2566 Jackson · Owensville, OH 45103

$250,000

3 bd · 1.0 ba · 1,804 sqft · SingleFamily public records · 4 Days on market

Built 1949 0.40 ac lot Est $498k · 50% 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).

• ARV discount +15.0/15.0
• Cash flow +14.4/30.0
• Rent growth +4.5/5.0
• DSCR +4.4/10.0
• Schools +4.3/10.0
• 1% rule +3.2/10.0
• Livability +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spotless 3 Bdrm Cape Cod With Open Floor Plan. Eat-in Kitchen, 2 Full Baths, Family Rm With Fireplace (Stove), Rear Deck. Large Fenced Yard With Storage Shed. Roof & HWH (2016), HVAC (2019), New Dishwasher.

Key facts

• 0.4 acre lot
• Garage
• Built 1949

Property features AI

Finance

• Other: Lease not considered
• HOA & community: No HOA

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public water; Septic tank sewer; Electric service
• Home design: Cape Cod style; Single-family home; One and one-half stories; Block foundation
• Construction: Stone and vinyl siding construction; Block foundation; Metal and shingle roof
• Exterior features: Metal and shingle roof; Stone and vinyl siding; Vinyl, insulated windows; Residential zoning; Approximately 0.4 acre lot

Interior

• Kitchen: Kitchen with walkout; Kitchen dimensions approximately 9 x 10; Breakfast room (9 x 15)
• Bedrooms: 3 bedrooms total; Primary bedroom on level 1 (8 x 13); Bedroom 2 on level 2 (9 x 11); Bedroom 3 on level 2 (8 x 12)
• Bathrooms: 2 full bathrooms; Full bathroom on level 1; Full bathroom on level 2
• Heating & cooling: Electric forced-air heating; Central air conditioning; Electric water heater
• Interior features: 9 total rooms; Crawl basement
• Laundry & utility: Main-level laundry room (6 x 11)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-18 ($-217/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (18.5% below list).
• Recommended offer: $204k (18.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#1,075 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime C-, health & safety C-, schools D-.
• Clermont Northeastern Local (rural): math 45% / reading 53% proficiency, ranked #437 of 656 in OH (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+8.1%/yr); 117 active listings in the ZIP; solid renter incomes; 996 units permitted in Clermont County in 2024 (210 in 5+ unit buildings).
• This rent runs 31% of the median local income ($80k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 22y 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 $154k; list at $250k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $203,844 (18.5% 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. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.82% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.83%
• DSCR: 1.04
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $497,904
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5040 St Rt 276	0.56mi	3/2.0	1,812 (+0%)	0mo	$500,000	$276	69
2710 Cedar Trce	0.65mi	3/2.0	1,940 (+8%)	9mo	$446,000	$230	45

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -11.7%
• Equity multiple: 0.56×
• Total profit: $-30,920
• Equity at exit: $37,276

10-year hold

• IRR: 3.3%
• Equity multiple: 1.29×
• Total profit: $20,501
• Equity at exit: $21,615

Cash invested: $70,000 (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 45103

• Rents YoY: 8.1%
• Active inventory: 117
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,038 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$147 /mo · $1,762/yr
• Insurance: −$104
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $-18

Break-even live

Break-even rent $2,061

Max offer price $246,807

Occupancy floor 96%

Sensitivity live

Price	-10% $123	-5% $53	+0% $-18	+5% $-89	+10% $-160
Rent	-10% $-179	-5% $-99	+0% $-18	+5% $62	+10% $143
Rate	-1.0pp $108	-0.5pp $46	base $-18	+0.5pp $-83	+1.0pp $-149

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-05-22
   listed $250,000 Active
2. 2020-08-13
   soldstatus $154,000
3. 2020-08-12
   historical 210-char remark

   Show marketing remark (210 chars)

   Spotless 3 Bdrm Cape Cod With Open Floor Plan. Eat-in Kitchen, 2 Full Baths, Family Rm With Fireplace (Stove), Rear Deck. Large Fenced Yard With Storage Shed. Roof & HWH (2016), HVAC (2019), New Dishwasher.

4. 2020-08-11
   soldstatus $154,000 Sold 210-char remark

   Show marketing remark (210 chars)

   Spotless 3 Bdrm Cape Cod With Open Floor Plan. Eat-in Kitchen, 2 Full Baths, Family Rm With Fireplace (Stove), Rear Deck. Large Fenced Yard With Storage Shed. Roof & HWH (2016), HVAC (2019), New Dishwasher.

5. 2020-06-05
   historical Contingency Pending 210-char remark

   Show marketing remark (210 chars)

   Spotless 3 Bdrm Cape Cod With Open Floor Plan. Eat-in Kitchen, 2 Full Baths, Family Rm With Fireplace (Stove), Rear Deck. Large Fenced Yard With Storage Shed. Roof & HWH (2016), HVAC (2019), New Dishwasher.

6. 2020-06-03
   status Active 210-char remark

   Show marketing remark (210 chars)

   Spotless 3 Bdrm Cape Cod With Open Floor Plan. Eat-in Kitchen, 2 Full Baths, Family Rm With Fireplace (Stove), Rear Deck. Large Fenced Yard With Storage Shed. Roof & HWH (2016), HVAC (2019), New Dishwasher.

7. 2020-05-13
   price $149,900 210-char remark

   Show marketing remark (210 chars)

   Spotless 3 Bdrm Cape Cod With Open Floor Plan. Eat-in Kitchen, 2 Full Baths, Family Rm With Fireplace (Stove), Rear Deck. Large Fenced Yard With Storage Shed. Roof & HWH (2016), HVAC (2019), New Dishwasher.

