1398 Adams Rd · Mount Healthy, OH 45231

$189,900

3 bd · 1.0 ba · 1,258 sqft · SingleFamily public records · 31 Days on market

Built 1957 5,837 sqft lot Est $189k · 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).

• Cash flow +15.2/30.0
• ARV discount +7.2/15.0
• DSCR +4.7/10.0
• Rent growth +4.2/5.0
• 1% rule +3.9/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

WOW! Great opportunity to make this 1258 sqft 3 Bedroom, 1 Bath, Cape Cod. Don't miss out on this one, this will not last long. A must see!

Key facts

• 1.5-story layout
• Front patio
• Brick exterior

Tags

• FRONT PATIO
• BRICK EXTERIOR
• 1.5-STORY LAYOUT
• GENEROUS YARD
• GREAT NATURAL LIGHT

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Attached 1-car garage; Driveway
• Security: No specific security features listed
• Utilities: Public water; Public sewer; Natural gas service
• Home design: Traditional single-family home; One and one-half stories; Poured foundation
• Construction: Brick construction; Shingle roof
• Exterior features: Patio; Partially wooded lot

Interior

• Kitchen: Wood cabinets; Wood floor; Oven/Range; Refrigerator
• Bedrooms: 3 bedrooms — primary bedroom on level 1 (11 x 11); two bedrooms on level 2 (13 x 11 and 11 x 10)
• Flooring: Wood floor
• Bathrooms: 1 full bathroom on level 1
• Heating & cooling: Forced air gas heating; Central air conditioning; Gas water heating
• Interior features: Wood floors in main living areas; 6 total rooms; Full basement with concrete floor
• Laundry & utility: Basement utility space

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $65 ($777/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (10.8% below list).
• Recommended offer: $169k (10.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#189 in OH, #2,906 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, amenities F, employment D-.
• Mt Healthy City (suburban): math 12% / reading 24% proficiency, ranked #636 of 656 in OH (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+6.9%/yr); 79 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 801 units permitted in Hamilton County in 2024 (190 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $169,383 (10.8% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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?
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: 0.89% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.46%
• DSCR: 1.07
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $188,700
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9265 Rambler Pl	0.08mi	3/1.5	1,172 (-7%)	2mo	$220,000	$188	81
1488 Hill Ave	0.28mi	3/1.0	1,199 (-5%)	2mo	$131,000	$109	78
1478 Bonneville Ln	0.46mi	3/1.0	1,248 (-1%)	3mo	$135,000	$108	75
1458 Van Fleet Ave	0.57mi	4/1.0 (+1)	1,295 (+3%)	1mo	$192,000	$148	62
1450 Summe Dr	0.31mi	3/1.0	1,404 (+12%)	5mo	$210,000	$150	62
7438 Hickman St	0.54mi	4/2.0 (+1)	1,281 (+2%)	6mo	$95,000	$74	58
7420 Elizabeth St	0.51mi	3/2.0	1,165 (-7%)	6mo	$183,000	$157	55
1309 Aldrich Ave	0.74mi	3/1.5	1,169 (-7%)	1mo	$195,000	$167	51
1481 St Clair Ave	0.73mi	3/1.0	1,136 (-10%)	3mo	$160,000	$141	48
7352 Clovernook Ave	0.59mi	3/1.0	1,070 (-15%)	2mo	$165,000	$154	46
8997 Monsanto Dr	0.70mi	3/2.0	1,116 (-11%)	1mo	$226,000	$203	44
8791 Grenada Dr	0.75mi	3/1.5	1,080 (-14%)	0mo	$125,000	$116	39

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: -9.8%
• Equity multiple: 0.63×
• Total profit: $-19,703
• Equity at exit: $28,315

10-year hold

• IRR: 4.2%
• Equity multiple: 1.36×
• Total profit: $19,052
• Equity at exit: $16,419

Cash invested: $53,172 (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 45231

• Rents YoY: 6.9%
• Active inventory: 79
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,694 high
• Mortgage (P&I): −$996
• Tax from tax record: −$198 /mo · $2,381/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $65

Break-even live

Break-even rent $1,612

Max offer price $189,900

Occupancy floor 91%

Sensitivity live

Price	-10% $172	-5% $118	+0% $65	+5% $11	+10% $-43
Rent	-10% $-69	-5% $-2	+0% $65	+5% $132	+10% $199
Rate	-1.0pp $160	-0.5pp $113	base $65	+0.5pp $16	+1.0pp $-35

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7701 Clovernook Ave Cincinnati, OH	1.0–2.0	1.0–1.5	787	$1,365	$1.73	25d	1	0.26mi
1522 Kinney Ave Cincinnati, OH	3.0	1.0	1282	$1,695	$1.32	18d	1	0.52mi
1522 Kinney Ave Cincinnati, OH	3.0	1.0	1282	$1,095	$0.85	25d	1	0.52mi
9642 Arvin Ave Cincinnati, OH	4.0	3.0	1860	$2,200	$1.18	16d	1	0.52mi
9029 Daly Rd Unit 8963 Cincinnati, OH	3.0	2.5	1315	$1,771	$1.35	22d	1	0.60mi
7601 Hamilton Ave Unit 2-3 Cincinnati, OH	2.0	1.0	1250	$2,000	$1.60	25d	1	0.63mi
1667 Lakenoll Dr Mt Healthy, OH	1.0–2.0	1.0–1.5	817	$1,385	$1.69	4d	7	0.93mi
8565 Daly Rd Unit 8565 5 Cincinnati, OH	2.0	1.0	1100	$1,299	$1.18	25d	1	1.05mi
1740 Bising Ave North College Hill, OH	3.0	2.0	1235	$1,697	$1.37	3d	6	1.32mi
7032 La Boiteaux Ave Cincinnati, OH	4.0	1.0	1200	$1,800	$1.50	25d	1	1.39mi
1015 Thunderbird Ave Cincinnati, OH	3.0	1.5	1494	$2,146	$1.44	45d	1	1.40mi
1604 W Galbraith Rd Unit F North College Hill, OH	2.0	1.0	1250	$1,150	$0.92	16d	1	1.46mi

