704 Prytania Ave · Hamilton, OH 45013

$159,900

2 bd · 1.0 ba · 1,160 sqft · SingleFamily public records · 27 Days on market

Built 1930 4,792 sqft lot Est $218k · 27% 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).

• Cash flow +17.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• 1% rule +4.2/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Centrally located in Hamilton, this home puts you close to everything, and with a little bit of love, it has great potential. Enjoy being just minutes from Spooky Nook Sports Champion Mill, one of the largest indoor sports and entertainment complexes in the country. Dining and nightlife are right around the corner with top-rated spots like Agave & Rye and Billy Yanks on Main Street. This property has a wonderful oversized detached garage! Don't miss this opportunity for a great property in a great location!

Key facts

• Centrally located
• 4,792 sq ft lot
• 2 garage spots

Tags

• CENTRALLY LOCATED
• OVERSIZED DETACHED GARAGE

Property features AI

Finance

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

Exterior

• Parking: Detached oversized garage with 2 garage spaces; Off-street and on-street parking available
• Utilities: Public water; Public sewer; Natural gas
• Home design: Traditional style single-family home; Two levels
• Construction: Block and poured foundation
• Exterior features: Shingle roof; Aluminum and vinyl siding; Residential zoning

Interior

• Kitchen: Kitchen approximately 10 x 10
• Bedrooms: Two bedrooms total; Primary bedroom approximately 12 x 12 (second level); Second bedroom approximately 12 x 12 (second level)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (gas); Central air conditioning; Gas water heating
• Interior features: Total of 5 rooms; Crawl basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $129 ($2k/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 $148k (7.7% below list).
• Recommended offer: $148k (7.7% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 4.6% in Hamilton — 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 73/100 on livability (#332 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B; Watch: crime C-, amenities C-, employment D.
• Hamilton City (suburban): math 42% / reading 45% proficiency, ranked #517 of 656 in OH (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.7%/yr); 127 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 1,163 units permitted in Butler County in 2024 (356 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 27 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $147,514 (7.7% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-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?
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: 0.92% ✗
• Cap rate: 7.26%
• Cash-on-cash: 3.47%
• DSCR: 1.15
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $218,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
535 N D St	0.16mi	2/2.0	1,082 (-7%)	0mo	$243,000	$225	77
938 N F St	0.31mi	2/1.0	1,104 (-5%)	3mo	$207,000	$188	75
717 Cleveland Ave	0.16mi	3/1.0 (+1)	1,050 (-10%)	2mo	$173,000	$165	70
918 Cleveland Ave	0.22mi	2/1.5	1,040 (-10%)	2mo	$195,500	$188	69
920 Webster Ave	0.37mi	3/1.0 (+1)	1,216 (+5%)	3mo	$206,000	$169	67
519 Highland Pl	0.20mi	3/1.5 (+1)	1,268 (+9%)	3mo	$170,000	$134	66
600 Haldimand Ave	0.33mi	3/1.0 (+1)	1,000 (-14%)	1mo	$200,000	$200	56
309 N F St	0.29mi	3/1.0 (+1)	988 (-15%)	2mo	$215,000	$218	55
39 Hermay Dr	0.50mi	2/1.5	1,330 (+15%)	2mo	$249,900	$188	49
805 Eaton Ave	0.61mi	3/1.5 (+1)	1,280 (+10%)	4mo	$189,000	$148	44
150 Crowthers Dr	0.65mi	3/1.5 (+1)	1,036 (-11%)	2mo	$270,000	$261	43
124 Gregory Ln	0.65mi	3/1.0 (+1)	1,310 (+13%)	2mo	$235,000	$179	41

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 · 3.69% rent growth · sell at horizon

5-year hold

• IRR: -10.1%
• Equity multiple: 0.63×
• Total profit: $-16,657
• Equity at exit: $23,842

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $318
• Equity at exit: $13,825

Cash invested: $44,772 (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 45013

• Rents YoY: 3.7%
• Active inventory: 127
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,475 high
• Mortgage (P&I): −$839
• Tax from tax record: −$131 /mo · $1,569/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $129

Break-even live

Break-even rent $1,311

Max offer price $159,900

Occupancy floor 86%

Sensitivity live

Price	-10% $220	-5% $175	+0% $129	+5% $84	+10% $39
Rent	-10% $13	-5% $71	+0% $129	+5% $188	+10% $246
Rate	-1.0pp $210	-0.5pp $170	base $129	+0.5pp $88	+1.0pp $46

