1193 Shuler Ave · Hamilton, OH 45011

$109,900

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 1 Days on market

Built 1942 3,920 sqft lot Est $103k · 6% over

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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 +25.9/30.0
• DSCR +8.7/10.0
• 1% rule +6.1/10.0
• ARV discount +4.7/15.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 Bedroom 1 full bath ranch.. Full basement with 1/2 Bath... Fenced in backyard.. 1 car detached garage with alley access..

Key facts

• Move in ready
• Conveniently located
• 3,920 sq ft lot

Tags

• CONVENIENTLY LOCATED
• MOVE IN READY
• VALUE-ADD OPPORTUNITY
• STRONG RENTAL OPPORTUNITY

Property features AI

Finance

• Other: Lot size approx. 0.09 acres
• HOA & community: No HOA

Exterior

• Parking: Detached garage; Driveway and on-street parking
• Utilities: Public water; Public sewer; Natural gas service
• Home design: Craftsman/Bungalow style single-family home; One level; Poured foundation
• Construction: Vinyl siding; Shingle roof
• Exterior features: Vinyl windows; Residential zoning; Lot dimensions about 30 x 125

Interior

• Kitchen: Kitchen approx. 10 x 12
• Bedrooms: Two bedrooms — primary bedroom approx. 11 x 12 (level 1); second bedroom approx. 9 x 10 (level 1)
• Bathrooms: One full bathroom on level 1
• Heating & cooling: Forced air heating (gas); Central air conditioning; Gas water heater
• Interior features: Six total rooms; Partially finished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 9.3% 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 (+3.0%/yr); 196 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,163 units permitted in Butler County in 2024 (356 in 5+ unit buildings).
• This rent is only 16% of the median local income ($92k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 29y 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.
• Current owner paid $16k; list at $110k implies a 600% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,900

Questions for the listing agent

1. Built in 1942 — 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: 1.11% ✓
• Cap rate: 9.25%
• Cash-on-cash: 10.56%
• DSCR: 1.47
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $103,488
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1720 Howell Ave	0.20mi	2/1.0	644 (-4%)	6mo	$120,000	$186	79
1226 Clearview Pl	0.21mi	2/1.0	720 (+7%)	7mo	$158,500	$220	72
946 Corliss Ave	0.27mi	2/1.0	720 (+7%)	6mo	$139,000	$193	71
1110 Shuler Ave	0.08mi	2/1.0	768 (+14%)	6mo	$124,900	$163	67
1746 Shuler Ave	0.38mi	2/1.0	720 (+7%)	5mo	$67,500	$94	66
1555 S Twelfth St	0.48mi	2/1.0	708 (+5%)	3mo	$50,000	$71	66
1308 Bonacker	0.39mi	2/1.0	732 (+9%)	1mo	$146,000	$199	66
1832 Pater Ave	0.61mi	2/1.0	680 (+1%)	5mo	$70,000	$103	65
1612 Irma Ave	0.35mi	2/1.0	748 (+11%)	2mo	$115,500	$154	63
1712 Parrish Ave	0.38mi	2/1.0	770 (+15%)	2mo	$66,000	$86	57
422 S Thirteenth St	0.63mi	1/1.0 (-1)	625 (-7%)	2mo	$86,000	$138	52
1484 Milton Ave	0.73mi	2/1.0	728 (+8%)	8mo	$110,500	$152	46

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 · 2.95% rent growth · sell at horizon

5-year hold

• IRR: -0.6%
• Equity multiple: 0.98×
• Total profit: $-643
• Equity at exit: $16,386

10-year hold

• IRR: 9.1%
• Equity multiple: 1.69×
• Total profit: $21,310
• Equity at exit: $9,502

Cash invested: $30,772 (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 45011

• Rents YoY: 3.0%
• Active inventory: 196
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,221 high
• Mortgage (P&I): −$576
• Tax from tax record: −$72 /mo · $860/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $271

Break-even live

Break-even rent $878

Max offer price $109,900

Occupancy floor 73%

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
350 Vista Dr Unit 2 Hamilton, OH	1.0	1.0	700	$875	$1.25	1d	1	0.62mi
350 Vista Dr Apt 1 Hamilton, OH	1.0	1.0	700	$900	$1.29	43d	1	0.62mi
358 Hampshire Dr Hamilton, OH	1.0–2.0	1.0	687	$1,250	$1.82	1d	23	0.72mi
358 Hampshire Dr Unit BHA-35607 Hamilton, OH	1.0	1.0	630	$1,075	$1.71	43d	1	0.72mi
358 Hampshire Dr Unit 1FNA-49814 Hamilton, OH	1.0	1.0	525	$985	$1.88	43d	1	0.72mi
1324 Campbell Ave Hamilton, OH	1.0	1.0	528	$795	$1.51	23d	1	0.81mi
829 Maple Ave Apt 1 Hamilton, OH	1.0	1.0	731	$755	$1.03	23d	1	0.90mi

Listing history 2 events

1. 2026-06-18
   remarks 569-char remark
2. 2026-06-18
   listed $109,900 Active 1 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: $860 · $72/mo
• Projected year-2 tax: $1,287 · $107/mo
• Expected delta: +$427/yr (+$36/mo · 49.7%)

ⓘ 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 5/10 Major 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: $14,652
• − Mortgage interest: −$6,156
• − Property taxes: −$860
• − Insurance: −$550
• − Repairs & maintenance: −$1,172
• − Management: −$1,172
• − Depreciation: −$3,197
• Taxable income: $1,545
• Est. tax owed @ 24.0%: −$371
• After-tax cash flow: $2,879/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): 75,864
• Household income: $91,873
• Rent vs Own: 25.4% rent · 74.6% own
• Severe rent burden: 1795.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 12% Black 11% Two or more races 9% Asian 4%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 2% Italian 2% Slovak 2%
• Foreign-born: 11% · Canada, Vietnam, China
• Languages at home: 86% English-only · Spanish 8% Other Indo-European 2% Vietnamese 1%

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: ▼ -188.67%
• Current HPI: 259.7868
• Rent YoY: ▲ 2.95%
• 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

+155.6% since first listed

8 events — show timeline

• 2026-06-18 Listed $109,900 Cincy MLS
• 2016-01-11 Sold (MLS) $15,700 Cincy MLS
• 2015-12-15 Contingent — Cincy MLS
• 2015-12-06 Listed $15,700 Cincy MLS
• 1997-10-06 Sold (Public Records) $57,000 Public Records
• 1997-09-30 Sold (MLS) $57,000 Cincy MLS
• 1997-06-02 Listed $57,900 Cincy MLS
• 1994-12-29 Sold (Public Records) $43,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $860 · +0.5% YoY. Source: county tax records.