8. 2020-05-13
   historical Contingency Pending 210-char remark

   Show marketing remark (210 chars)

   Spotless 3 Bdrm Cape Cod With Open Floor Plan. Eat-in Kitchen, 2 Full Baths, Family Rm With Fireplace (Stove), Rear Deck. Large Fenced Yard With Storage Shed. Roof & HWH (2016), HVAC (2019), New Dishwasher.

9. 2020-05-11
   status Active 210-char remark

   Show marketing remark (210 chars)

   Spotless 3 Bdrm Cape Cod With Open Floor Plan. Eat-in Kitchen, 2 Full Baths, Family Rm With Fireplace (Stove), Rear Deck. Large Fenced Yard With Storage Shed. Roof & HWH (2016), HVAC (2019), New Dishwasher.

10. 2020-04-28
    historical Contingency Pending 210-char remark

    Show marketing remark (210 chars)

    Spotless 3 Bdrm Cape Cod With Open Floor Plan. Eat-in Kitchen, 2 Full Baths, Family Rm With Fireplace (Stove), Rear Deck. Large Fenced Yard With Storage Shed. Roof & HWH (2016), HVAC (2019), New Dishwasher.

11. 2020-04-25
    listed $134,900 Active 210-char remark

    Show marketing remark (210 chars)

    Spotless 3 Bdrm Cape Cod With Open Floor Plan. Eat-in Kitchen, 2 Full Baths, Family Rm With Fireplace (Stove), Rear Deck. Large Fenced Yard With Storage Shed. Roof & HWH (2016), HVAC (2019), New Dishwasher.

12. 2015-10-02
    soldstatus $67,900 Sold 112-char remark

    Show marketing remark (112 chars)

    Charming Cape Cod features 9' custom ceilings, first floor bedroom, eat in kitchen and walk-out to 10 x 20 deck.

13. 2015-08-11
    historical Accept Backup Offers 112-char remark

    Show marketing remark (112 chars)

    Charming Cape Cod features 9' custom ceilings, first floor bedroom, eat in kitchen and walk-out to 10 x 20 deck.

14. 2015-07-16
    listed $67,900 Active 112-char remark

    Show marketing remark (112 chars)

    Charming Cape Cod features 9' custom ceilings, first floor bedroom, eat in kitchen and walk-out to 10 x 20 deck.

15. 2007-06-15
    soldstatus $132,250
16. 2007-01-16
    listed $129,750
17. 2005-11-17
    soldstatus $43,500
18. 2005-08-01
    listed $44,900
19. 2005-07-31
    historical
20. 2004-11-22
    listed $53,500

ⓘ 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: $1,762 · $147/mo
• Projected year-2 tax: $2,831 · $236/mo
• Expected delta: +$1,069/yr (+$89/mo · 60.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°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: $24,461
• − Mortgage interest: −$14,004
• − Property taxes: −$1,762
• − Insurance: −$2,048
• − Repairs & maintenance: −$1,957
• − Management: −$1,957
• − Depreciation: −$7,273
• Taxable loss: −$4,538
• Est. tax savings @ 24.0%: +$1,089
• After-tax cash flow: $872/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: Clermont Northeastern Local
• NCES district ID: 3904632
• Math proficiency: 45% ▼ -9.00%
• Reading proficiency: 53% ▼ -7.00%
• Median HH income: $56,411
• Composite: 42.54/100
• National rank: #3198
• State rank: #437 of 656 in OH

Livability — Owensville

• Score: 58/100
• State rank: #1075
• US rank: #21461

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Clermont County · 173,169 people
• City population: 568
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 36,938
• Household income: $79,793
• Rent vs Own: 32.2% rent · 67.8% own
• Severe rent burden: 775.0

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 (89%)
• Race & ethnicity: White 89% Two or more races 4% Asian 2% Black 2% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Other Indo-European 2% Spanish 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: ▼ -184.90%
• Current HPI: 246.6363
• Rent YoY: ▲ 8.14%
• 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

+367.3% since first listed

20 events — show timeline

• 2026-05-22 Listed $250,000 Cincy MLS
• 2020-08-13 Sold (Public Records) $154,000 Public Records
• 2020-08-12 Listing Removed — Cincy MLS
• 2020-08-11 Sold (MLS) $154,000 Cincy MLS
• 2020-06-05 Contingent — Cincy MLS
• 2020-06-03 Relisted — Cincy MLS
• 2020-05-13 Price Changed $149,900 Cincy MLS
• 2020-05-13 Contingent — Cincy MLS
• 2020-05-11 Relisted — Cincy MLS
• 2020-04-28 Contingent — Cincy MLS
• 2020-04-25 Listed $134,900 Cincy MLS
• 2015-10-02 Sold (MLS) $67,900 Cincy MLS
• 2015-08-11 Contingent — Cincy MLS
• 2015-07-16 Listed $67,900 Cincy MLS
• 2007-06-15 Sold (MLS) $132,250 Cincy MLS
• 2007-01-16 Listed $129,750 Cincy MLS
• 2005-11-17 Sold (MLS) $43,500 Cincy MLS
• 2005-08-01 Listed $44,900 Cincy MLS
• 2005-07-31 Listing Removed — Cincy MLS
• 2004-11-22 Listed $53,500 Cincy MLS

Property tax history

+2.6%/yr

Latest (2025): $1,762 · -0.1% YoY. Source: county tax records.