310 N 6th St · Hamilton, OH 45011

$165,000

2 bd · 1.5 ba · 1,220 sqft · SingleFamily public records · 23 Days on market

Built 1905 Est $177k · 7% under

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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 +16.7/30.0
• ARV discount +10.5/15.0
• DSCR +5.2/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• 1% rule +3.3/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great rehab opportunity.Lender owned.As-Is Sale.MLS info deemed reliable,not guaranteed.Buyer rely on own inspections.Seller addendum executed after agreement.

Key facts

• Built 1905
• Listed 23 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $103 ($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 $138k (16.5% below list).
• Recommended offer: $138k (16.5% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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 (+3.0%/yr); 196 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,163 units permitted in Butler County in 2024 (356 in 5+ unit buildings).
• This rent is only 18% of the median local income ($92k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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 23 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 5 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 $8k; list at $165k implies a 2100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,769 (16.5% below list)

Questions for the listing agent

1. Built in 1905 — 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. 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?
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: 0.83% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.68%
• DSCR: 1.12
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $176,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
922 Vine St	0.32mi	3/2.5 (+1)	1,256 (+3%)	0mo	$215,000	$171	71
307 N Eighth St	0.14mi	2/1.0	1,120 (-8%)	11mo	$162,000	$145	69
1017 Campbell Ave	0.38mi	2/1.5	1,260 (+3%)	10mo	$195,000	$155	68
827 Greenwood Ave	0.21mi	2/1.0	1,072 (-12%)	1mo	$155,000	$145	67
518 Vine St	0.19mi	3/1.0 (+1)	1,332 (+9%)	3mo	$105,000	$79	66
842 Heaton St	0.23mi	3/1.5 (+1)	1,400 (+15%)	4mo	$108,750	$78	56
1303 Campbell Ave	0.64mi	2/1.0	1,136 (-7%)	2mo	$180,000	$158	55
1019 Buckeye St	0.36mi	3/1.0 (+1)	1,398 (+15%)	8mo	$112,900	$81	46
712 S Fourth St	0.73mi	3/2.0 (+1)	1,320 (+8%)	2mo	$167,000	$127	44
1103 Reservoir St	0.47mi	3/1.0 (+1)	1,056 (-13%)	7mo	$109,000	$103	43
1416 Maple Ave	0.75mi	2/1.0	1,120 (-8%)	8mo	$175,000	$156	42
1161 Heaton St	0.49mi	3/1.0 (+1)	1,050 (-14%)	11mo	$163,000	$155	38

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 · 2.95% rent growth · sell at horizon

5-year hold

• IRR: -12.2%
• Equity multiple: 0.56×
• Total profit: $-20,315
• Equity at exit: $24,602

10-year hold

• IRR: -3.2%
• Equity multiple: 0.79×
• Total profit: $-9,823
• Equity at exit: $14,266

Cash invested: $46,200 (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 45011

• Rents YoY: 3.0%
• Active inventory: 196
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,378 high
• Mortgage (P&I): −$865
• Tax from tax record: −$51 /mo · $615/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $103

Break-even live

Break-even rent $1,247

Max offer price $165,000

Occupancy floor 88%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
906 Vine St Hamilton, OH	3.0	2.0	1152	$1,250	$1.09	19d	1	0.32mi
1025 Heaton St Hamilton, OH	2.0	1.0	1436	$1,025	$0.71	23d	1	0.36mi
829 Maple Ave Unit 3 Hamilton, OH	3.0	1.0	1097	$945	$0.86	43d	1	0.39mi
829 Maple Ave Apt 1 Hamilton, OH	1.0	1.0	731	$755	$1.03	23d	1	0.39mi
115 Dayton St Unit MAR-201 Hamilton, OH	2.0	2.0	1040	$1,775	$1.71	4d	1	0.44mi
513 S 3rd St Unit 513 Hamilton, OH	1.0	1.0	1000	$850	$0.85	10d	1	0.68mi
316 Main St Unit ROS-320 Hamilton, OH	1.0	1.0	726	$1,425	$1.96	1d	1	0.86mi
316 Main St Unit ROS-113 Hamilton, OH	1.0	1.0	800	$1,350	$1.69	19d	1	0.86mi
432 Park Ave Hamilton, OH	3.0	1.0	1276	$1,300	$1.02	2d	1	0.94mi
969 Harmon Ave Hamilton, OH	3.0	1.0	1350	$1,695	$1.26	43d	1	1.01mi
417 Franklin St Hamilton, OH	3.0	1.0	1256	$1,150	$0.92	1d	1	1.03mi
1719 Shirley Ave Hamilton, OH	3.0	1.0	1135	$1,525	$1.34	1d	1	1.04mi
967 Shuler Ave Hamilton, OH	3.0	2.0	1466	$1,795	$1.22	43d	1	1.05mi
547 Rhea Ave Hamilton, OH	3.0	2.5	1412	$2,300	$1.63	43d	1	1.17mi
901 Cleveland Ave Hamilton, OH	3.0	1.5	1133	$2,250	$1.99	1d	1	1.22mi
217 Eaton Ave Unit Down Hamilton, OH	1.0	1.0	1128	$975	$0.86	2d	1	1.24mi
221 Eaton Ave Unit Up Hamilton, OH	2.0	1.0	750	$1,100	$1.47	2d	1	1.24mi
661 Franklin St Unit Up Hamilton, OH	1.0	1.0	700	$1,000	$1.43	2d	1	1.27mi
350 Vista Dr Unit 2 Hamilton, OH	1.0	1.0	700	$875	$1.25	1d	1	1.34mi
350 Vista Dr Apt 1 Hamilton, OH	1.0	1.0	700	$900	$1.29	43d	1	1.34mi
1310 Shuler Ave Unit 2 Hamilton, OH	2.0	1.0	976	$895	$0.92	23d	1	1.35mi
1118 Bonacker Ave Unit 1116 Hamilton, OH	2.0	1.0	1000	$1,195	$1.20	43d	1	1.35mi
358 Hampshire Dr Hamilton, OH	1.0–2.0	1.0	687	$1,250	$1.82	1d	23	1.46mi
358 Hampshire Dr Unit 1FNA-49401 Hamilton, OH	2.0	1.0	788	$1,200	$1.52	7d	1	1.46mi
1344 Carriage Hill Ln Hamilton, OH	1.0–2.0	1.0	730	$1,204	$1.65	1d	6	1.48mi

