6473 Betts Ave · North College Hill, OH 45239

$169,900

3 bd · 1.0 ba · 1,147 sqft · SingleFamily public records · 67 Days on market

Built 2003 4,034 sqft lot Est $187k · 9% under

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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 +13.6/30.0
• ARV discount +11.6/15.0
• DSCR +4.1/10.0
• Rent growth +4.0/5.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover this solid 3-bedroom, 1-bathroom cape cod nestled on a quiet, established street in the heart of the North College Hill school district. This home offers a fantastic opportunity for first-time buyers looking to build sweat equity or investors seeking a high-yield rental in a high-demand area. The main level features a functional layout with original hardwood floors waiting to be polished to their full potential. The spacious second-floor primary suite provides a private retreat, while the full basement offers plenty of room for storage or future finishing. Step outside to a level, private backyard the perfect canvas for outdoor entertaining and gardening. Located just minutes from

Key facts

• Outdoor entertaining
• Full basement
• 4,034 sq ft lot

Tags

• ORIGINAL HARDWOOD FLOORS
• FULL BASEMENT
• LEVEL PRIVATE BACKYARD
• OUTDOOR ENTERTAINING

Property features AI

Finance

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

Exterior

• Utilities: Public water; Public sewer; Natural gas
• Home design: Ranch-style single-family home; One-level; 220 volt service
• Construction: Vinyl siding; Block foundation; Shingle roof
• Exterior features: Wood, insulated windows

Interior

• Kitchen: Kitchen approximately 8 x 9; Dishwasher; Oven/Range; Refrigerator
• Bedrooms: Three bedrooms, all on the main level; Primary bedroom approximately 10 x 12; Bedroom 2 approximately 9 x 12; Bedroom 3 approximately 10 x 12
• Flooring: Carpet in living room
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced-air gas heating; Central air conditioning; Gas water heating
• Interior features: Wall-to-wall carpet in the living room; Crawl basement; Total of 6 rooms
• Laundry & utility: Main-level laundry room approximately 5 x 6

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $8 ($99/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 $149k (12.4% below list).
• Recommended offer: $149k (12.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#288 in OH, #4,745 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, amenities D, crime F.
• North College Hill City (suburban): math 13% / reading 22% proficiency, ranked #637 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.
• Zoned schools: North College Hill Elementary School (math 17% / reading 22%, grade F, #1,293 of 1,584 statewide, top 83%, 481 students, 0% FRL); North College Hill Middle School (math 11% / reading 22%, grade F, #622 of 654 statewide, top 95%, 430 students, 0% FRL); North College Hill High School (math 12% / reading 22%, grade F, #701 of 781 statewide, top 90%, 333 students, 0% FRL) — zoned schools average 0% FRL vs 75% district-wide (75 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+6.0%/yr); 57 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $170k implies a 227% gain — meaningful room to come down on a strong offer.

Recommended offer $148,851 (12.4% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.88% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.21%
• DSCR: 1.01
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $186,961
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1830 Cordova Ave	0.09mi	3/3.0	1,132 (-1%)	4mo	$218,000	$193	82
1917 Dallas Ave	0.31mi	3/1.0	1,147 (0%)	6mo	$142,500	$124	81
1913 Sterling Ave	0.20mi	2/2.0 (-1)	1,172 (+2%)	2mo	$235,000	$201	76
1919 Sundale Ave	0.25mi	4/1.0 (+1)	1,201 (+5%)	1mo	$100,000	$83	75
6623 Betts Ave	0.25mi	3/1.0	1,242 (+8%)	0mo	$140,000	$113	74
1944 Dallas Ave	0.35mi	3/1.0	1,199 (+4%)	2mo	$199,500	$166	74
6822 Betts Ave	0.46mi	2/1.0 (-1)	1,182 (+3%)	2mo	$128,000	$108	67
2030 Emerson Ave	0.33mi	2/2.0 (-1)	1,225 (+7%)	4mo	$199,500	$163	61
6792 Golfway Dr	0.47mi	3/1.5	1,024 (-11%)	5mo	$205,000	$200	54
1556 Reid Ave	0.71mi	2/1.5 (-1)	1,174 (+2%)	4mo	$120,000	$102	52
6381 Golfway Dr	0.60mi	4/1.5 (+1)	1,245 (+8%)	1mo	$199,500	$160	50
6078 Oakwood Ave	0.54mi	2/1.5 (-1)	1,266 (+10%)	3mo	$275,000	$217	48