Listing history 24 events

1. 2026-06-21
   pricedays on market $189,900 Active 31 DOM
2. 2026-06-18
   days on market $199,900 Active 28 DOM
3. 2026-06-17
   days on market $199,900 Active 27 DOM
4. 2026-06-16
   days on market $199,900 Active 26 DOM
5. 2026-06-15
   days on market $199,900 Active 25 DOM
6. 2026-06-13
   days on market $199,900 Active 23 DOM
7. 2026-06-13
   days on market $199,900 Active 22 DOM
8. 2026-06-09
   days on market $199,900 Active 19 DOM
9. 2026-06-08
   days on market $199,900 Active 18 DOM
10. 2026-06-07
    days on market $199,900 Active 17 DOM
11. 2026-06-05
    days on market $199,900 Active 14 DOM
12. 2026-06-03
    days on market $199,900 Active 13 DOM
13. 2026-06-02
    days on market $199,900 Active 12 DOM
14. 2026-06-01
    days on market $199,900 Active 11 DOM
15. 2026-05-31
    days on market $199,900 Active 10 DOM
16. 2026-05-21
    listed $199,900 Active
17. 2024-11-22
    soldstatus $10,578,000
18. 2015-07-23
    soldstatus $31,155 Sold 141-char remark

    Show marketing remark (141 chars)

    WOW! Great opportunity to make this 1258 sqft 3 Bedroom, 1 Bath, Cape Cod. Don't miss out on this one, this will not last long. A must see!

19. 2015-06-11
    historical Accept Backup Offers 141-char remark

    Show marketing remark (141 chars)

    WOW! Great opportunity to make this 1258 sqft 3 Bedroom, 1 Bath, Cape Cod. Don't miss out on this one, this will not last long. A must see!

20. 2015-05-27
    listed $30,900 Active 141-char remark

    Show marketing remark (141 chars)

    WOW! Great opportunity to make this 1258 sqft 3 Bedroom, 1 Bath, Cape Cod. Don't miss out on this one, this will not last long. A must see!

21. 2001-01-09
    soldstatus $82,900
22. 2001-01-08
    soldstatus $82,900 140-char remark

    Show marketing remark (140 chars)

    Homeowners Warranty,Oven Does Not Work,Roof '93,A/C '98,Refrigerator '97,Washer & Dryer,Imm Occ,4th Bdrm Has Been Used As A Dining Room.

23. 2000-11-14
    listed $82,900 140-char remark

    Show marketing remark (140 chars)

    Homeowners Warranty,Oven Does Not Work,Roof '93,A/C '98,Refrigerator '97,Washer & Dryer,Imm Occ,4th Bdrm Has Been Used As A Dining Room.

24. 1998-06-22
    soldstatus $75,500

ⓘ 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: $2,381 · $198/mo
• Projected year-2 tax: $2,672 · $223/mo
• Expected delta: +$291/yr (+$24/mo · 12.2%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,326
• − Mortgage interest: −$10,637
• − Property taxes: −$2,381
• − Insurance: −$950
• − Repairs & maintenance: −$1,626
• − Management: −$1,626
• − Depreciation: −$5,524
• Taxable loss: −$2,418
• Est. tax savings @ 24.0%: +$580
• After-tax cash flow: $1,357/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: Mt Healthy City
• NCES district ID: 3904441
• Math proficiency: 12% ▼ -21.00%
• Reading proficiency: 24% ▼ -9.00%
• Median HH income: $42,699
• Composite: 15.51/100
• National rank: #9303
• State rank: #636 of 656 in OH

Livability — Mount Healthy

• Score: 77/100
• State rank: #189
• US rank: #2906

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Healthy, OH
• County: Hamilton County · 701,295 people
• 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

+164.8% since first listed

9 events — show timeline

• 2026-05-21 Listed $199,900 Cincy MLS
• 2024-11-22 Sold (Public Records) $10,578,000 Public Records
• 2015-07-23 Sold (MLS) $31,155 Cincy MLS
• 2015-06-11 Contingent — Cincy MLS
• 2015-05-27 Listed $30,900 Cincy MLS
• 2001-01-09 Sold (Public Records) $82,900 Public Records
• 2001-01-08 Sold (MLS) $82,900 Cincy MLS
• 2000-11-14 Listed $82,900 Cincy MLS
• 1998-06-22 Sold (Public Records) $75,500 Public Records

Property tax history

+2.5%/yr

Latest (2025): $2,381 · -2.1% YoY. Source: county tax records.