7757 Dennler Ln · White Oak, OH 45247

$609,000

4 bd · 2.5 ba · 2,514 sqft · SingleFamily public records · 25 Days on market

Built 1998 0.53 ac lot

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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 +14.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Custom built 2 Story in Dennler Meadows! This 4 Bd., 3 1/2 bath,Oversized side entry garage home has a lot to offer. Granite & tile Kitchen, 2 fireplaces,large tiled sun rm,Glamour Master bath,finished lower level w/ walk-out and wet bar.

Key facts

• Custom office
• Four seasons room
• Updated kitchen

Tags

• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• CUSTOM OFFICE
• STONE GAS FIREPLACE
• FOUR SEASONS ROOM

Property features AI

Finance

• Other: Lot size approximately 0.53 acres (.5 to .9 acres)
• HOA & community: No HOA

Exterior

• Parking: Attached side garage with 2 garage spaces; Driveway parking; On-street parking
• Security: Garage door opener
• Utilities: Public water; Public sewer; Natural gas service; Electric service (standard)
• Home design: Traditional single-family home; Two levels; Poured foundation
• Construction: Brick and stone exterior; Shingle roof
• Exterior features: Enclosed porch; Patio; Two stone/gas fireplaces

Interior

• Kitchen: Eat-in kitchen with island; Gourmet kitchen with wood cabinets; Marble/granite/ slate surfaces; Walkout access from the kitchen; Dishwasher, Garbage Disposal, Microwave, Oven/Range, Refrigerator
• Bedrooms: 4 bedrooms total; Primary bedroom on level 2 (17 x 13); Bedroom 2 on level 2 (12 x 10); Bedroom 3 on level 2 (11 x 10); Bedroom 4 on level 2 (12 x 11)
• Flooring: Wood floors in study, family room, dining room, foyer, and kitchen; Wall-to-wall carpet in finished basement
• Bathrooms: Three full bathrooms; One half bathroom; Primary bathroom with shower and tub; A partial bathroom on level 1; Full bathrooms located on level 2 and lower level
• Heating & cooling: Forced air heating (gas); Central air conditioning; Gas water heating
• Interior features: 9-foot (or taller) ceilings; Crown molding; Ceiling fan
• Laundry & utility: Main-level laundry room (6 x 7)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $609k.

Deal economics

• At list price, monthly cash flow is $124 ($1k/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 $550k (9.7% below list).
• Recommended offer: $550k (9.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#499 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment A-; Watch: health & safety C-, amenities F, commute F.
• Northwest Local (suburban): math 38% / reading 46% proficiency, ranked #508 of 656 in OH (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Colerain Elementary School (math 52% / reading 57%, grade C, #788 of 1,584 statewide, top 52%, 586 students, 50% FRL); Colerain Middle School (math 33% / reading 43%, grade F, #532 of 654 statewide, top 81%, 580 students, 56% FRL); Colerain High School (math 26% / reading 50%, grade F, #560 of 781 statewide, top 72%, 1,747 students, 54% FRL).
• Market conditions: 50 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• At $5,500/mo this rent would consume 69% of the median local household income ($96k/yr) — 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 $4k of loan paydown is wiped out by about $18k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($600k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 23y 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 $205k; list at $609k implies a 197% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $550,000 (9.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.90% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.87%
• DSCR: 1.04
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.9%
• Equity multiple: 0.47×
• Total profit: $-90,722
• Equity at exit: $90,804

10-year hold

• IRR: -6.2%
• Equity multiple: 0.60×
• Total profit: $-68,495
• Equity at exit: $52,655

Cash invested: $170,520 (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 45247

• Active inventory: 50
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $5,500 medium
• Mortgage (P&I): −$3,194
• Tax from tax record: −$774 /mo · $9,288/yr
• Insurance: −$254
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,155
• Net cashflow: $124

Break-even live

Break-even rent $5,344

Max offer price $609,000

Occupancy floor 93%

Sensitivity live

Price	-10% $468	-5% $296	+0% $124	+5% $-49	+10% $-221
Rent	-10% $-311	-5% $-94	+0% $124	+5% $341	+10% $558
Rate	-1.0pp $430	-0.5pp $278	base $124	+0.5pp $-34	+1.0pp $-195

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: $152,250
• Closing costs: $18,270
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6268 Mullen Rd Cincinnati, OH	4.0	2.0	2025	$5,500	$2.72	3d	1	1.05mi

