6101 Contreras Rd · Oxford, OH 45056

$284,900

3 bd · 2.0 ba · 1,888 sqft · SingleFamily public records · 34 Days on market

Built 1930 9,444 sqft lot $151/sqft · 16% above area Est $245k · 16% over

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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 +13.5/30.0
• Schools +4.9/10.0
• Livability +4.4/5.0
• DSCR +4.1/10.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.1/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well-maintained duplex, built in 1930, offers two 2-bedroom units with hardwood floors and high ceilings. Unit 1 provides a traditional layout, while Unit 2 features a finished third floor for extra living space. The property includes a covered front porch and on-street parking for four vehicles. Located just a short walk from uptown Oxford and Miami University, it presents an excellent opportunity for rental income or potential conversion back into a single-family residence. With a lot size of 0.2168 acres, this property combines historic charm with modern possibilities

Key facts

• Covered front porch
• Finished third floor
• On-street parking

Tags

• HARDWOOD FLOORS
• HIGH CEILINGS
• FINISHED THIRD FLOOR
• COVERED FRONT PORCH
• ON-STREET PARKING
• SHORT WALK FROM UPTOWN OXFORD

Property features AI

Finance

• Other: Owner pays water; Semi-annual tax information available
• Financial info: Two-unit property with one 2-bedroom unit renting for $1,000 and one 3-bedroom unit renting for $800

Exterior

• Parking: On-street parking; Driveway
• Utilities: Public water; Public sewer; Natural gas
• Home design: Duplex; Three or more levels; Residential zoning
• Construction: Wood siding exterior; Stone foundation; Shingle roof; Built as a multi-unit building (2 units)
• Exterior features: Front porch; Wood windows

Interior

• Bedrooms: Unit 1: 2 bedrooms; Unit 2: 3 bedrooms
• Bathrooms: Unit 1: 1 full bathroom; Unit 2: 1 full bathroom
• Heating & cooling: Gas heating; Hot water heating; Window air conditioning units; Tenants pay heat; Separate gas and electric metering
• Interior features: Partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $9 ($113/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 $231k (18.9% below list).
• Recommended offer: $231k (18.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.6% in Oxford — 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 87/100 on livability (#30 in OH, #267 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment F.
• Talawanda City (rural): math 55% / reading 61% proficiency, ranked #323 of 656 in OH (top 49%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 66 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,163 units permitted in Butler County in 2024 (356 in 5+ unit buildings).
• At $2,311/mo this rent would consume 56% of the median local household income ($49k/yr) (locally 1724% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 27y 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 $190k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $231,117 (18.9% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. 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: 6.33%
• Cash-on-cash: 0.14%
• DSCR: 1.01
• GRM: 10.3

CMA / ARV

• ARV (median comp): $244,648
• List price: $284,900
• Delta: 16.45%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6104 Fairfield Rd	0.15mi	3/2.0	1,889 (+0%)	1mo	$360,000	$191	92
100 Hilltop Rd	0.06mi	4/2.0 (+1)	1,818 (-4%)	8mo	$320,000	$176	80
120 Ridge Ave	0.24mi	3/2.0	1,840 (-2%)	6mo	$245,000	$133	80
6172 Vereker Dr	0.15mi	3/2.0	2,117 (+12%)	3mo	$225,000	$106	70
335 N Locust St	0.42mi	3/2.0	1,829 (-3%)	8mo	$150,000	$82	69
118 S Elm St	0.45mi	4/2.0 (+1)	1,875 (-1%)	9mo	$300,000	$160	65
1020 Tollgate Dr	0.36mi	4/3.0 (+1)	2,044 (+8%)	2mo	$318,000	$156	59
446 Emerald Woods Dr	0.51mi	4/2.5 (+1)	1,988 (+5%)	10mo	$310,000	$156	52
5 Quail Ridge Dr	0.73mi	4/2.5 (+1)	1,856 (-2%)	8mo	$378,000	$204	49
5170 Brown Rd	0.65mi	4/2.0 (+1)	1,664 (-12%)	0mo	$385,000	$231	44
509 White Oak Dr	0.66mi	3/2.0	1,645 (-13%)	4mo	$305,000	$185	44
22 W Withrow St	0.67mi	2/1.0 (-1)	1,629 (-14%)	12mo	$215,000	$132	27

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: -16.1%
• Equity multiple: 0.43×
• Total profit: $-45,626
• Equity at exit: $42,480

10-year hold

• IRR: -7.8%
• Equity multiple: 0.51×
• Total profit: $-39,199
• Equity at exit: $24,633

Cash invested: $79,772 (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 45056

• Home prices YoY: -29.6%
• Active inventory: 66
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,311 medium
• Mortgage (P&I): −$1,494
• Tax from tax record: −$204 /mo · $2,444/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $9

