8022 Timbertree Unit 5-2 · Beckett Ridge, OH 45069

$179,900

3 bd · 2.0 ba · 1,730 sqft · Townhouse public records · 1 Days on market

Built 1977 2,496 sqft lot $485/mo HOA · 21% of rent

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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 +17.8/30.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Schools +6.3/10.0
• DSCR +5.6/10.0
• Livability +3.5/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for the space of a home but carefree lifestyle of ranch condo..this is your home! Lg win ensure gorgeous views overlooking golf course, 3 pvt patio/decks, neutral decor w/WBFP, ceramic flr in kit, updated BA's, oversized 2car gar!

Key facts

• Pool community
• Immediate occupancy
• 1 floor living

Tags

• POOL COMMUNITY
• 1 FLOOR LIVING
• IMMEDIATE OCCUPANCY

Property features AI

Finance

• Other: Residential zoning
• HOA & community: HOA present with monthly fee; Monthly association fee approximately $485.25; Association fee includes insurance, landscaping, and pool access

Exterior

• Parking: Detached garage with 2 garage spaces; One assigned parking space
• Utilities: Public water; Public sewer; Natural gas; Electric water heater; Cable available
• Home design: Townhouse (traditional style); Single-story unit with entry level on level 1; Unit entry level is 1
• Construction: Shingle roof; Wood siding; Poured foundation; Built on one level
• Exterior features: Deck; Patio; Wooded yard; Yard lights; Slider and insulated windows

Interior

• Kitchen: Counter bar; Eat-in kitchen; Wood cabinets; Vinyl flooring; Dishwasher; Garbage disposal; Oven/Range; Refrigerator
• Bedrooms: Three bedrooms total; Primary bedroom approximately 16 x 12 (on entry level); Second bedroom approximately 12 x 12 (on entry level); Third bedroom approximately 12 x 10 (on entry level)
• Flooring: Wall-to-wall carpet in living and dining areas; Vinyl in kitchen; Wood floor in entry/foyer
• Bathrooms: Two full bathrooms (both on entry level)
• Heating & cooling: Gas heating; Central air
• Interior features: Seven total rooms; Fireplace with wood burning; Ceiling fan; Smoke alarm; Walkout from living and dining areas; Window treatments
• Laundry & utility: 220 volt service (useful for large appliances)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $180k.

Deal economics

• At list price, monthly cash flow is $147 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).

Location & tenants

• Location reads 70/100 on livability (#479 in OH) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities D-, commute F, health & safety F.
• Lakota Local (suburban): math 68% / reading 72% proficiency, ranked #107 of 656 in OH (top 16%) — strong family-tenant draw, lease renewals of 3-5y typical; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+3.3%/yr); 120 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 25y 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 $106k; list at $180k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,900

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
6. 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.
7. 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: 1.27% ✓
• Cap rate: 7.27%
• Cash-on-cash: 3.50%
• DSCR: 1.16
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.34% rent growth · sell at horizon

5-year hold

• IRR: -10.1%
• Equity multiple: 0.63×
• Total profit: $-18,729
• Equity at exit: $26,824

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $131
• Equity at exit: $15,554

Cash invested: $50,372 (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 45069

• Rents YoY: 3.3%
• Active inventory: 120
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,278 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$150 /mo · $1,796/yr
• Insurance: −$75
• HOA: −$485
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $147

Break-even live

Break-even rent $2,092

Max offer price $179,900

Occupancy floor 89%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4637 Wyndtree Dr West Chester, OH	2.0–3.0	2.0	1026	$2,100	$2.05	1d	21	1.06mi

HOA detail

• Monthly dues: $485 · $5,820/yr

Listing history 2 events

1. 2026-06-16
   remarks 285-char remark
2. 2026-06-16
   listed $179,900 Active 1 DOM

ⓘ 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: $1,796 · $150/mo
• Projected year-2 tax: $2,301 · $192/mo
• Expected delta: +$505/yr (+$42/mo · 28.1%)

ⓘ 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 5/10 Major 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: $27,341
• − Mortgage interest: −$10,077
• − Property taxes: −$1,796
• − Insurance: −$900
• − Repairs & maintenance: −$2,187
• − Management: −$2,187
• − HOA: −$5,820
• − Depreciation: −$5,233
• Taxable loss: −$860
• Est. tax savings @ 24.0%: +$206
• After-tax cash flow: $1,969/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: Lakota Local
• NCES district ID: 3904611
• Math proficiency: 68% ▼ -10.00%
• Reading proficiency: 72% ▼ -5.00%
• Median HH income: $90,743
• Composite: 63.25/100
• National rank: #631
• State rank: #107 of 656 in OH

Livability — Beckett Ridge

• Score: 70/100
• State rank: #479
• US rank: #7982

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beckett Ridge, OH
• County: Butler County · 381,674 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 56,037
• Household income: $114,631
• Rent vs Own: 23.2% rent · 76.8% own
• Severe rent burden: 1120.0

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 (74%)
• Race & ethnicity: White 74% Asian 9% Black 9% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 12% · Canada, China, India
• Languages at home: 87% English-only · Other Indo-European 3% Spanish 2% Chinese 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: ▼ -192.32%
• Current HPI: 249.8429
• Rent YoY: ▲ 3.34%
• 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

+87.4% since first listed

13 events — show timeline

• 2026-06-15 Listed $179,900 Cincy MLS
• 2012-03-28 Sold (Public Records) $106,000 Public Records
• 2012-03-22 Sold (MLS) $106,000 Cincy MLS
• 2012-01-16 Listed $120,000 Cincy MLS
• 2005-06-13 Sold (Public Records) $148,900 Public Records
• 2005-05-10 Sold (MLS) $148,900 Cincy MLS
• 2005-02-10 Listed $154,900 Cincy MLS
• 2001-10-31 Sold (Public Records) $137,500 Public Records
• 2001-10-15 Sold (MLS) $137,500 Cincy MLS
• 2001-08-20 Listed $139,900 Cincy MLS
• 1992-10-27 Sold (Public Records) $101,000 Public Records
• 1988-06-01 Sold (Public Records) $90,000 Public Records
• 1986-05-01 Sold (Public Records) $96,000 Public Records

Property tax history

-0.8%/yr

Latest (2025): $1,796 · -18.3% YoY. Source: county tax records.