622 Prytania Ave · Hamilton, OH 45013

$169,900

3 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 102 Days on market

Built 1920 4,378 sqft lot $149/sqft · 12% below area Est $192k · 12% under

---

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 +20.3/30.0
• ARV discount +12.8/15.0
• DSCR +6.5/10.0
• 1% rule +4.8/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Occupied, Estate sale. House in the process of being cleaned out. Deck on back with fenced in yard. Will make a charming house. Close to Spooky Nook.

Key facts

• Deck on back
• Fenced in yard
• 4,378 sq ft lot

Tags

• DECK ON BACK
• FENCED IN YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/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 $166k (2.2% below list).
• Recommended offer: $155k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 5.1% 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 (+3.7%/yr); 122 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); 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

• It's been on market 102 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 26y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $170k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $154,609 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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 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?
6. 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.
7. 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.
8. 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: 0.98% ✗
• Cap rate: 7.84%
• Cash-on-cash: 5.51%
• DSCR: 1.25
• GRM: 8.5

CMA / ARV

• ARV (median comp): $192,500
• List price: $169,900
• Delta: -6.55%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
535 N D St	0.11mi	2/2.0 (-1)	1,082 (-5%)	0mo	$243,000	$225	76
717 Cleveland Ave	0.18mi	3/1.0	1,050 (-8%)	2mo	$173,000	$165	76
938 N F St	0.34mi	2/1.0 (-1)	1,104 (-4%)	3mo	$207,000	$188	71
920 Webster Ave	0.38mi	3/1.0	1,216 (+6%)	3mo	$206,000	$169	69
519 Highland Pl	0.25mi	3/1.5	1,268 (+11%)	3mo	$170,000	$134	66
918 Cleveland Ave	0.26mi	2/1.5 (-1)	1,040 (-9%)	2mo	$195,500	$188	64
309 N F St	0.28mi	3/1.0	988 (-14%)	2mo	$215,000	$218	62
600 Haldimand Ave	0.38mi	3/1.0	1,000 (-13%)	1mo	$200,000	$200	61
150 Crowthers Dr	0.70mi	3/1.5	1,036 (-9%)	2mo	$270,000	$261	48
805 Eaton Ave	0.64mi	3/1.5	1,280 (+12%)	4mo	$189,000	$148	45
829 Martin Ave	0.50mi	2/1.0 (-1)	976 (-15%)	4mo	$148,000	$152	44
124 Gregory Ln	0.69mi	3/1.0	1,310 (+14%)	2mo	$235,000	$179	42

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 · 3.69% rent growth · sell at horizon

5-year hold

• IRR: -7.1%
• Equity multiple: 0.74×
• Total profit: $-12,485
• Equity at exit: $25,333

10-year hold

• IRR: 3.3%
• Equity multiple: 1.25×
• Total profit: $11,777
• Equity at exit: $14,690

Cash invested: $47,572 (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 45013

• Rents YoY: 3.7%
• Active inventory: 122
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,662 high
• Mortgage (P&I): −$891
• Tax from tax record: −$133 /mo · $1,597/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $218

Break-even live

Break-even rent $1,386

Max offer price $169,900

Occupancy floor 82%

Sensitivity live

Price	-10% $315	-5% $266	+0% $218	+5% $170	+10% $122
Rent	-10% $87	-5% $153	+0% $218	+5% $284	+10% $350
Rate	-1.0pp $304	-0.5pp $262	base $218	+0.5pp $174	+1.0pp $130

