1707 Parker Rd · Mount Repose, OH 45150

$299,900

3 bd · 1.5 ba · 1,352 sqft · SingleFamily public records · 78 Days on market

Built 1987 0.59 ac lot $222/sqft · at area comps Est $315k · at est.

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Why this score? — see what drove the D- 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).

• ARV discount +9.7/15.0
• Cash flow +9.3/30.0
• Schools +5.6/10.0
• Livability +3.9/5.0
• Rent growth +2.8/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Property has been recently updated to include windows, carpet, laminate flooring, baths, paint, interior doors, lighting just to name a few. Property has been in the same family for a long time.

Key facts

• Laminate flooring
• Interior doors
• Lighting

Tags

• LAMINATE FLOORING
• INTERIOR DOORS
• LIGHTING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-218 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (12.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (27.1% below list).
• Recommended offer: $219k (27.1% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 2.8% in Mount Repose — 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 78/100 on livability (#177 in OH, #2,752 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Goshen Local (rural): math 66% / reading 66% proficiency, ranked #193 of 656 in OH (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Marr/Cook Elementary School (666 students, 35% FRL); Goshen Middle School (math 59% / reading 62%, grade B+, #259 of 654 statewide, top 40%, 688 students, 46% FRL); Goshen High School (math 62% / reading 68%, grade B, #163 of 781 statewide, top 21%, 847 students, 43% FRL).
• Market conditions: Rents rising (+1.1%/yr); 140 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 996 units permitted in Clermont County in 2024 (210 in 5+ unit buildings).

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.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 25y 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.

Recommended offer $218,619 (27.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
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 A-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.73% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.12%
• DSCR: 0.86
• GRM: 11.4

CMA / ARV

• ARV (median comp): $315,132
• List price: $299,900
• Delta: -4.83%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5877 Rose Ln	0.12mi	3/2.0	1,243 (-8%)	10mo	$307,500	$247	70
5819 Deerfield Rd	0.34mi	3/2.0	1,467 (+8%)	8mo	$290,000	$198	61
1754 Parker Rd	0.27mi	3/1.0	1,536 (+14%)	8mo	$115,000	$75	56
1619 Scenicview Ln Unit 89A	0.54mi	2/2.0 (-1)	1,243 (-8%)	4mo	$332,557	$268	51
1627 Scenicview Ln	0.51mi	2/2.0 (-1)	1,243 (-8%)	6mo	$321,670	$259	51
1617 Scenicview Ln	0.55mi	2/2.0 (-1)	1,243 (-8%)	4mo	$316,652	$255	51
1623 Scenicview Ln	0.59mi	2/2.0 (-1)	1,243 (-8%)	2mo	$325,000	$261	50
1625 Scenicview Ln Unit 87-B	0.52mi	2/2.0 (-1)	1,243 (-8%)	6mo	$318,577	$256	50
1621 Scenicview Ln	0.53mi	2/2.0 (-1)	1,243 (-8%)	6mo	$338,900	$273	50
5801 Parkview Ln Unit 9A	0.69mi	2/2.0 (-1)	1,188 (-12%)	3mo	$299,000	$252	38
1855 Parker Rd	0.65mi	4/2.0 (+1)	1,512 (+12%)	6mo	$247,000	$163	38
1851 Parker Rd	0.65mi	2/2.0 (-1)	1,178 (-13%)	9mo	$250,000	$212	34

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 · 1.14% rent growth · sell at horizon

5-year hold

• IRR: -23.5%
• Equity multiple: 0.21×
• Total profit: $-66,574
• Equity at exit: $44,716

10-year hold

• IRR: -23.8%
• Equity multiple: -0.10×
• Total profit: $-91,952
• Equity at exit: $25,930

Cash invested: $83,972 (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 45150

• Rents YoY: 1.1%
• Active inventory: 140
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,186 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$248 /mo · $2,975/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $-218