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 · 6.0% rent growth · sell at horizon

5-year hold

• IRR: -12.7%
• Equity multiple: 0.53×
• Total profit: $-22,357
• Equity at exit: $25,333

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,483
• Equity at exit: $14,690

Cash invested: $47,572 (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 45239

• Home prices YoY: -32.8%
• Rents YoY: 6.0%
• Active inventory: 57
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,489 high
• Mortgage (P&I): −$891
• Tax from tax record: −$206 /mo · $2,471/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $8

Break-even live

Break-even rent $1,478

Max offer price $169,900

Occupancy floor 94%

Sensitivity live

Price	-10% $104	-5% $56	+0% $8	+5% $-40	+10% $-88
Rent	-10% $-109	-5% $-51	+0% $8	+5% $67	+10% $126
Rate	-1.0pp $94	-0.5pp $51	base $8	+0.5pp $-36	+1.0pp $-81

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1908 Emerson Ave Cincinnati, OH	4.0	1.0	760	$1,550	$2.04	25d	1	0.13mi
1834 Emerson Ave Cincinnati, OH	2.0	1.0	1187	$1,500	$1.26	25d	1	0.14mi
1804 Waltham Ave Cincinnati, OH	2.0	1.0	1186	$1,425	$1.20	9d	1	0.25mi
6834 Betts Ave Cincinnati, OH	4.0	1.5	1426	$1,695	$1.19	25d	1	0.52mi
5800 Renee Ct Cincinnati, OH	2.0	1.0	775	$1,099	$1.42	23d	1	0.55mi
1837 W Galbraith Rd Cincinnati, OH	2.0	2.0	1087	$1,500	$1.38	25d	1	0.57mi
1720 W North Bend Rd Cincinnati, OH	3.0	1.0	900	$1,400	$1.56	25d	1	0.58mi
5856 Renee Ct Cincinnati, OH	2.0	1.0	775	$1,099	$1.42	25d	1	0.60mi
1604 W Galbraith Rd Unit F North College Hill, OH	2.0	1.0	1250	$1,150	$0.92	16d	1	0.70mi
6211 Hamilton Ave Cincinnati, OH	2.0	1.0–2.0	842	$1,968	$2.34	3d	17	0.71mi
5928 Belmont Ave Unit Washer Dryer Hookup Cincinnati, OH	3.0	1.0	1120	$1,395	$1.25	18d	1	0.73mi
5910 Belmont Ave Unit 3 Cincinnati, OH	2.0	1.0	900	$995	$1.11	6d	1	0.77mi
1740 Bising Ave North College Hill, OH	3.0	2.0	1235	$1,697	$1.37	3d	6	0.83mi
7032 La Boiteaux Ave Cincinnati, OH	4.0	1.0	1200	$1,800	$1.50	25d	1	0.84mi
2512 Rack Ct Unit 3 Cincinnati, OH	2.0	1.0	900	$1,125	$1.25	25d	1	1.01mi
2536 Rack Ct Cincinnati, OH	2.0	1.0	840	$900	$1.07	25d	1	1.06mi
1628 Linden Dr Unit 937 Cincinnati, OH	2.0	1.0	950	$1,163	$1.22	25d	1	1.13mi
1409 Cedar Ave Cincinnati, OH	3.0	1.0	1248	$1,525	$1.22	6d	1	1.16mi
5824 Shadymist Ln Unit 3 Cincinnati, OH	2.0	1.0	875	$1,100	$1.26	25d	1	1.22mi
5845 Shadymist Ln Apt 1 Cincinnati, OH	2.0	1.0	850	$990	$1.16	22d	1	1.26mi
1667 Lakenoll Dr Mt Healthy, OH	1.0–2.0	1.0–1.5	817	$1,385	$1.69	5d	7	1.26mi
5465 Kirby Ave Unit 5465-8 Cincinnati, OH	2.0	1.0	820	$1,095	$1.34	12d	1	1.35mi
5465 Kirby Ave Unit 5465-21 Cincinnati, OH	2.0	1.0	820	$1,095	$1.34	25d	1	1.35mi
5469 Kirby Ave Cincinnati, OH	1.0–2.0	1.0	720	$1,095	$1.52	5d	33	1.40mi
8879 Zodiac Dr Cincinnati, OH	3.0	2.0	1040	$1,781	$1.71	25d	1	1.50mi