Listing history 22 events

1. 2026-06-18
   days on market $165,000 Active 23 DOM
2. 2026-06-17
   days on market $165,000 Active 22 DOM
3. 2026-06-16
   days on market $165,000 Active 21 DOM
4. 2026-06-15
   days on market $165,000 Active 20 DOM
5. 2026-06-13
   days on market $165,000 Active 18 DOM
6. 2026-06-13
   days on market $165,000 Active 17 DOM
7. 2026-06-09
   days on market $165,000 Active 14 DOM
8. 2026-06-08
   days on market $165,000 Active 13 DOM
9. 2026-06-07
   days on market $165,000 Active 12 DOM
10. 2026-06-03
    days on market $165,000 Active 8 DOM
11. 2026-06-02
    days on market $165,000 Active 7 DOM
12. 2026-06-01
    days on market $165,000 Active 6 DOM
13. 2026-05-31
    days on market $165,000 Active 5 DOM
14. 2026-05-26
    listed $165,000 Active
15. 2012-02-13
    soldstatus $7,500 159-char remark

    Show marketing remark (159 chars)

    Great rehab opportunity.Lender owned.As-Is Sale.MLS info deemed reliable,not guaranteed.Buyer rely on own inspections.Seller addendum executed after agreement.

16. 2011-10-31
    listed $9,900 159-char remark

    Show marketing remark (159 chars)

    Great rehab opportunity.Lender owned.As-Is Sale.MLS info deemed reliable,not guaranteed.Buyer rely on own inspections.Seller addendum executed after agreement.

17. 2010-08-26
    historical
18. 2010-02-26
    listed $19,900
19. 2009-11-05
    historical
20. 2009-05-04
    listed $34,900
21. 2003-08-26
    historical
22. 2003-03-24
    listed $54,900

ⓘ 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: $615 · $51/mo
• Projected year-2 tax: $1,595 · $133/mo
• Expected delta: +$979/yr (+$82/mo · 159.2%)

ⓘ 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 ≥103°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: $16,532
• − Mortgage interest: −$9,243
• − Property taxes: −$615
• − Insurance: −$825
• − Repairs & maintenance: −$1,323
• − Management: −$1,323
• − Depreciation: −$4,800
• Taxable loss: −$1,596
• Est. tax savings @ 24.0%: +$383
• After-tax cash flow: $1,620/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): 75,864
• Household income: $91,873
• Rent vs Own: 25.4% rent · 74.6% own
• Severe rent burden: 1795.0

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 (68%)
• Race & ethnicity: White 68% Hispanic / Latino 12% Black 11% Two or more races 9% Asian 4%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 2% Italian 2% Slovak 2%
• Foreign-born: 11% · Canada, Vietnam, China
• Languages at home: 86% English-only · Spanish 8% Other Indo-European 2% Vietnamese 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: ▼ -188.67%
• Current HPI: 259.7868
• Rent YoY: ▲ 2.95%
• 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

+200.5% since first listed

9 events — show timeline

• 2026-05-26 Listed $165,000 FSBO.com
• 2012-02-13 Sold (MLS) $7,500 Cincy MLS
• 2011-10-31 Listed $9,900 Cincy MLS
• 2010-08-26 Listing Removed — Cincy MLS
• 2010-02-26 Listed $19,900 Cincy MLS
• 2009-11-05 Listing Removed — Cincy MLS
• 2009-05-04 Listed $34,900 Cincy MLS
• 2003-08-26 Listing Removed — Cincy MLS
• 2003-03-24 Listed $54,900 Cincy MLS

Property tax history

+5.8%/yr

Latest (2025): $615 · +0.4% YoY. Source: county tax records.