116 Webster Ave · Hamilton, OH 45013

$139,900

2 bd · 1.0 ba · 1,150 sqft · SingleFamily public records · 14 Days on market

Built 1915 3,049 sqft lot Est $216k · 35% under

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Why this score? — see what drove the C+ 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 +20.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.0/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming bungalow offering timeless character and modern convenience in the heart of Hamilton! This 2-bedroom, 1-bath home features approximately 1,150 square feet of living space, including a finished lower level that provides additional room for recreation, a home office, or flex space. The inviting layout is complemented by central air, gas heat, and abundant natural light throughout. Outside, you'll find low-maintenance Aluminum siding, and a manageable lot that's perfect for easy upkeep. Conveniently located near downtown Hamilton, parks, shopping, dining, and major commuter routes, this property presents an excellent opportunity for first-time buyers, downsizers, or investors. Don't m

Key facts

• Near dining
• Manageable lot
• Near shopping

Tags

• DETACHED 2-CAR GARAGE
• LOW-MAINTENANCE VINYL SIDING
• MANAGEABLE LOT
• NEAR PARKS
• NEAR SHOPPING
• NEAR DINING

Property features AI

Finance

• Other: Zoned residential
• Financial info: Lease not considered
• HOA & community: No HOA

Exterior

• Parking: Details not provided
• Security: Details not provided
• Utilities: Public water; Public sewer; Natural gas
• Home design: Craftsman/Bungalow style; Single-family home; One level; Poured foundation
• Construction: Wood siding construction; Shingle roof
• Exterior features: Other exterior features; Vinyl and wood windows

Interior

• Kitchen: Eat-in kitchen; Kitchen flooring: vinyl and laminate; Range/oven; Refrigerator
• Bedrooms: 2 bedrooms; Primary bedroom approximately 11 x 9 (level 1); Second bedroom approximately 10 x 9 (level 1)
• Flooring: Vinyl flooring; Laminate flooring
• Bathrooms: 1 full bathroom on level 1
• Heating & cooling: Forced air heating (gas); Central air conditioning; Gas water heating
• Interior features: 4 total rooms; Full unfinished basement
• Laundry & utility: Basement utility area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $188 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Cap rate 7.9% 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 (+3.7%/yr); 127 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 19y 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.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,900

Questions for the listing agent

1. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.00% ✓
• Cap rate: 7.91%
• Cash-on-cash: 5.77%
• DSCR: 1.26
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $216,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 Webster Ave	0.01mi	3/1.0 (+1)	1,241 (+8%)	5mo	$166,000	$134	77
535 N D St	0.32mi	2/2.0	1,082 (-6%)	0mo	$243,000	$225	71
938 N F St	0.54mi	2/1.0	1,104 (-4%)	3mo	$207,000	$188	66
388 Cleveland Ave	0.53mi	3/1.0 (+1)	1,156 (+0%)	6mo	$194,900	$169	65
519 Highland Pl	0.21mi	3/1.5 (+1)	1,268 (+10%)	3mo	$170,000	$134	64
918 Cleveland Ave	0.43mi	2/1.5	1,040 (-10%)	2mo	$195,500	$188	60
717 Cleveland Ave	0.44mi	3/1.0 (+1)	1,050 (-9%)	2mo	$173,000	$165	58
920 Webster Ave	0.64mi	3/1.0 (+1)	1,216 (+6%)	3mo	$206,000	$169	53
42 Crowthers Dr	0.58mi	3/2.0 (+1)	1,066 (-7%)	5mo	$255,000	$239	48
600 Haldimand Ave	0.53mi	3/1.0 (+1)	1,000 (-13%)	1mo	$200,000	$200	48
150 Crowthers Dr	0.69mi	3/1.5 (+1)	1,036 (-10%)	2mo	$270,000	$261	43
309 N F St	0.57mi	3/1.0 (+1)	988 (-14%)	2mo	$215,000	$218	43

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 · 3.69% rent growth · sell at horizon

5-year hold

• IRR: -6.6%
• Equity multiple: 0.75×
• Total profit: $-9,710
• Equity at exit: $20,860

10-year hold

• IRR: 3.8%
• Equity multiple: 1.28×
• Total profit: $11,022
• Equity at exit: $12,096

Cash invested: $39,172 (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 45013

• Rents YoY: 3.7%
• Active inventory: 127
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,401 high
• Mortgage (P&I): −$734
• Tax from tax record: −$126 /mo · $1,517/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $188

