1703 Swings Corner Pt Isab Rd · Bethel, OH 45106

$99,500

3 bd · 2.0 ba · 1,216 sqft · Manufactured public records · 86 Days on market

Built 1999 1.00 ac lot $82/sqft · 55% below area

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3-bedroom, 2-bath ranch situated on a 1-acre lot in the Felicity-Franklin Local School District. This property offers comfortable one-level living with a spacious yard and convenient access to OH 133 for an easy commute. A great opportunity to enjoy country living while remaining close to local amenities.

Key facts

• Spacious yard
• Country living
• One-level living

Tags

• 1 ACRE LOT
• ONE-LEVEL LIVING
• SPACIOUS YARD
• CONVENIENT ACCESS TO OH 133
• COUNTRY LIVING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $484 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 3.1% in Bethel — 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 66/100 on livability (#685 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Felicity-Franklin Local (rural): math 53% / reading 55% proficiency, ranked #388 of 656 in OH (top 59%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 26 active listings in the ZIP; 996 units permitted in Clermont County in 2024 (210 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $688 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $93,530 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% 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 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?
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: 1.43% ✓
• Cap rate: 12.13%
• Cash-on-cash: 20.86%
• DSCR: 1.93
• GRM: 5.8

CMA / ARV

• ARV (median comp): $219,750
• List price: $99,500
• Delta: -54.72%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 13.2%
• Equity multiple: 1.53×
• Total profit: $14,708
• Equity at exit: $14,836

10-year hold

• IRR: 22.1%
• Equity multiple: 2.88×
• Total profit: $52,487
• Equity at exit: $8,603

Cash invested: $27,860 (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 45106

• Home prices YoY: -16.2%
• Active inventory: 26
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,424 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$78 /mo · $932/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $484

Break-even live

Break-even rent $811

Max offer price $99,500

Occupancy floor 61%

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $99,500 Active 86 DOM
2. 2026-06-17
   days on market $99,500 Active 85 DOM
3. 2026-06-16
   days on market $99,500 Active 84 DOM
4. 2026-06-15
   days on market $99,500 Active 83 DOM
5. 2026-06-13
   days on market $99,500 Active 81 DOM
6. 2026-06-12
   days on market $99,500 Active 80 DOM
7. 2026-06-09
   days on market $99,500 Active 77 DOM
8. 2026-06-08
   days on market $99,500 Active 76 DOM
9. 2026-06-08
   days on market $99,500 Active 75 DOM
10. 2026-06-05
    days on market $99,500 Active 73 DOM
11. 2026-06-04
    days on market $99,500 Active 71 DOM
12. 2026-06-02
    days on market $99,500 Active 70 DOM
13. 2026-06-01
    days on market $99,500 Active 69 DOM
14. 2026-05-31
    days on market $99,500 Active 68 DOM
15. 2026-05-12
    status Active 306-char remark

    Show marketing remark (306 chars)

    3-bedroom, 2-bath ranch situated on a 1-acre lot in the Felicity-Franklin Local School District. This property offers comfortable one-level living with a spacious yard and convenient access to OH 133 for an easy commute. A great opportunity to enjoy country living while remaining close to local amenities.

16. 2026-04-02
    historical Contingency Pending 306-char remark

    Show marketing remark (306 chars)

    3-bedroom, 2-bath ranch situated on a 1-acre lot in the Felicity-Franklin Local School District. This property offers comfortable one-level living with a spacious yard and convenient access to OH 133 for an easy commute. A great opportunity to enjoy country living while remaining close to local amenities.

17. 2026-03-24
    listed $99,500 Active 306-char remark

    Show marketing remark (306 chars)

    3-bedroom, 2-bath ranch situated on a 1-acre lot in the Felicity-Franklin Local School District. This property offers comfortable one-level living with a spacious yard and convenient access to OH 133 for an easy commute. A great opportunity to enjoy country living while remaining close to local amenities.

ⓘ 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: $932 · $78/mo
• Projected year-2 tax: $1,242 · $104/mo
• Expected delta: +$310/yr (+$26/mo · 33.3%)

ⓘ 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 ≥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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,090
• − Mortgage interest: −$5,574
• − Property taxes: −$932
• − Insurance: −$498
• − Repairs & maintenance: −$1,367
• − Management: −$1,367
• − Depreciation: −$2,895
• Taxable income: $4,458
• Est. tax owed @ 24.0%: −$1,070
• After-tax cash flow: $4,740/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: Felicity-Franklin Local
• NCES district ID: 3904633
• Math proficiency: 53% ▼ -16.00%
• Reading proficiency: 55% ▼ -10.00%
• Median HH income: $47,159
• Composite: 45.83/100
• National rank: #2556
• State rank: #388 of 656 in OH

Livability — Bethel

• Score: 66/100
• State rank: #685
• US rank: #12038

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Clermont · 218,829 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 11,096
• Household income: $68,458
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 29.0

Population outlook (Clermont County) Hauer SSP2

• Today (2025): 210,162 people
• By 2030: 212,463 · +1.1%
• By 2040: 212,504 · +1.1%
• By 2050: 205,957 · -2.0%
• By 2075: 182,728 · -13.1%
• By 2100: 143,986 · -31.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Italian 3% Slovak 3% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Clermont

• 2024 margin: Solid R (+35.8) · D 31.7% · R 67.4%
• 2008→2024 swing: -3.4pp toward R · 2008: -32.4pp · 2024: -35.8pp
• All cycles: 2024: R+35.8 2020: R+36.6 2016: R+41.3 2012: R+35.5 2008: R+32.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -62.74%
• Current HPI: 324.3695
• 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

3 events — show timeline

• 2026-05-12 Relisted — Cincy MLS
• 2026-04-02 Contingent — Cincy MLS
• 2026-03-24 Listed $99,500 Cincy MLS

Property tax history

+2.6%/yr

Latest (2025): $932 · -0.1% YoY. Source: county tax records.