Listing history 25 events

1. 2026-06-21
   days on market $169,900 Active 67 DOM
2. 2026-06-18
   days on market $169,900 Active 64 DOM
3. 2026-06-17
   days on market $169,900 Active 63 DOM
4. 2026-06-16
   days on market $169,900 Active 62 DOM
5. 2026-06-15
   days on market $169,900 Active 61 DOM
6. 2026-06-13
   days on market $169,900 Active 59 DOM
7. 2026-06-09
   days on market $169,900 Active 55 DOM
8. 2026-06-08
   days on market $169,900 Active 54 DOM
9. 2026-06-07
   pricedays on market $169,900 Active 53 DOM
10. 2026-06-03
    days on market $184,900 Active 49 DOM
11. 2026-06-02
    days on market $184,900 Active 48 DOM
12. 2026-06-01
    days on market $184,900 Active 47 DOM
13. 2026-05-31
    days on market $184,900 Active 46 DOM
14. 2026-04-18
    price $184,900
15. 2026-04-15
    listed $189,900 Active
16. 2017-01-04
    soldstatus $52,000
17. 2015-07-28
    historical
18. 2015-04-02
    listed $61,000 Active
19. 2013-10-18
    soldstatus $60,250
20. 2012-06-29
    soldstatus $110,000
21. 2004-01-01
    historical
22. 2003-01-07
    listed $89,900
23. 2001-03-23
    soldstatus $41,000
24. 1995-07-17
    soldstatus $49,000
25. 1991-02-15
    soldstatus $38,800

ⓘ 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: $2,471 · $206/mo
• Projected year-2 tax: $2,560 · $213/mo
• Expected delta: +$90/yr (+$7/mo · 3.6%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,862
• − Mortgage interest: −$9,517
• − Property taxes: −$2,471
• − Insurance: −$850
• − Repairs & maintenance: −$1,429
• − Management: −$1,429
• − Depreciation: −$4,943
• Taxable loss: −$2,775
• Est. tax savings @ 24.0%: +$666
• After-tax cash flow: $765/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: North College Hill City
• NCES district ID: 3904451
• Math proficiency: 13% ▼ -14.00%
• Reading proficiency: 22% ▼ -11.00%
• Median HH income: $40,355
• Composite: 14.89/100
• National rank: #9375
• State rank: #637 of 656 in OH

Livability — North College Hill

• Score: 74/100
• State rank: #288
• US rank: #4745

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North College Hill, OH
• County: Hamilton County · 701,295 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 29,607
• Household income: $60,324
• Rent vs Own: 40.7% rent · 59.3% own
• Severe rent burden: 1566.0

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 0.63)
• Race & ethnicity: White 50% Black 35% Two or more races 8% Hispanic / Latino 4% Asian 4%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 4% · India, Canada
• Languages at home: 93% English-only · Other Indo-European 3% Spanish 2%

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: ▼ -114.46%
• Current HPI: 234.6033
• Rent YoY: ▲ 6.00%
• 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

+376.5% since first listed

12 events — show timeline

• 2026-04-18 Price Changed $184,900 Cincy MLS
• 2026-04-15 Listed $189,900 Cincy MLS
• 2017-01-04 Sold (Public Records) $52,000 Public Records
• 2015-07-28 Listing Removed — Cincy MLS
• 2015-04-02 Listed $61,000 Cincy MLS
• 2013-10-18 Sold (Public Records) $60,250 Public Records
• 2012-06-29 Sold (Public Records) $110,000 Public Records
• 2004-01-01 Listing Removed — Cincy MLS
• 2003-01-07 Listed $89,900 Cincy MLS
• 2001-03-23 Sold (Public Records) $41,000 Public Records
• 1995-07-17 Sold (Public Records) $49,000 Public Records
• 1991-02-15 Sold (Public Records) $38,800 Public Records

Property tax history

+5.9%/yr

Latest (2025): $2,471 · +0.0% YoY. Source: county tax records.