Break-even live

Break-even rent $1,163

Max offer price $139,900

Occupancy floor 82%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
901 Cleveland Ave Hamilton, OH	3.0	1.5	1133	$2,250	$1.99	1d	1	0.45mi
547 Rhea Ave Hamilton, OH	3.0	2.5	1412	$2,300	$1.63	43d	1	0.67mi
432 Park Ave Hamilton, OH	3.0	1.0	1276	$1,300	$1.02	2d	1	0.76mi
221 Eaton Ave Unit Up Hamilton, OH	2.0	1.0	750	$1,100	$1.47	2d	1	0.77mi
217 Eaton Ave Unit Down Hamilton, OH	1.0	1.0	1128	$975	$0.86	2d	1	0.78mi
316 Main St Unit ROS-113 Hamilton, OH	1.0	1.0	800	$1,350	$1.69	19d	1	0.83mi
316 Main St Unit ROS-320 Hamilton, OH	1.0	1.0	726	$1,425	$1.96	1d	1	0.83mi
115 Dayton St Unit MAR-201 Hamilton, OH	2.0	2.0	1040	$1,775	$1.71	4d	1	0.86mi
906 Vine St Hamilton, OH	3.0	2.0	1152	$1,250	$1.09	19d	1	0.87mi
417 Franklin St Hamilton, OH	3.0	1.0	1256	$1,150	$0.92	1d	1	1.02mi
1023 Eaton Ave Hamilton, OH	1.0–2.0	1.0	700	$880	$1.26	7d	1	1.05mi
661 Franklin St Unit Up Hamilton, OH	1.0	1.0	700	$1,000	$1.43	2d	1	1.06mi
1025 Heaton St Hamilton, OH	2.0	1.0	1436	$1,025	$0.71	23d	1	1.15mi
1719 Shirley Ave Hamilton, OH	3.0	1.0	1135	$1,525	$1.34	1d	1	1.33mi
829 Maple Ave Unit 3 Hamilton, OH	3.0	1.0	1097	$945	$0.86	43d	1	1.33mi
829 Maple Ave Apt 1 Hamilton, OH	1.0	1.0	731	$755	$1.03	23d	1	1.33mi
1151 NW Washington Blvd Hamilton, OH	2.0	1.5	1046	$1,200	$1.15	1d	1	1.35mi
513 S 3rd St Unit 513 Hamilton, OH	1.0	1.0	1000	$850	$0.85	10d	1	1.38mi
1107 Hunt Ave Hamilton, OH	2.0	1.0	704	$1,095	$1.56	1d	1	1.38mi

Listing history 10 events

1. 2026-06-18
   days on market $139,900 Active 14 DOM
2. 2026-06-17
   days on market $139,900 Active 13 DOM
3. 2026-06-16
   days on market $139,900 Active 12 DOM
4. 2026-06-15
   days on market $139,900 Active 11 DOM
5. 2026-06-13
   days on market $139,900 Active 9 DOM
6. 2026-06-13
   days on market $139,900 Active 8 DOM
7. 2026-06-09
   days on market $139,900 Active 5 DOM
8. 2026-06-08
   days on market $139,900 Active 4 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $139,900 Active 3 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: $1,517 · $126/mo
• Projected year-2 tax: $1,850 · $154/mo
• Expected delta: +$333/yr (+$28/mo · 21.9%)

ⓘ 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: $16,810
• − Mortgage interest: −$7,837
• − Property taxes: −$1,517
• − Insurance: −$700
• − Repairs & maintenance: −$1,345
• − Management: −$1,345
• − Depreciation: −$4,070
• Taxable loss: −$3
• Est. tax savings @ 24.0%: +$1
• After-tax cash flow: $2,260/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): 53,998
• Household income: $73,633
• Rent vs Own: 26.5% rent · 73.5% own
• Severe rent burden: 1047.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 4% Black 3%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -210.85%
• Current HPI: 237.0239
• Rent YoY: ▲ 3.69%
• 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

+91.6% since first listed

9 events — show timeline

• 2026-06-04 Listed $139,900 Cincy MLS
• 2024-11-13 Sold (Public Records) $271,000 Public Records
• 2016-02-05 Listing Removed — Cincy MLS
• 2015-08-03 Listed $70,000 Cincy MLS
• 2007-09-13 Listing Removed — Cincy MLS
• 2007-06-15 Listed $74,900 Cincy MLS
• 2007-06-01 Listing Removed — Cincy MLS
• 2007-01-24 Listed $79,900 Cincy MLS
• 2005-06-02 Sold (Public Records) $73,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $1,517 · +0.5% YoY. Source: county tax records.