Break-even live

Break-even rent $2,463

Max offer price $261,304

Occupancy floor —

Sensitivity live

Price	-10% $-49	-5% $-134	+0% $-218	+5% $-303	+10% $-388
Rent	-10% $-391	-5% $-305	+0% $-218	+5% $-132	+10% $-46
Rate	-1.0pp $-67	-0.5pp $-142	base $-218	+0.5pp $-296	+1.0pp $-375

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1500 Summerview Ln Milford, OH	3.0	2.5	1676	$2,475	$1.48	3d	1	0.63mi
6203 Woodview Dr Goshen, OH	4.0	2.5	1840	$2,531	$1.38	25d	1	1.23mi

Listing history 17 events

1. 2026-06-21
   days on market $299,900 Active 78 DOM
2. 2026-06-18
   days on market $299,900 Active 75 DOM
3. 2026-06-17
   days on market $299,900 Active 74 DOM
4. 2026-06-16
   days on market $299,900 Active 73 DOM
5. 2026-06-15
   days on market $299,900 Active 72 DOM
6. 2026-06-13
   days on market $299,900 Active 70 DOM
7. 2026-06-09
   days on market $299,900 Active 66 DOM
8. 2026-06-08
   days on market $299,900 Active 65 DOM
9. 2026-06-07
   days on market $299,900 Active 64 DOM
10. 2026-06-05
    days on market $299,900 Active 61 DOM
11. 2026-06-03
    days on market $299,900 Active 60 DOM
12. 2026-06-02
    days on market $299,900 Active 59 DOM
13. 2026-06-01
    days on market $299,900 Active 58 DOM
14. 2026-05-31
    days on market $299,900 Active 57 DOM
15. 2026-04-01
    listed $299,900 Active 194-char remark

    Show marketing remark (194 chars)

    Property has been recently updated to include windows, carpet, laminate flooring, baths, paint, interior doors, lighting just to name a few. Property has been in the same family for a long time.

16. 2002-07-02
    historical
17. 2001-09-14
    listed $109,900

ⓘ 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: $2,975 · $248/mo
• Projected year-2 tax: $3,827 · $319/mo
• Expected delta: +$852/yr (+$71/mo · 28.6%)

ⓘ 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,234
• − Mortgage interest: −$16,799
• − Property taxes: −$2,975
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,099
• − Management: −$2,099
• − Depreciation: −$8,724
• Taxable loss: −$7,961
• Est. tax savings @ 24.0%: +$1,911
• After-tax cash flow: $-711/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: Goshen Local
• NCES district ID: 3904634
• Math proficiency: 66% ▼ -7.00%
• Reading proficiency: 66% ▼ -6.00%
• Median HH income: $53,709
• Composite: 56.41/100
• National rank: #1159
• State rank: #193 of 656 in OH

Livability — Mount Repose

• Score: 78/100
• State rank: #177
• US rank: #2752

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Clermont County · 173,169 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 33,527
• Household income: $93,595
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 740.0

Population outlook (Clermont County) Hauer SSP2

• Today (2025): 210,162 people
• By 2030: 212,463 · +1.1%
• By 2040: 212,504 · +1.1%
• By 2050: 205,957 · -2.0%
• By 2075: 182,728 · -13.1%
• By 2100: 143,986 · -31.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 3% Hispanic / Latino 2% Black 2% Asian 1%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 1% Chinese 1%

Political lean MEDSL · Clermont

• 2024 margin: Solid R (+35.8) · D 31.7% · R 67.4%
• 2008→2024 swing: -3.4pp toward R · 2008: -32.4pp · 2024: -35.8pp
• All cycles: 2024: R+35.8 2020: R+36.6 2016: R+41.3 2012: R+35.5 2008: R+32.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -242.84%
• Current HPI: 249.5564
• Rent YoY: ▲ 1.14%
• 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

+172.9% since first listed

3 events — show timeline

• 2026-04-01 Listed $299,900 Cincy MLS
• 2002-07-02 Listing Removed — Cincy MLS
• 2001-09-14 Listed $109,900 Cincy MLS

Property tax history

+5.0%/yr

Latest (2025): $2,975 · -0.3% YoY. Source: county tax records.