3113 Ohio Ave · Middletown, OH 45042

$81,900

2 bd · 1.0 ba · 684 sqft · SingleFamily public records · 81 Days on market

Built 1900 1,307 sqft lot $120/sqft · 42% below area Est $142k · 42% under

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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 +29.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 684 sq. ft. ranch-style residence in Middletown offers a modern, low-maintenance lifestyle on a manageable lot. Built in 1900 and recently renovated, the interior features a bright living area with updated laminate and hardwood flooring that flows into a contemporary eat-in kitchen. This home offers two well-proportioned bedrooms and a fully updated bathroom, providing a turn-key solution for first-time buyers or investors. Notable highlights include forced-air gas heating, a focal-point fireplace, and convenient washer/dryer hookups. The exterior features durable vinyl siding and a level yard perfect for outdoor relaxation or entertaining. Situated in the Middletown City School District with easy access to local parks and the I-75 corridor, this home combines historic charm with significant modern upgrades in a stable Butler County neighborhood.

Key facts

• 1,307 sq ft lot
• Built 1900
• Listed 81 days

Tags

• UPDATED LAMINATE FLOORING
• UPDATED HARDWOOD FLOORING
• CONTEMPORARY EAT-IN KITCHEN
• FULLY UPDATED BATHROOM
• FORCED-AIR GAS HEATING
• FOCAL-POINT FIREPLACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $77k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 4.5% in Middletown — 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 72/100 on livability (#389 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, crime D+, amenities D+.
• Middletown City (suburban): math 21% / reading 28% proficiency, ranked #610 of 656 in OH (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 71 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $566 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y ago; this cycle's ask has dropped $23k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,986 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.28% ✓
• Cap rate: 10.40%
• Cash-on-cash: 14.68%
• DSCR: 1.65
• GRM: 6.5

CMA / ARV

• ARV (median comp): $141,674
• List price: $81,900
• Delta: -42.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3121 Illinois Ave	0.09mi	2/1.0	712 (+4%)	14mo	$92,000	$129	78
3910 Jewell Ave	0.71mi	2/1.0	672 (-2%)	7mo	$160,000	$238	58
3213 Illinois Ave	0.12mi	2/1.0	784 (+15%)	15mo	$160,000	$204	58
2456 Wilbraham Rd	0.53mi	2/1.0	728 (+6%)	9mo	$153,500	$211	57
3606 Jewell Ave	0.44mi	2/1.0	720 (+5%)	19mo	$139,000	$193	55
3903 Vannest Ave	0.61mi	2/1.0	728 (+6%)	7mo	$110,500	$152	55
3004 Yale Dr	0.30mi	2/1.0	768 (+12%)	24mo	$168,000	$219	46
1002 Midway St	0.72mi	2/1.0	745 (+9%)	19mo	$156,000	$209	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.2%
• Equity multiple: 1.20×
• Total profit: $4,605
• Equity at exit: $12,212

10-year hold

• IRR: 14.6%
• Equity multiple: 2.18×
• Total profit: $27,039
• Equity at exit: $7,081

Cash invested: $22,932 (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 45042

• Active inventory: 71
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,047 medium
• Mortgage (P&I): −$429
• Tax from tax record: −$83 /mo · $993/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $281

Break-even live

Break-even rent $692

Max offer price $81,900

Occupancy floor 68%

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: $20,475
• Closing costs: $2,457
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3018 Tytus Ave Middletown, OH	2.0	1.0	726	$895	$1.23	14d	1	0.10mi
1002 Auburn St Unit 2 Middletown, OH	2.0	1.0	600	$895	$1.49	23d	1	1.03mi

Listing history 15 events

1. 2026-05-12
   status Pending 863-char remark

   Show marketing remark (863 chars)

   This 684 sq. ft. ranch-style residence in Middletown offers a modern, low-maintenance lifestyle on a manageable lot. Built in 1900 and recently renovated, the interior features a bright living area with updated laminate and hardwood flooring that flows into a contemporary eat-in kitchen. This home offers two well-proportioned bedrooms and a fully updated bathroom, providing a turn-key solution for first-time buyers or investors. Notable highlights include forced-air gas heating, a focal-point fireplace, and convenient washer/dryer hookups. The exterior features durable vinyl siding and a level yard perfect for outdoor relaxation or entertaining. Situated in the Middletown City School District with easy access to local parks and the I-75 corridor, this home combines historic charm with significant modern upgrades in a stable Butler County neighborhood.

2. 2026-04-30
   price $81,900 863-char remark

   Show marketing remark (863 chars)

   This 684 sq. ft. ranch-style residence in Middletown offers a modern, low-maintenance lifestyle on a manageable lot. Built in 1900 and recently renovated, the interior features a bright living area with updated laminate and hardwood flooring that flows into a contemporary eat-in kitchen. This home offers two well-proportioned bedrooms and a fully updated bathroom, providing a turn-key solution for first-time buyers or investors. Notable highlights include forced-air gas heating, a focal-point fireplace, and convenient washer/dryer hookups. The exterior features durable vinyl siding and a level yard perfect for outdoor relaxation or entertaining. Situated in the Middletown City School District with easy access to local parks and the I-75 corridor, this home combines historic charm with significant modern upgrades in a stable Butler County neighborhood.

3. 2026-04-16
   price $89,900 863-char remark

   Show marketing remark (863 chars)

   This 684 sq. ft. ranch-style residence in Middletown offers a modern, low-maintenance lifestyle on a manageable lot. Built in 1900 and recently renovated, the interior features a bright living area with updated laminate and hardwood flooring that flows into a contemporary eat-in kitchen. This home offers two well-proportioned bedrooms and a fully updated bathroom, providing a turn-key solution for first-time buyers or investors. Notable highlights include forced-air gas heating, a focal-point fireplace, and convenient washer/dryer hookups. The exterior features durable vinyl siding and a level yard perfect for outdoor relaxation or entertaining. Situated in the Middletown City School District with easy access to local parks and the I-75 corridor, this home combines historic charm with significant modern upgrades in a stable Butler County neighborhood.