Listing history 31 events

1. 2026-06-21
   days on market $609,000 Active 25 DOM
2. 2026-06-21
   days on market $609,000 Active 24 DOM
3. 2026-06-18
   days on market $609,000 Active 22 DOM
4. 2026-06-17
   days on market $609,000 Active 21 DOM
5. 2026-06-16
   days on market $609,000 Active 20 DOM
6. 2026-06-15
   days on market $609,000 Active 19 DOM
7. 2026-06-13
   days on market $609,000 Active 17 DOM
8. 2026-06-12
   pricedays on market $609,000 Active 16 DOM
9. 2026-06-09
   days on market $629,000 Active 13 DOM
10. 2026-06-08
    days on market $629,000 Active 12 DOM
11. 2026-06-08
    days on market $629,000 Active 11 DOM
12. 2026-06-07
    days on market $629,000 Active 10 DOM
13. 2026-06-04
    days on market $629,000 Active 7 DOM
14. 2026-06-02
    days on market $629,000 Active 6 DOM
15. 2026-06-01
    days on market $629,000 Active 5 DOM
16. 2026-05-31
    days on market $629,000 Active 4 DOM
17. 2026-05-27
    listed $629,000 Active
18. 2012-10-22
    soldstatus $205,000
19. 2012-10-16
    soldstatus $285,000 242-char remark

    Show marketing remark (242 chars)

    Custom built 2 Story in Dennler Meadows! This 4 Bd., 3 1/2 bath,Oversized side entry garage home has a lot to offer. Granite & tile Kitchen, 2 fireplaces,large tiled sun rm,Glamour Master bath,finished lower level w/ walk-out and wet bar.

20. 2012-08-24
    listed $289,700 242-char remark

    Show marketing remark (242 chars)

    Custom built 2 Story in Dennler Meadows! This 4 Bd., 3 1/2 bath,Oversized side entry garage home has a lot to offer. Granite & tile Kitchen, 2 fireplaces,large tiled sun rm,Glamour Master bath,finished lower level w/ walk-out and wet bar.

21. 2012-08-23
    historical
22. 2012-05-23
    listed $289,900
23. 2012-05-22
    historical
24. 2012-02-22
    listed $309,000
25. 2012-02-22
    historical
26. 2011-08-22
    listed $324,900
27. 2004-07-16
    soldstatus $359,500
28. 2004-07-01
    soldstatus $359,500
29. 2004-03-25
    historical
30. 2004-03-25
    listed $367,500
31. 2003-11-14
    listed $359,900

ⓘ 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: $9,288 · $774/mo
• Projected year-2 tax: $9,394 · $783/mo
• Expected delta: +$106/yr (+$9/mo · 1.1%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 75% 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: $66,000
• − Mortgage interest: −$34,113
• − Property taxes: −$9,288
• − Insurance: −$3,045
• − Repairs & maintenance: −$5,280
• − Management: −$5,280
• − Depreciation: −$17,716
• Taxable loss: −$8,723
• Est. tax savings @ 24.0%: +$2,094
• After-tax cash flow: $3,576/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: Northwest Local
• NCES district ID: 3904736
• Math proficiency: 38% ▼ -18.00%
• Reading proficiency: 46% ▼ -10.00%
• Median HH income: $58,765
• Composite: 36.97/100
• National rank: #4528
• State rank: #508 of 656 in OH

Livability — White Oak

• Score: 69/100
• State rank: #499
• US rank: #8343

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: White Oak, OH
• County: Hamilton · 838,887 people
• City population: 29,035
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 23,588
• Household income: $95,810
• Rent vs Own: 18.9% rent · 81.1% own
• Severe rent burden: 10.7

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: Predominantly White (87%)
• Race & ethnicity: White 87% Black 7% Two or more races 4%
• Common ancestry: Romanian 3% Lithuanian 2% Italian 2%
• Foreign-born: 3% · China
• Languages at home: 96% English-only · Arabic 1% Russian/Polish/Slavic 1% Spanish 1%

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: ▼ -126.31%
• Current HPI: 204.334
• 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

+74.8% since first listed

15 events — show timeline

• 2026-05-27 Listed $629,000 Cincy MLS
• 2012-10-22 Sold (Public Records) $205,000 Public Records
• 2012-10-16 Sold (MLS) $285,000 Cincy MLS
• 2012-08-24 Listed $289,700 Cincy MLS
• 2012-08-23 Listing Removed — Cincy MLS
• 2012-05-23 Listed $289,900 Cincy MLS
• 2012-05-22 Listing Removed — Cincy MLS
• 2012-02-22 Listing Removed — Cincy MLS
• 2012-02-22 Listed $309,000 Cincy MLS
• 2011-08-22 Listed $324,900 Cincy MLS
• 2004-07-16 Sold (Public Records) $359,500 Public Records
• 2004-07-01 Sold (MLS) $359,500 Cincy MLS
• 2004-03-25 Listed $367,500 Cincy MLS
• 2004-03-25 Listing Removed — Cincy MLS
• 2003-11-14 Listed $359,900 Cincy MLS

Property tax history

+3.7%/yr

Latest (2025): $9,288 · +7.9% YoY. Source: county tax records.