5777 E US Rt 22 & 3 · Roachester, OH 45152

$240,000

2 bd · 2.0 ba · 1,354 sqft · SingleFamily public records · 157 Days on market

Built 2000 0.56 ac lot $177/sqft · at area comps Est $237k · 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 +9.9/30.0
• ARV discount +7.0/15.0
• Schools +6.1/10.0
• 1% rule +3.1/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully updated 3-bedroom, 2-bath traditional home. Situated on a spacious half-acre lot. Featuring soaring high-volume ceilings and a fresh remodel throughout, property updates: Roofing,gutters,flooring,windows,water heater, RV 30 amp hook up on home and more. All appliances stay, adding immediate value. The home is being sold as-is, making it an excellent opportunity for investors, cash buyers,conventional financing. Located in a highly desirable area minutes to I71, A solid opportunity in a great location don't miss it.

Key facts

• 0.56 acre lot
• Garage
• Built 2000

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-148 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (10.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (18.9% below list).
• Recommended offer: $195k (18.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Little Miami Local (rural): math 67% / reading 70% proficiency, ranked #140 of 656 in OH (top 21%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Zoned schools: Little Miami Primary School (math 76% / reading 65%, grade A-, #376 of 1,584 statewide, top 24%, 855 students, 18% FRL); Little Miami Middle School (math 67% / reading 72%, grade A, #143 of 654 statewide, top 23%, 1,279 students, 16% FRL); Little Miami High School (math 52% / reading 81%, grade B, #150 of 781 statewide, top 20%, 1,445 students, 14% FRL) — zoned schools at 16% FRL track the district average.
• Market conditions: 127 active listings in the ZIP; high-income renter base; 1,224 units permitted in Warren County in 2024 (474 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Warren County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $70k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $180k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $194,671 (18.9% 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. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.81% ✗
• Cap rate: 5.55%
• Cash-on-cash: -2.65%
• DSCR: 0.88
• GRM: 10.3

CMA / ARV

• ARV (median comp): $237,306
• List price: $240,000
• Delta: 1.14%
• Verdict: FAIR
• Comps: 15 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5565 E US Rt 22 & 3	0.23mi	2/1.0	1,264 (-7%)	7mo	$231,777	$183	68
5054 Salem Rd	0.28mi	3/1.5 (+1)	1,364 (+1%)	19mo	$270,000	$198	63
5031 Route 123	0.43mi	3/1.0 (+1)	1,264 (-7%)	2mo	$195,000	$154	59
5278 Salem Rd	0.47mi	3/1.0 (+1)	1,299 (-4%)	9mo	$242,000	$186	55
5216 Radford Dr	0.59mi	3/1.0 (+1)	1,248 (-8%)	19mo	$130,000	$104	34

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -20.7%
• Equity multiple: 0.28×
• Total profit: $-48,301
• Equity at exit: $35,785

10-year hold

• IRR: -13.9%
• Equity multiple: 0.20×
• Total profit: $-54,048
• Equity at exit: $20,751

Cash invested: $67,200 (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 45152

• Home prices YoY: -31.1%
• Active inventory: 127
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,947 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$328 /mo · $3,934/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $-148

Break-even live

Break-even rent $2,135

Max offer price $213,770

Occupancy floor —

Sensitivity live

Price	-10% $-13	-5% $-81	+0% $-148	+5% $-216	+10% $-284
Rent	-10% $-302	-5% $-225	+0% $-148	+5% $-72	+10% $5
Rate	-1.0pp $-28	-0.5pp $-87	base $-148	+0.5pp $-211	+1.0pp $-274

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $240,000 Active 157 DOM
2. 2026-06-18
   days on market $240,000 Active 154 DOM
3. 2026-06-17
   days on market $240,000 Active 153 DOM
4. 2026-06-16
   days on market $240,000 Active 152 DOM
5. 2026-06-15
   pricedays on market $240,000 Active 151 DOM
6. 2026-06-13
   days on market $265,000 Active 149 DOM
7. 2026-06-09
   days on market $265,000 Active 145 DOM
8. 2026-06-08
   days on market $265,000 Active 144 DOM
9. 2026-06-07
   days on market $265,000 Active 143 DOM
10. 2026-06-03
    days on market $265,000 Active 139 DOM
11. 2026-06-02
    days on market $265,000 Active 138 DOM
12. 2026-06-01
    days on market $265,000 Active 137 DOM
13. 2026-05-31
    days on market $265,000 Active 136 DOM
14. 2026-05-19
    price $265,000 532-char remark

    Show marketing remark (532 chars)

    Beautifully updated 3-bedroom, 2-bath traditional home. Situated on a spacious half-acre lot. Featuring soaring high-volume ceilings and a fresh remodel throughout, property updates: Roofing,gutters,flooring,windows,water heater, RV 30 amp hook up on home and more. All appliances stay, adding immediate value. The home is being sold as-is, making it an excellent opportunity for investors, cash buyers,conventional financing. Located in a highly desirable area minutes to I71, A solid opportunity in a great location don't miss it.