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
901 Cleveland Ave Hamilton, OH	3.0	1.5	1133	$2,250	$1.99	2d	1	0.21mi
547 Rhea Ave Hamilton, OH	3.0	2.5	1412	$2,300	$1.63	44d	1	0.39mi
221 Eaton Ave Unit Up Hamilton, OH	2.0	1.0	750	$1,100	$1.47	3d	1	0.50mi
217 Eaton Ave Unit Down Hamilton, OH	1.0	1.0	1128	$975	$0.86	3d	1	0.50mi
432 Park Ave Hamilton, OH	3.0	1.0	1276	$1,300	$1.02	3d	1	0.54mi
316 Main St Unit ROS-320 Hamilton, OH	1.0	1.0	726	$1,425	$1.96	2d	1	0.63mi
316 Main St Unit ROS-113 Hamilton, OH	1.0	1.0	800	$1,350	$1.69	20d	1	0.63mi
417 Franklin St Hamilton, OH	3.0	1.0	1256	$1,150	$0.92	2d	1	0.80mi
661 Franklin St Unit Up Hamilton, OH	1.0	1.0	700	$1,000	$1.43	3d	1	0.80mi
115 Dayton St Unit MAR-201 Hamilton, OH	2.0	2.0	1040	$1,775	$1.71	4d	1	0.80mi
1023 Eaton Ave Hamilton, OH	1.0–2.0	1.0	700	$880	$1.26	8d	1	0.88mi
906 Vine St Hamilton, OH	3.0	2.0	1152	$1,250	$1.09	19d	1	1.02mi
1107 Hunt Ave Hamilton, OH	2.0	1.0	704	$1,095	$1.56	2d	1	1.11mi
1151 NW Washington Blvd Hamilton, OH	2.0	1.5	1046	$1,200	$1.15	2d	1	1.15mi
1025 Heaton St Hamilton, OH	2.0	1.0	1436	$1,025	$0.71	24d	1	1.28mi
513 S 3rd St Unit 513 Hamilton, OH	1.0	1.0	1000	$850	$0.85	11d	1	1.30mi
829 Maple Ave Apt 1 Hamilton, OH	1.0	1.0	731	$755	$1.03	24d	1	1.37mi
829 Maple Ave Unit 3 Hamilton, OH	3.0	1.0	1097	$945	$0.86	44d	1	1.37mi

Listing history 14 events

1. 2026-06-18
   days on market $159,900 Active 27 DOM
2. 2026-06-17
   days on market $159,900 Active 26 DOM
3. 2026-06-16
   days on market $159,900 Active 25 DOM
4. 2026-06-15
   days on market $159,900 Active 24 DOM
5. 2026-06-13
   days on market $159,900 Active 22 DOM
6. 2026-06-13
   days on market $159,900 Active 21 DOM
7. 2026-06-09
   days on market $159,900 Active 18 DOM
8. 2026-06-08
   pricedays on market $159,900 Active 17 DOM
9. 2026-06-07
   days on market $169,900 Active 16 DOM
10. 2026-06-03
    days on market $169,900 Active 12 DOM
11. 2026-06-02
    days on market $169,900 Active 11 DOM
12. 2026-06-01
    days on market $169,900 Active 10 DOM
13. 2026-05-31
    days on market $169,900 Active 9 DOM
14. 2026-05-22
    listed $169,900 Active

ⓘ 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: $1,569 · $131/mo
• Projected year-2 tax: $2,032 · $169/mo
• Expected delta: +$463/yr (+$39/mo · 29.5%)

ⓘ 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 ≥104°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: $17,702
• − Mortgage interest: −$8,957
• − Property taxes: −$1,569
• − Insurance: −$800
• − Repairs & maintenance: −$1,416
• − Management: −$1,416
• − Depreciation: −$4,652
• Taxable loss: −$1,108
• Est. tax savings @ 24.0%: +$266
• After-tax cash flow: $1,819/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: Hamilton City
• NCES district ID: 3904410
• Math proficiency: 42% ▼ -13.00%
• Reading proficiency: 45% ▼ -10.00%
• Median HH income: $40,488
• Composite: 36.48/100
• National rank: #4656
• State rank: #517 of 656 in OH

Livability — Hamilton

• Score: 73/100
• State rank: #332
• US rank: #5467

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hamilton, OH
• County: Butler County · 381,674 people
• City population: 140,900
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 53,998
• Household income: $73,633
• Rent vs Own: 26.5% rent · 73.5% own
• Severe rent burden: 1047.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 4% Black 3%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -210.85%
• Current HPI: 237.0239
• Rent YoY: ▲ 3.69%
• 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

1 event — show timeline

• 2026-05-22 Listed $169,900 Cincy MLS

Property tax history

+2.8%/yr

Latest (2025): $1,569 · +0.5% YoY. Source: county tax records.