2371 Wilson Ave · Mount Healthy Heights, OH 45231

$104,900

3 bd · 1.0 ba · 1,495 sqft · SingleFamily public records · 62 Days on market

Built 1955 5,053 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.2/5.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 Bedroom 2 full bath 2 story home. Master Suite with balcony... WBFP... Fenced in backyard with storage shed... 1 car detached garage. Must See!!!! Hud case 411-349933. Hud homes are sold as is without any guarantee or Warranty.

Key facts

• 5,053 sq ft lot
• Garage
• Built 1955

Property features AI

Finance

• Other: Residential zoning
• HOA & community: No HOA

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer; Natural gas
• Home design: Ranch architectural style; Single-family home; Two levels; Slab foundation
• Construction: Aluminum siding; Wood siding; Shingle roof
• Exterior features: Balcony; Deck; Aluminum windows

Interior

• Kitchen: Eat-in kitchen; Wood cabinets; Vinyl floor; Oven/Range
• Bedrooms: 3 bedrooms (primary on level 2, 13 x 15)
• Flooring: Vinyl flooring in kitchen; Wall-to-wall carpet in living and family rooms
• Bathrooms: 2 full bathrooms; Primary bathroom with shower; One full bathroom on level 1 and one full bathroom on level 2
• Heating & cooling: Forced air gas heating; Central air conditioning; Gas water heating
• Interior features: 6 total rooms; Wall-to-wall carpet in living and family rooms; Eat-in kitchen with wood cabinets and vinyl flooring; Primary bedroom with walkout

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $726 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#515 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment 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: Rents rising fast (+6.9%/yr); 85 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• This rent runs 32% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $725 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.9% rent growth), your $29k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 28y ago; this cycle's ask has dropped $25k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,606 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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 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?
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: 1.83% ✓
• Cap rate: 14.60%
• Cash-on-cash: 29.67%
• DSCR: 2.32
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $218,270
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10804 Sprucehill Dr	0.40mi	3/1.0	1,444 (-3%)	6mo	$220,000	$152	71
10928 Birchridge Dr	0.36mi	3/2.0	1,496 (+0%)	11mo	$225,000	$150	70
10892 Birchridge Dr	0.33mi	3/1.0	1,496 (+0%)	20mo	$154,000	$103	67
10757 Shadowridge Ln	0.51mi	3/1.0	1,444 (-3%)	5mo	$126,000	$87	66
2097 Bluehill Dr	0.41mi	3/2.5	1,576 (+5%)	0mo	$244,000	$155	66
2132 Seven Hills Dr	0.40mi	3/1.0	1,428 (-4%)	19mo	$175,000	$123	58
10859 Birchridge Dr	0.30mi	4/2.0 (+1)	1,552 (+4%)	15mo	$226,000	$146	58
10773 Shadowridge Ln	0.51mi	3/1.5	1,624 (+9%)	8mo	$200,000	$123	53
2074 Roosevelt Ave	0.43mi	3/1.0	1,275 (-15%)	4mo	$177,500	$139	52
10569 Gloria Ave	0.57mi	3/2.0	1,356 (-9%)	11mo	$250,000	$184	45
1950 Bluehill Dr	0.61mi	3/1.0	1,275 (-15%)	11mo	$193,000	$151	38

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 · 6.92% rent growth · sell at horizon

5-year hold

• IRR: 28.8%
• Equity multiple: 2.27×
• Total profit: $37,212
• Equity at exit: $15,641

10-year hold

• IRR: 38.5%
• Equity multiple: 5.33×
• Total profit: $127,315
• Equity at exit: $9,070

Cash invested: $29,372 (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 45231

• Rents YoY: 6.9%
• Active inventory: 85
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,922 medium
• Mortgage (P&I): −$550
• Tax from tax record: −$198 /mo · $2,380/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $726

Break-even live

Break-even rent $1,003

Max offer price $104,900

Occupancy floor 57%

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2300 Walden Glen Cir Cincinnati, OH	1.0–3.0	1.0–1.5	830	$1,599	$1.93	1d	9	0.18mi
2504 Houston Rd Cincinnati, OH	2.0	2.0	1105	$2,995	$2.71	1d	1	0.73mi
2753 Town Terrace Dr Cincinnati, OH	2.0–3.0	1.0–1.5	968	$1,450	$1.50	21d	4	1.02mi

