8779 Daly Rd · Finneytown, OH 45231

$129,900

3 bd · 1.0 ba · 918 sqft · SingleFamily public records · 50 Days on market

Built 1954 6,360 sqft lot Est $155k · 16% 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 +28.0/30.0
• ARV discount +14.8/15.0
• DSCR +9.9/10.0
• 1% rule +7.6/10.0
• Rent growth +4.2/5.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move right in! Ranch,freshly painted and newly carpeted. The study could be a 3rd bedroom or expanded living room;newer furnace 2009;hot water heater 2011;refrigerator,stove,washer & dryer included;private rear yard;NO STEPS!!

Key facts

• Generous level lot
• Spacious backyard
• Eat in kitchen

Tags

• LIGHT FILLED LIVING ROOM
• EAT IN KITCHEN
• EXPANSIVE FULL BASEMENT
• SPACIOUS BACKYARD
• DETACHED GARAGE
• GENEROUS LEVEL LOT

Property features AI

Finance

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

Exterior

• Parking: Attached carport
• Utilities: Public water; Public sewer; Natural gas
• Home design: Traditional single-family home; One story (single level); Slab foundation
• Construction: Vinyl siding; Shingle roof; Built with slab foundation
• Exterior features: Patio; Busline nearby

Interior

• Kitchen: Wood cabinets; Vinyl flooring; Oven/Range; Refrigerator
• Bedrooms: 3 bedrooms, all on main level; Primary bedroom about 12 x 10; Second bedroom about 11 x 10; Third bedroom about 9 x 11
• Flooring: Wall-to-wall carpet in living room, dining room and study; Vinyl flooring in kitchen
• Bathrooms: 1 full bathroom on main level
• Heating & cooling: Gas heating; Central air conditioning; Natural gas service
• Interior features: Ceiling fan; 5 total rooms
• Laundry & utility: Gas water heating

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 5.3% in Finneytown — 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 82/100 on livability (#70 in OH, #1,092 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities C-.
• 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); 85 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.9% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $25k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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. 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?
5. 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.
6. 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.
7. 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: 1.26% ✓
• Cap rate: 10.01%
• Cash-on-cash: 13.29%
• DSCR: 1.59
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $155,142
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8831 Daly Rd	0.07mi	3/1.0	918 (0%)	5mo	$199,000	$217	93
8734 Grenada Dr	0.14mi	3/1.0	918 (0%)	6mo	$155,000	$169	88
8681 Grenada Dr	0.16mi	3/1.0	918 (0%)	9mo	$150,000	$163	85
1315 Newport Dr	0.33mi	3/1.0	918 (0%)	5mo	$131,500	$143	81
8628 Mockingbird Ln	0.35mi	3/1.0	930 (+1%)	2mo	$235,000	$253	79
8622 Mockingbird Ln	0.36mi	3/1.0	930 (+1%)	5mo	$120,210	$129	77
8579 Daly Rd	0.25mi	3/1.0	960 (+5%)	5mo	$149,000	$155	77
8723 Desoto Dr	0.32mi	3/2.0	918 (0%)	10mo	$66,000	$72	73
1052 Vacationland Dr	0.37mi	2/1.5 (-1)	914 (-0%)	4mo	$195,000	$213	72
1013 Vacationland Dr	0.48mi	3/2.0	930 (+1%)	8mo	$228,000	$245	65
1151 Hempstead Dr	0.26mi	3/1.0	1,020 (+11%)	7mo	$205,000	$201	63
1074 Flintlock Dr	0.67mi	3/1.0	1,053 (+15%)	3mo	$120,000	$114	42

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: 7.6%
• Equity multiple: 1.31×
• Total profit: $11,316
• Equity at exit: $19,369

10-year hold

• IRR: 20.0%
• Equity multiple: 3.00×
• Total profit: $72,746
• Equity at exit: $11,231

Cash invested: $36,372 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,633 high
• Mortgage (P&I): −$681
• Tax from tax record: −$152 /mo · $1,825/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $403