Break-even live

Break-even rent $2,299

Max offer price $284,900

Occupancy floor 95%

Sensitivity live

Price	-10% $171	-5% $90	+0% $9	+5% $-71	+10% $-152
Rent	-10% $-173	-5% $-82	+0% $9	+5% $101	+10% $192
Rate	-1.0pp $153	-0.5pp $82	base $9	+0.5pp $-64	+1.0pp $-140

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: $71,225
• Closing costs: $8,547
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44 Indian Cove Cir Oxford, OH	2.0	2.0	1308	$1,400	$1.07	13d	1	0.68mi
331 E Chestnut St Oxford, OH	4.0	3.0	2400	$4,300	$1.79	24d	1	1.22mi

Listing history 34 events

1. 2026-06-18
   days on market $284,900 Active 34 DOM
2. 2026-06-17
   days on market $284,900 Active 33 DOM
3. 2026-06-16
   days on market $284,900 Active 32 DOM
4. 2026-06-15
   days on market $284,900 Active 31 DOM
5. 2026-06-13
   days on market $284,900 Active 29 DOM
6. 2026-06-09
   days on market $284,900 Active 25 DOM
7. 2026-06-08
   days on market $284,900 Active 24 DOM
8. 2026-06-07
   days on market $284,900 Active 23 DOM
9. 2026-06-05
   days on market $284,900 Active 20 DOM
10. 2026-06-03
    days on market $284,900 Active 19 DOM
11. 2026-06-02
    days on market $284,900 Active 18 DOM
12. 2026-06-01
    days on market $284,900 Active 17 DOM
13. 2026-05-31
    days on market $284,900 Active 16 DOM
14. 2026-05-15
    listed $284,900 Active 567-char remark
15. 2025-09-25
    historical 582-char remark

    Show marketing remark (582 chars)

    This well-maintained duplex, built in 1930, offers two 2-bedroom units with hardwood floors and high ceilings. Unit 1 provides a traditional layout, while Unit 2 features a finished third floor for extra living space. The property includes a covered front porch and on-street parking for four vehicles. Located just a short walk from uptown Oxford and Miami University, it presents an excellent opportunity for rental income or potential conversion back into a single-family residence. With a lot size of 0.2168 acres, this property combines historic charm with modern possibilities

16. 2025-08-11
    price $290,000 582-char remark

    Show marketing remark (582 chars)

    This well-maintained duplex, built in 1930, offers two 2-bedroom units with hardwood floors and high ceilings. Unit 1 provides a traditional layout, while Unit 2 features a finished third floor for extra living space. The property includes a covered front porch and on-street parking for four vehicles. Located just a short walk from uptown Oxford and Miami University, it presents an excellent opportunity for rental income or potential conversion back into a single-family residence. With a lot size of 0.2168 acres, this property combines historic charm with modern possibilities

17. 2025-06-13
    status Active 582-char remark

    Show marketing remark (582 chars)

    This well-maintained duplex, built in 1930, offers two 2-bedroom units with hardwood floors and high ceilings. Unit 1 provides a traditional layout, while Unit 2 features a finished third floor for extra living space. The property includes a covered front porch and on-street parking for four vehicles. Located just a short walk from uptown Oxford and Miami University, it presents an excellent opportunity for rental income or potential conversion back into a single-family residence. With a lot size of 0.2168 acres, this property combines historic charm with modern possibilities

18. 2025-06-11
    historical Contingency Pending 582-char remark

    Show marketing remark (582 chars)

    This well-maintained duplex, built in 1930, offers two 2-bedroom units with hardwood floors and high ceilings. Unit 1 provides a traditional layout, while Unit 2 features a finished third floor for extra living space. The property includes a covered front porch and on-street parking for four vehicles. Located just a short walk from uptown Oxford and Miami University, it presents an excellent opportunity for rental income or potential conversion back into a single-family residence. With a lot size of 0.2168 acres, this property combines historic charm with modern possibilities

19. 2025-05-02
    listed $300,000 Active 582-char remark

    Show marketing remark (582 chars)

    This well-maintained duplex, built in 1930, offers two 2-bedroom units with hardwood floors and high ceilings. Unit 1 provides a traditional layout, while Unit 2 features a finished third floor for extra living space. The property includes a covered front porch and on-street parking for four vehicles. Located just a short walk from uptown Oxford and Miami University, it presents an excellent opportunity for rental income or potential conversion back into a single-family residence. With a lot size of 0.2168 acres, this property combines historic charm with modern possibilities

20. 2022-06-27
    soldstatus $190,000
21. 2022-06-08
    soldstatus $190,000 Sold

    Show marketing remark (313 chars)

    Spacious duplex conveniently located on Oxford's westside. Close to shopping & restaurants, and easily walkable to bustling uptown Oxford. House could be converted back to single family easily or enjoy a large owner occupied unit while tenants help pay your mortgage! Nice hardwood floors & high ceilings.