Listing history 34 events

1. 2026-06-18
   price $104,900 Active 62 DOM
2. 2026-06-18
   days on market $114,900 Active 62 DOM
3. 2026-06-17
   days on market $114,900 Active 61 DOM
4. 2026-06-16
   days on market $114,900 Active 60 DOM
5. 2026-06-15
   days on market $114,900 Active 59 DOM
6. 2026-06-13
   days on market $114,900 Active 57 DOM
7. 2026-06-12
   days on market $114,900 Active 56 DOM
8. 2026-06-09
   pricedays on market $114,900 Active 53 DOM
9. 2026-06-08
   days on market $129,900 Active 52 DOM
10. 2026-06-08
    days on market $129,900 Active 51 DOM
11. 2026-06-07
    days on market $129,900 Active 50 DOM
12. 2026-06-04
    days on market $129,900 Active 47 DOM
13. 2026-06-02
    days on market $129,900 Active 46 DOM
14. 2026-06-01
    days on market $129,900 Active 45 DOM
15. 2026-05-31
    days on market $129,900 Active 44 DOM
16. 2026-04-17
    listed $129,900 Active
17. 2024-12-06
    soldstatus $10,723,000
18. 2018-08-02
    soldstatus $687,600
19. 2016-08-22
    soldstatus $40,000
20. 2016-08-18
    soldstatus $40,000 Sold 233-char remark

    Show marketing remark (233 chars)

    3 Bedroom 2 full bath 2 story home. Master Suite with balcony... WBFP... Fenced in backyard with storage shed... 1 car detached garage. Must See!!!! Hud case 411-349933. Hud homes are sold as is without any guarantee or Warranty.

21. 2016-08-04
    historical Accept Backup Offers 233-char remark

    Show marketing remark (233 chars)

    3 Bedroom 2 full bath 2 story home. Master Suite with balcony... WBFP... Fenced in backyard with storage shed... 1 car detached garage. Must See!!!! Hud case 411-349933. Hud homes are sold as is without any guarantee or Warranty.

22. 2016-07-21
    price $48,600 233-char remark

    Show marketing remark (233 chars)

    3 Bedroom 2 full bath 2 story home. Master Suite with balcony... WBFP... Fenced in backyard with storage shed... 1 car detached garage. Must See!!!! Hud case 411-349933. Hud homes are sold as is without any guarantee or Warranty.

23. 2016-06-02
    listed $54,000 Active 233-char remark

    Show marketing remark (233 chars)

    3 Bedroom 2 full bath 2 story home. Master Suite with balcony... WBFP... Fenced in backyard with storage shed... 1 car detached garage. Must See!!!! Hud case 411-349933. Hud homes are sold as is without any guarantee or Warranty.

24. 2016-03-29
    historical Accept Backup Offers
25. 2016-03-25
    historical
26. 2016-03-09
    listed $54,000 Active
27. 2016-01-21
    soldstatus $46,000
28. 2001-06-25
    soldstatus $93,800
29. 2001-03-24
    historical
30. 2000-10-23
    listed $94,900
31. 1999-01-15
    soldstatus $81,000
32. 1999-01-12
    soldstatus $81,000
33. 1998-08-17
    listed $85,900
34. 1995-07-10
    soldstatus $72,000

ⓘ 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: $2,380 · $198/mo
• Projected year-2 tax: $2,380 · $198/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,066
• − Mortgage interest: −$5,876
• − Property taxes: −$2,380
• − Insurance: −$524
• − Repairs & maintenance: −$1,845
• − Management: −$1,845
• − Depreciation: −$3,052
• Taxable income: $7,543
• Est. tax owed @ 24.0%: −$1,810
• After-tax cash flow: $6,906/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 — Mount Healthy Heights

• Score: 69/100
• State rank: #515
• US rank: #8754

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Healthy Heights, OH
• County: Hamilton County · 701,295 people
• City population: 22,186
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 40,463
• Household income: $71,353
• Rent vs Own: 27.4% rent · 72.6% own
• Severe rent burden: 846.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 47% Black 40% Two or more races 8% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 1% Slovak 1% Iranian 1%
• Foreign-born: 5% · Canada, India
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -181.25%
• Current HPI: 228.2912
• Rent YoY: ▲ 6.92%
• 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

+80.4% since first listed

19 events — show timeline

• 2026-04-17 Listed $129,900 Cincy MLS
• 2024-12-06 Sold (Public Records) $10,723,000 Public Records
• 2018-08-02 Sold (Public Records) $687,600 Public Records
• 2016-08-22 Sold (Public Records) $40,000 Public Records
• 2016-08-18 Sold (MLS) $40,000 Cincy MLS
• 2016-08-04 Contingent — Cincy MLS
• 2016-07-21 Price Changed $48,600 Cincy MLS
• 2016-06-02 Listed $54,000 Cincy MLS
• 2016-03-29 Contingent — Cincy MLS
• 2016-03-25 Listing Removed — Cincy MLS
• 2016-03-09 Listed $54,000 Cincy MLS
• 2016-01-21 Sold (Public Records) $46,000 Public Records
• 2001-06-25 Sold (Public Records) $93,800 Public Records
• 2001-03-24 Listing Removed — Cincy MLS
• 2000-10-23 Listed $94,900 Cincy MLS
• 1999-01-15 Sold (Public Records) $81,000 Public Records
• 1999-01-12 Sold (MLS) $81,000 Cincy MLS
• 1998-08-17 Listed $85,900 Cincy MLS
• 1995-07-10 Sold (Public Records) $72,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $2,380 · +5.0% YoY. Source: county tax records.