5310 Rybolt Rd · Dent, OH 45248

$139,900

3 bd · 1.0 ba · 1,075 sqft · SingleFamily public records · 161 Days on market

Built 1959 0.45 ac lot $130/sqft · 42% below area Est $239k · 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 +24.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +6.8/10.0
• Schools +6.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brick three bed ranch in OHLSD with one car garage and spectacular rear yard. Bring your renovation skills and the sky is the limit. Being sold as is and priced accordingly.

Key facts

• 0.45 acre lot
• Garage
• Built 1959

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 2.9% in Dent — 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 75/100 on livability (#245 in OH, #3,901 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Oak Hills Local (suburban): math 68% / reading 70% proficiency, ranked #141 of 656 in OH (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 103 active listings in the ZIP; solid renter incomes; 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $30k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $140k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — 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. 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: 1.18% ✓
• Cap rate: 8.74%
• Cash-on-cash: 8.73%
• DSCR: 1.39
• GRM: 7.1

CMA / ARV

• ARV (median comp): $239,486
• List price: $139,900
• Delta: -41.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5134 Rybolt Rd	0.35mi	3/1.0	1,000 (-7%)	8mo	$190,000	$190	65
5397 Belclare Rd	0.74mi	3/1.0	1,134 (+6%)	10mo	$239,500	$211	48
5713 Sheed Rd	0.71mi	3/2.0	1,218 (+13%)	0mo	$270,000	$222	41
5333 Belclare Rd	0.73mi	3/2.0	922 (-14%)	16mo	$260,000	$282	25

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: -3.0%
• Equity multiple: 0.89×
• Total profit: $-4,464
• Equity at exit: $20,860

10-year hold

• IRR: 6.7%
• Equity multiple: 1.50×
• Total profit: $19,710
• Equity at exit: $12,096

Cash invested: $39,172 (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 45248

• Active inventory: 103
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,648 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$225 /mo · $2,701/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $285

Break-even live

Break-even rent $1,287

Max offer price $139,900

Occupancy floor 78%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $139,900 Active 161 DOM
2. 2026-06-17
   days on market $139,900 Active 160 DOM
3. 2026-06-16
   days on market $139,900 Active 159 DOM
4. 2026-06-15
   days on market $139,900 Active 158 DOM
5. 2026-06-13
   days on market $139,900 Active 156 DOM
6. 2026-06-09
   days on market $139,900 Active 152 DOM
7. 2026-06-08
   days on market $139,900 Active 151 DOM
8. 2026-06-07
   days on market $139,900 Active 150 DOM
9. 2026-06-05
   days on market $139,900 Active 147 DOM
10. 2026-06-03
    days on market $139,900 Active 146 DOM
11. 2026-06-02
    days on market $139,900 Active 145 DOM
12. 2026-06-01
    days on market $139,900 Active 144 DOM
13. 2026-05-31
    days on market $139,900 Active 143 DOM
14. 2026-04-28
    price $149,000 173-char remark

    Show marketing remark (173 chars)

    Brick three bed ranch in OHLSD with one car garage and spectacular rear yard. Bring your renovation skills and the sky is the limit. Being sold as is and priced accordingly.

15. 2026-04-14
    status Active 173-char remark

    Show marketing remark (173 chars)

    Brick three bed ranch in OHLSD with one car garage and spectacular rear yard. Bring your renovation skills and the sky is the limit. Being sold as is and priced accordingly.

16. 2026-04-06
    historical Contingency Pending 173-char remark

    Show marketing remark (173 chars)

    Brick three bed ranch in OHLSD with one car garage and spectacular rear yard. Bring your renovation skills and the sky is the limit. Being sold as is and priced accordingly.

17. 2026-04-01
    status Active 173-char remark

    Show marketing remark (173 chars)

    Brick three bed ranch in OHLSD with one car garage and spectacular rear yard. Bring your renovation skills and the sky is the limit. Being sold as is and priced accordingly.

18. 2026-03-23
    historical Contingency Pending 173-char remark

    Show marketing remark (173 chars)

    Brick three bed ranch in OHLSD with one car garage and spectacular rear yard. Bring your renovation skills and the sky is the limit. Being sold as is and priced accordingly.

19. 2026-03-12
    price $159,000 173-char remark

    Show marketing remark (173 chars)

    Brick three bed ranch in OHLSD with one car garage and spectacular rear yard. Bring your renovation skills and the sky is the limit. Being sold as is and priced accordingly.

20. 2026-01-09
    listed $169,900 Active 173-char remark

    Show marketing remark (173 chars)

    Brick three bed ranch in OHLSD with one car garage and spectacular rear yard. Bring your renovation skills and the sky is the limit. Being sold as is and priced accordingly.

21. 1995-08-02
    soldstatus $80,500
22. 1990-01-04
    soldstatus $68,500
23. 1985-05-28
    soldstatus $42,000

ⓘ 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: $2,701 · $225/mo
• Projected year-2 tax: $2,701 · $225/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,777
• − Mortgage interest: −$7,837
• − Property taxes: −$2,701
• − Insurance: −$700
• − Repairs & maintenance: −$1,582
• − Management: −$1,582
• − Depreciation: −$4,070
• Taxable income: $1,306
• Est. tax owed @ 24.0%: −$313
• After-tax cash flow: $3,106/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: Oak Hills Local
• NCES district ID: 3904737
• Math proficiency: 68% ▼ -11.00%
• Reading proficiency: 70% ▼ -8.00%
• Median HH income: $67,889
• Composite: 60.25/100
• National rank: #858
• State rank: #141 of 656 in OH

Livability — Dent

• Score: 75/100
• State rank: #245
• US rank: #3901

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dent, OH
• County: Hamilton · 838,887 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 23,287
• Household income: $81,731
• Rent vs Own: 11.4% rent · 88.6% own
• Severe rent burden: 4.1

Population outlook (Hamilton County) Hauer SSP2

• Today (2025): 826,054 people
• By 2030: 830,947 · +0.6%
• By 2040: 832,319 · +0.8%
• By 2050: 822,428 · -0.4%
• By 2075: 788,688 · -4.5%
• By 2100: 710,674 · -14.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2% Black 1%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 1%

Political lean MEDSL · Hamilton

• 2024 margin: D (+14.9) · D 57.0% · R 42.1%
• 2008→2024 swing: +7.9pp toward D · 2008: 7.0pp · 2024: 14.9pp
• All cycles: 2024: D+14.9 2020: D+15.9 2016: D+9.5 2012: D+4.9 2008: D+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -143.68%
• Current HPI: 193.4863
• 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

+254.8% since first listed

10 events — show timeline

• 2026-04-28 Price Changed $149,000 Cincy MLS
• 2026-04-14 Relisted — Cincy MLS
• 2026-04-06 Contingent — Cincy MLS
• 2026-04-01 Relisted — Cincy MLS
• 2026-03-23 Contingent — Cincy MLS
• 2026-03-12 Price Changed $159,000 Cincy MLS
• 2026-01-09 Listed $169,900 Cincy MLS
• 1995-08-02 Sold (Public Records) $80,500 Public Records
• 1990-01-04 Sold (Public Records) $68,500 Public Records
• 1985-05-28 Sold (Public Records) $42,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $2,701 · +2.5% YoY. Source: county tax records.