Mudroom with walkout to yard. Windows are all vinyl, laminated floors only 6 years old in living room and study. Privacy fenced back yard with fire pit! Little Miami schools, Large back yard for entertaining. Newer large Shed! Great large location! Corner Lot!

16. 2024-09-09
    price $205,900 553-char remark

    Show marketing remark (553 chars)

    No flood insurance needed, in morrow and little Miami schools! Home with lots of Charm! Many updates all within the last 10 years throughout home. Ceramic tile in kitchen, laundry room and bathroom. Bathroom has ceramic surround tub. Freshly painted interior walls and trim. Eat-In Kitchen, Mudroom with walkout to yard. Windows are all vinyl, laminated floors only 6 years old in living room and study. Privacy fenced back yard with fire pit! Little Miami schools, Large back yard for entertaining. Newer large Shed! Great large location! Corner Lot!

17. 2024-08-20
    price $215,900 553-char remark

    Show marketing remark (553 chars)

    No flood insurance needed, in morrow and little Miami schools! Home with lots of Charm! Many updates all within the last 10 years throughout home. Ceramic tile in kitchen, laundry room and bathroom. Bathroom has ceramic surround tub. Freshly painted interior walls and trim. Eat-In Kitchen, Mudroom with walkout to yard. Windows are all vinyl, laminated floors only 6 years old in living room and study. Privacy fenced back yard with fire pit! Little Miami schools, Large back yard for entertaining. Newer large Shed! Great large location! Corner Lot!

18. 2024-07-23
    price $219,900 553-char remark

    Show marketing remark (553 chars)

    No flood insurance needed, in morrow and little Miami schools! Home with lots of Charm! Many updates all within the last 10 years throughout home. Ceramic tile in kitchen, laundry room and bathroom. Bathroom has ceramic surround tub. Freshly painted interior walls and trim. Eat-In Kitchen, Mudroom with walkout to yard. Windows are all vinyl, laminated floors only 6 years old in living room and study. Privacy fenced back yard with fire pit! Little Miami schools, Large back yard for entertaining. Newer large Shed! Great large location! Corner Lot!

19. 2024-07-08
    price $224,900 553-char remark

    Show marketing remark (553 chars)

    No flood insurance needed, in morrow and little Miami schools! Home with lots of Charm! Many updates all within the last 10 years throughout home. Ceramic tile in kitchen, laundry room and bathroom. Bathroom has ceramic surround tub. Freshly painted interior walls and trim. Eat-In Kitchen, Mudroom with walkout to yard. Windows are all vinyl, laminated floors only 6 years old in living room and study. Privacy fenced back yard with fire pit! Little Miami schools, Large back yard for entertaining. Newer large Shed! Great large location! Corner Lot!

20. 2024-06-29
    listed $229,900 Active 553-char remark

    Show marketing remark (553 chars)

    No flood insurance needed, in morrow and little Miami schools! Home with lots of Charm! Many updates all within the last 10 years throughout home. Ceramic tile in kitchen, laundry room and bathroom. Bathroom has ceramic surround tub. Freshly painted interior walls and trim. Eat-In Kitchen, Mudroom with walkout to yard. Windows are all vinyl, laminated floors only 6 years old in living room and study. Privacy fenced back yard with fire pit! Little Miami schools, Large back yard for entertaining. Newer large Shed! Great large location! Corner Lot!

21. 2015-08-07
    soldstatus $81,000
22. 2015-08-04
    soldstatus $80,900 Sold

    Show marketing remark (258 chars)

    A must see! Completely renovated top to bottom. Tile kitchen, bath, & laundry room. New HVAC, water softener & heater, kitchen, carpet-paint throughout, & much more. Better than brand new! Huge back yard. Appliances included. Convenient location.

23. 2015-06-30
    historical Accept Backup Offers

    Show marketing remark (258 chars)

    A must see! Completely renovated top to bottom. Tile kitchen, bath, & laundry room. New HVAC, water softener & heater, kitchen, carpet-paint throughout, & much more. Better than brand new! Huge back yard. Appliances included. Convenient location.

24. 2015-06-26
    listed $80,900 Active

    Show marketing remark (258 chars)

    A must see! Completely renovated top to bottom. Tile kitchen, bath, & laundry room. New HVAC, water softener & heater, kitchen, carpet-paint throughout, & much more. Better than brand new! Huge back yard. Appliances included. Convenient location.

ⓘ 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: $1,984 · $165/mo
• Projected year-2 tax: $2,162 · $180/mo
• Expected delta: +$178/yr (+$15/mo · 9.0%)

ⓘ 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 3/10 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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,800
• − Mortgage interest: −$8,402
• − Property taxes: −$1,984
• − Insurance: −$750
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − Depreciation: −$4,364
• Taxable income: $8,692
• Est. tax owed @ 24.0%: −$2,086
• After-tax cash flow: $8,492/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: Little Miami Local
• NCES district ID: 3905044
• Math proficiency: 67% ▼ -11.00%
• Reading proficiency: 70% ▼ -6.00%
• Median HH income: $74,949
• Composite: 60.5/100
• National rank: #844
• State rank: #140 of 656 in OH

Livability — Roachester

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Roachester, OH
• County: Warren · 227,646 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 13,577
• Household income: $120,340
• Rent vs Own: 11.8% rent · 88.2% own
• Severe rent burden: 5.6

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Two or more races 3% Black 2% Asian 2%
• Common ancestry: Romanian 7% Italian 3% Lithuanian 2%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 2% 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: ▼ -108.41%
• Current HPI: 239.7828
• 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

+85.4% since first listed

12 events — show timeline

• 2026-06-15 Price Changed $150,000 Cincy MLS
• 2026-05-08 Listed $165,000 Cincy MLS
• 2024-12-07 Listing Removed — Cincy MLS
• 2024-09-09 Price Changed $205,900 Cincy MLS
• 2024-08-20 Price Changed $215,900 Cincy MLS
• 2024-07-23 Price Changed $219,900 Cincy MLS
• 2024-07-08 Price Changed $224,900 Cincy MLS
• 2024-06-29 Listed $229,900 Cincy MLS
• 2015-08-07 Sold (Public Records) $81,000 Public Records
• 2015-08-04 Sold (MLS) $80,900 Cincy MLS
• 2015-06-30 Contingent — Cincy MLS
• 2015-06-26 Listed $80,900 Cincy MLS

Property tax history

+1.7%/yr

Latest (2025): $1,984 · -0.2% YoY. Source: county tax records.