15. 2026-04-26
    status Active 532-char remark

    Show marketing remark (532 chars)

    Beautifully updated 3-bedroom, 2-bath traditional home. Situated on a spacious half-acre lot. Featuring soaring high-volume ceilings and a fresh remodel throughout, property updates: Roofing,gutters,flooring,windows,water heater, RV 30 amp hook up on home and more. All appliances stay, adding immediate value. The home is being sold as-is, making it an excellent opportunity for investors, cash buyers,conventional financing. Located in a highly desirable area minutes to I71, A solid opportunity in a great location don't miss it.

16. 2026-04-20
    historical Contingency Pending 532-char remark

    Show marketing remark (532 chars)

    Beautifully updated 3-bedroom, 2-bath traditional home. Situated on a spacious half-acre lot. Featuring soaring high-volume ceilings and a fresh remodel throughout, property updates: Roofing,gutters,flooring,windows,water heater, RV 30 amp hook up on home and more. All appliances stay, adding immediate value. The home is being sold as-is, making it an excellent opportunity for investors, cash buyers,conventional financing. Located in a highly desirable area minutes to I71, A solid opportunity in a great location don't miss it.

17. 2026-04-10
    price $285,000 532-char remark

    Show marketing remark (532 chars)

    Beautifully updated 3-bedroom, 2-bath traditional home. Situated on a spacious half-acre lot. Featuring soaring high-volume ceilings and a fresh remodel throughout, property updates: Roofing,gutters,flooring,windows,water heater, RV 30 amp hook up on home and more. All appliances stay, adding immediate value. The home is being sold as-is, making it an excellent opportunity for investors, cash buyers,conventional financing. Located in a highly desirable area minutes to I71, A solid opportunity in a great location don't miss it.

18. 2026-02-26
    price $299,900 532-char remark

    Show marketing remark (532 chars)

    Beautifully updated 3-bedroom, 2-bath traditional home. Situated on a spacious half-acre lot. Featuring soaring high-volume ceilings and a fresh remodel throughout, property updates: Roofing,gutters,flooring,windows,water heater, RV 30 amp hook up on home and more. All appliances stay, adding immediate value. The home is being sold as-is, making it an excellent opportunity for investors, cash buyers,conventional financing. Located in a highly desirable area minutes to I71, A solid opportunity in a great location don't miss it.

19. 2026-01-16
    listed $310,000 Active 532-char remark

    Show marketing remark (532 chars)

    Beautifully updated 3-bedroom, 2-bath traditional home. Situated on a spacious half-acre lot. Featuring soaring high-volume ceilings and a fresh remodel throughout, property updates: Roofing,gutters,flooring,windows,water heater, RV 30 amp hook up on home and more. All appliances stay, adding immediate value. The home is being sold as-is, making it an excellent opportunity for investors, cash buyers,conventional financing. Located in a highly desirable area minutes to I71, A solid opportunity in a great location don't miss it.

20. 2006-06-06
    soldstatus $180,000
21. 1985-06-06
    soldstatus $47,530

ⓘ 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: $3,934 · $328/mo
• Projected year-2 tax: $3,934 · $328/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,361
• − Mortgage interest: −$13,444
• − Property taxes: −$3,934
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,869
• − Management: −$1,869
• − Depreciation: −$6,982
• Taxable loss: −$5,936
• Est. tax savings @ 24.0%: +$1,425
• After-tax cash flow: $-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: Little Miami Local
• NCES district ID: 3905044
• Math proficiency: 67% ▼ -11.00%
• Reading proficiency: 70% ▼ -6.00%
• Median HH income: $74,949
• Composite: 60.5/100
• National rank: #844
• State rank: #140 of 656 in OH

Livability — Roachester

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Roachester, OH
• County: Warren · 227,646 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 13,577
• Household income: $120,340
• Rent vs Own: 11.8% rent · 88.2% own
• Severe rent burden: 5.6

Population outlook (Warren County) Hauer SSP2

• Today (2025): 248,603 people
• By 2030: 259,345 · +4.3%
• By 2040: 277,666 · +11.7%
• By 2050: 289,599 · +16.5%
• By 2075: 311,681 · +25.4%
• By 2100: 302,738 · +21.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Two or more races 3% Black 2% Asian 2%
• Common ancestry: Romanian 7% Italian 3% Lithuanian 2%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 2% Chinese 1%

Political lean MEDSL · Warren

• 2024 margin: Solid R (+31.5) · D 33.8% · R 65.3%
• 2008→2024 swing: +4.5pp toward D · 2008: -36.1pp · 2024: -31.5pp
• All cycles: 2024: R+31.5 2020: R+30.8 2016: R+37.6 2012: R+39.5 2008: R+36.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -108.41%
• Current HPI: 239.7828
• Rent YoY: —
• Metro: —
• 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

+457.5% since first listed

8 events — show timeline

• 2026-05-19 Price Changed $265,000 Cincy MLS
• 2026-04-26 Relisted — Cincy MLS
• 2026-04-20 Contingent — Cincy MLS
• 2026-04-10 Price Changed $285,000 Cincy MLS
• 2026-02-26 Price Changed $299,900 Cincy MLS
• 2026-01-16 Listed $310,000 Cincy MLS
• 2006-06-06 Sold (Public Records) $180,000 Public Records
• 1985-06-06 Sold (Public Records) $47,530 Public Records

Property tax history

+1.6%/yr

Latest (2025): $3,934 · -0.2% YoY. Source: county tax records.