Break-even live

Break-even rent $1,123

Max offer price $129,900

Occupancy floor 70%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8565 Daly Rd Unit 8565 5 Cincinnati, OH	2.0	1.0	1100	$1,299	$1.18	23d	1	0.28mi
7701 Clovernook Ave Cincinnati, OH	1.0–2.0	1.0–1.5	787	$1,365	$1.73	23d	1	0.57mi
1667 Lakenoll Dr Mt Healthy, OH	1.0–2.0	1.0–1.5	817	$1,385	$1.69	3d	7	1.06mi
8240 Galbraith Point Ln Cincinnati, OH	2.0–3.0	1.5–2.5	1241	$2,249	$1.81	1d	7	1.08mi
777 W Galbraith Rd Cincinnati, OH	3.0	1.0	961	$1,700	$1.77	16d	1	1.27mi

Listing history 23 events

1. 2026-06-18
   price $129,900 Active 50 DOM
2. 2026-06-18
   days on market $139,900 Active 50 DOM
3. 2026-06-17
   days on market $139,900 Active 49 DOM
4. 2026-06-16
   days on market $139,900 Active 48 DOM
5. 2026-06-15
   days on market $139,900 Active 47 DOM
6. 2026-06-13
   days on market $139,900 Active 45 DOM
7. 2026-06-13
   days on market $139,900 Active 44 DOM
8. 2026-06-09
   days on market $139,900 Active 41 DOM
9. 2026-06-08
   days on market $139,900 Active 40 DOM
10. 2026-06-07
    pricedays on market $139,900 Active 39 DOM
11. 2026-06-05
    days on market $154,900 Active 36 DOM
12. 2026-06-03
    days on market $154,900 Active 35 DOM
13. 2026-06-02
    days on market $154,900 Active 34 DOM
14. 2026-06-01
    days on market $154,900 Active 33 DOM
15. 2026-05-31
    days on market $154,900 Active 32 DOM
16. 2026-04-29
    listed $154,900 Active
17. 2024-11-25
    soldstatus $5,643,000
18. 2012-10-03
    soldstatus $38,600 230-char remark

    Show marketing remark (230 chars)

    Move right in! Ranch,freshly painted and newly carpeted. The study could be a 3rd bedroom or expanded living room;newer furnace 2009;hot water heater 2011;refrigerator,stove,washer & dryer included;private rear yard;NO STEPS!!

19. 2012-05-15
    listed $49,900 230-char remark

    Show marketing remark (230 chars)

    Move right in! Ranch,freshly painted and newly carpeted. The study could be a 3rd bedroom or expanded living room;newer furnace 2009;hot water heater 2011;refrigerator,stove,washer & dryer included;private rear yard;NO STEPS!!

20. 2006-07-31
    soldstatus $74,900
21. 2006-07-27
    soldstatus $74,900 227-char remark

    Show marketing remark (227 chars)

    Adorable! This two possible three-bedroom home is simply adorable. No Steps! Beautiful yard with privacy fence. New Central AC Freshly painted appliances stay perfect for 1st time buyer or empty nesters. One year home warranty.

22. 2006-05-19
    listed $74,900 227-char remark

    Show marketing remark (227 chars)

    Adorable! This two possible three-bedroom home is simply adorable. No Steps! Beautiful yard with privacy fence. New Central AC Freshly painted appliances stay perfect for 1st time buyer or empty nesters. One year home warranty.

23. 1991-01-07
    soldstatus $43,000

ⓘ 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: $1,825 · $152/mo
• Projected year-2 tax: $1,926 · $160/mo
• Expected delta: +$101/yr (+$8/mo · 5.5%)

ⓘ 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: $19,598
• − Mortgage interest: −$7,276
• − Property taxes: −$1,825
• − Insurance: −$650
• − Repairs & maintenance: −$1,568
• − Management: −$1,568
• − Depreciation: −$3,779
• Taxable income: $2,932
• Est. tax owed @ 24.0%: −$704
• After-tax cash flow: $4,129/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 — Finneytown

• Score: 82/100
• State rank: #70
• US rank: #1092

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Finneytown, 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

+260.2% since first listed

8 events — show timeline

• 2026-04-29 Listed $154,900 Cincy MLS
• 2024-11-25 Sold (Public Records) $5,643,000 Public Records
• 2012-10-03 Sold (MLS) $38,600 Cincy MLS
• 2012-05-15 Listed $49,900 Cincy MLS
• 2006-07-31 Sold (Public Records) $74,900 Public Records
• 2006-07-27 Sold (MLS) $74,900 Cincy MLS
• 2006-05-19 Listed $74,900 Cincy MLS
• 1991-01-07 Sold (Public Records) $43,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $1,825 · -33.6% YoY. Source: county tax records.