4. 2026-04-13
   price $94,900 863-char remark

   Show marketing remark (863 chars)

   This 684 sq. ft. ranch-style residence in Middletown offers a modern, low-maintenance lifestyle on a manageable lot. Built in 1900 and recently renovated, the interior features a bright living area with updated laminate and hardwood flooring that flows into a contemporary eat-in kitchen. This home offers two well-proportioned bedrooms and a fully updated bathroom, providing a turn-key solution for first-time buyers or investors. Notable highlights include forced-air gas heating, a focal-point fireplace, and convenient washer/dryer hookups. The exterior features durable vinyl siding and a level yard perfect for outdoor relaxation or entertaining. Situated in the Middletown City School District with easy access to local parks and the I-75 corridor, this home combines historic charm with significant modern upgrades in a stable Butler County neighborhood.

5. 2026-04-01
   price $99,900 863-char remark

   Show marketing remark (863 chars)

   This 684 sq. ft. ranch-style residence in Middletown offers a modern, low-maintenance lifestyle on a manageable lot. Built in 1900 and recently renovated, the interior features a bright living area with updated laminate and hardwood flooring that flows into a contemporary eat-in kitchen. This home offers two well-proportioned bedrooms and a fully updated bathroom, providing a turn-key solution for first-time buyers or investors. Notable highlights include forced-air gas heating, a focal-point fireplace, and convenient washer/dryer hookups. The exterior features durable vinyl siding and a level yard perfect for outdoor relaxation or entertaining. Situated in the Middletown City School District with easy access to local parks and the I-75 corridor, this home combines historic charm with significant modern upgrades in a stable Butler County neighborhood.

6. 2026-02-20
   listed $104,900 Active 863-char remark

   Show marketing remark (863 chars)

   This 684 sq. ft. ranch-style residence in Middletown offers a modern, low-maintenance lifestyle on a manageable lot. Built in 1900 and recently renovated, the interior features a bright living area with updated laminate and hardwood flooring that flows into a contemporary eat-in kitchen. This home offers two well-proportioned bedrooms and a fully updated bathroom, providing a turn-key solution for first-time buyers or investors. Notable highlights include forced-air gas heating, a focal-point fireplace, and convenient washer/dryer hookups. The exterior features durable vinyl siding and a level yard perfect for outdoor relaxation or entertaining. Situated in the Middletown City School District with easy access to local parks and the I-75 corridor, this home combines historic charm with significant modern upgrades in a stable Butler County neighborhood.

7. 2024-11-13
   soldstatus $271,000
8. 2017-11-13
   soldstatus $325,000
9. 2006-04-21
   historical
10. 2005-11-09
    soldstatus $50,000
11. 2005-10-20
    listed $69,900
12. 2004-05-10
    soldstatus $40,000
13. 2000-09-14
    historical
14. 2000-03-13
    listed $49,500
15. 1991-11-19
    soldstatus $16,000

ⓘ 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: $993 · $83/mo
• Projected year-2 tax: $1,136 · $95/mo
• Expected delta: +$142/yr (+$12/mo · 14.3%)

ⓘ 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) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°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: $12,562
• − Mortgage interest: −$4,588
• − Property taxes: −$993
• − Insurance: −$410
• − Repairs & maintenance: −$1,005
• − Management: −$1,005
• − Depreciation: −$2,383
• Taxable income: $2,179
• Est. tax owed @ 24.0%: −$523
• After-tax cash flow: $2,844/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: Middletown City
• NCES district ID: 3904440
• Math proficiency: 21% ▼ -17.00%
• Reading proficiency: 28% ▼ -15.00%
• Median HH income: $36,650
• Composite: 20.35/100
• National rank: #8605
• State rank: #610 of 656 in OH

Livability — Middletown

• Score: 72/100
• State rank: #389
• US rank: #6338

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Middletown, OH
• County: Butler County · 381,674 people
• City population: 96,117
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 27,652
• Household income: $69,520
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 751.0

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 5% Black 4% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 2% · Canada, Jamaica, China
• Languages at home: 96% 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: ▼ -169.01%
• Current HPI: 217.3827
• Rent YoY: —
• 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

+411.9% since first listed

15 events — show timeline

• 2026-05-12 Pending — Dayton MLS
• 2026-04-30 Price Changed $81,900 Dayton MLS
• 2026-04-16 Price Changed $89,900 Dayton MLS
• 2026-04-13 Price Changed $94,900 Dayton MLS
• 2026-04-01 Price Changed $99,900 Dayton MLS
• 2026-02-20 Listed $104,900 Dayton MLS
• 2024-11-13 Sold (Public Records) $271,000 Public Records
• 2017-11-13 Sold (Public Records) $325,000 Public Records
• 2006-04-21 Listing Removed — Cincy MLS
• 2005-11-09 Sold (Public Records) $50,000 Public Records
• 2005-10-20 Listed $69,900 Cincy MLS
• 2004-05-10 Sold (Public Records) $40,000 Public Records
• 2000-09-14 Listing Removed — Cincy MLS
• 2000-03-13 Listed $49,500 Cincy MLS
• 1991-11-19 Sold (Public Records) $16,000 Public Records

Property tax history

+12.2%/yr

Latest (2025): $993 · +1.2% YoY. Source: county tax records.