22. 2022-05-12
    historical Contingency Pending

    Show marketing remark (313 chars)

    Spacious duplex conveniently located on Oxford's westside. Close to shopping & restaurants, and easily walkable to bustling uptown Oxford. House could be converted back to single family easily or enjoy a large owner occupied unit while tenants help pay your mortgage! Nice hardwood floors & high ceilings.

23. 2022-05-06
    listed $215,000 Active

    Show marketing remark (313 chars)

    Spacious duplex conveniently located on Oxford's westside. Close to shopping & restaurants, and easily walkable to bustling uptown Oxford. House could be converted back to single family easily or enjoy a large owner occupied unit while tenants help pay your mortgage! Nice hardwood floors & high ceilings.

24. 2021-06-21
    soldstatus $175,000
25. 2021-06-10
    soldstatus $175,000 Sold
26. 2021-04-28
    historical Contingency Pending
27. 2021-02-07
    historical
28. 2021-02-05
    listed $185,000 Active
29. 2020-10-23
    price $190,000
30. 2020-10-12
    listed $225,000 Active
31. 2007-08-02
    historical
32. 2007-01-09
    listed $175,000
33. 2000-03-09
    soldstatus $132,500
34. 1999-11-02
    listed $139,900

ⓘ 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: $2,444 · $204/mo
• Projected year-2 tax: $3,444 · $287/mo
• Expected delta: +$1,000/yr (+$83/mo · 40.9%)

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

Taxation est. · year 1

• Rental income: $27,734
• − Mortgage interest: −$15,959
• − Property taxes: −$2,444
• − Insurance: −$1,424
• − Repairs & maintenance: −$2,219
• − Management: −$2,219
• − Depreciation: −$8,288
• Taxable loss: −$4,819
• Est. tax savings @ 24.0%: +$1,157
• After-tax cash flow: $1,269/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: Talawanda City
• NCES district ID: 3904615
• Math proficiency: 55% ▼ -20.00%
• Reading proficiency: 61% ▼ -13.00%
• Median HH income: $47,696
• Composite: 49.18/100
• National rank: #2043
• State rank: #323 of 656 in OH

Livability — Oxford

• Score: 87/100
• State rank: #30
• US rank: #267

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Oxford, OH
• County: Butler County · 381,674 people
• City population: 27,376
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 27,376
• Household income: $49,233
• Rent vs Own: 52.2% rent · 47.8% own
• Severe rent burden: 1724.0

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 (81%)
• Race & ethnicity: White 81% Asian 7% Two or more races 5% Black 4% Hispanic / Latino 3%
• Common ancestry: Italian 2% Romanian 2% Lithuanian 1%
• Foreign-born: 10% · China, Vietnam, Canada
• Languages at home: 90% English-only · Chinese 5% Spanish 2% Other Indo-European 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: ▼ -93.81%
• Current HPI: 223.1217
• Rent YoY: —
• 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

+103.6% since first listed

21 events — show timeline

• 2026-05-15 Listed $284,900 Cincy MLS
• 2025-09-25 Listing Removed — Cincy MLS
• 2025-08-11 Price Changed $290,000 Cincy MLS
• 2025-06-13 Relisted — Cincy MLS
• 2025-06-11 Contingent — Cincy MLS
• 2025-05-02 Listed $300,000 Cincy MLS
• 2022-06-27 Sold (Public Records) $190,000 Public Records
• 2022-06-08 Sold (MLS) $190,000 Cincy MLS
• 2022-05-12 Contingent — Cincy MLS
• 2022-05-06 Listed $215,000 Cincy MLS
• 2021-06-21 Sold (Public Records) $175,000 Public Records
• 2021-06-10 Sold (MLS) $175,000 Cincy MLS
• 2021-04-28 Contingent — Cincy MLS
• 2021-02-07 Listing Removed — Cincy MLS
• 2021-02-05 Listed $185,000 Cincy MLS
• 2020-10-23 Price Changed $190,000 Cincy MLS
• 2020-10-12 Listed $225,000 Cincy MLS
• 2007-08-02 Listing Removed — Cincy MLS
• 2007-01-09 Listed $175,000 Cincy MLS
• 2000-03-09 Sold (MLS) $132,500 Cincy MLS
• 1999-11-02 Listed $139,900 Cincy MLS

Property tax history

+3.6%/yr

Latest (2025): $2,444 · +0.7% YoY. Source: county tax records.