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
901 Cleveland Ave Hamilton, OH	3.0	1.5	1133	$2,250	$1.99	3d	1	0.26mi
307 N E St Hamilton, OH	4.0	1.5	1466	$1,450	$0.99	45d	1	0.37mi
547 Rhea Ave Hamilton, OH	3.0	2.5	1412	$2,300	$1.63	45d	1	0.37mi
157 Sherman Ave Hamilton, OH	4.0	2.0	1498	$2,100	$1.40	9d	1	0.45mi
432 Park Ave Hamilton, OH	3.0	1.0	1276	$1,300	$1.02	4d	1	0.48mi
221 Eaton Ave Unit Up Hamilton, OH	2.0	1.0	750	$1,100	$1.47	4d	1	0.48mi
115 Dayton St Unit MAR-201 Hamilton, OH	2.0	2.0	1040	$1,775	$1.71	5d	1	0.74mi
417 Franklin St Hamilton, OH	3.0	1.0	1256	$1,150	$0.92	3d	1	0.74mi
1023 Eaton Ave Hamilton, OH	1.0–2.0	1.0	700	$880	$1.26	9d	1	0.93mi
906 Vine St Hamilton, OH	3.0	2.0	1152	$1,250	$1.09	20d	1	0.98mi
1107 Hunt Ave Hamilton, OH	2.0	1.0	704	$1,095	$1.56	3d	1	1.09mi
1151 NW Washington Blvd Hamilton, OH	2.0	1.5	1046	$1,200	$1.15	3d	1	1.19mi
1025 Heaton St Hamilton, OH	2.0	1.0	1436	$1,025	$0.71	25d	1	1.23mi
829 Maple Ave Unit 3 Hamilton, OH	3.0	1.0	1097	$945	$0.86	45d	1	1.31mi

Listing history 21 events

1. 2026-06-21
   pricedays on market $169,900 Active 102 DOM
2. 2026-06-18
   days on market $179,900 Active 99 DOM
3. 2026-06-17
   days on market $179,900 Active 98 DOM
4. 2026-06-16
   days on market $179,900 Active 97 DOM
5. 2026-06-15
   days on market $179,900 Active 96 DOM
6. 2026-06-13
   days on market $179,900 Active 94 DOM
7. 2026-06-13
   days on market $179,900 Active 93 DOM
8. 2026-06-09
   days on market $179,900 Active 90 DOM
9. 2026-06-08
   days on market $179,900 Active 89 DOM
10. 2026-06-07
    days on market $179,900 Active 88 DOM
11. 2026-06-03
    days on market $179,900 Active 84 DOM
12. 2026-06-02
    days on market $179,900 Active 83 DOM
13. 2026-06-01
    days on market $179,900 Active 82 DOM
14. 2026-05-31
    days on market $179,900 Active 81 DOM
15. 2026-05-13
    price $179,900 149-char remark

    Show marketing remark (149 chars)

    Occupied, Estate sale. House in the process of being cleaned out. Deck on back with fenced in yard. Will make a charming house. Close to Spooky Nook.

16. 2026-03-10
    listed $189,900 Active 149-char remark

    Show marketing remark (149 chars)

    Occupied, Estate sale. House in the process of being cleaned out. Deck on back with fenced in yard. Will make a charming house. Close to Spooky Nook.

17. 2000-04-19
    soldstatus $89,900
18. 2000-04-13
    soldstatus $89,900 216-char remark

    Show marketing remark (216 chars)

    Sharp 3 Bedroom 2 Story, 2 Covered Porches, 2 Car Detached Garage, Fenced Yard, Full Basement, Newer Roof.(Shower In Basement). Room Sizes & Taxes Approx.Notice To Showing Agent:dog In Pen On Left Side Of Garage.

19. 2000-02-29
    listed $89,900 216-char remark

    Show marketing remark (216 chars)

    Sharp 3 Bedroom 2 Story, 2 Covered Porches, 2 Car Detached Garage, Fenced Yard, Full Basement, Newer Roof.(Shower In Basement). Room Sizes & Taxes Approx.Notice To Showing Agent:dog In Pen On Left Side Of Garage.

20. 1987-09-01
    soldstatus $51,200
21. 1983-02-01
    soldstatus $45,000

ⓘ 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: $1,597 · $133/mo
• Projected year-2 tax: $2,124 · $177/mo
• Expected delta: +$527/yr (+$44/mo · 33.0%)

ⓘ 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 ≥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: $19,948
• − Mortgage interest: −$9,517
• − Property taxes: −$1,597
• − Insurance: −$850
• − Repairs & maintenance: −$1,596
• − Management: −$1,596
• − Depreciation: −$4,943
• Taxable loss: −$150
• Est. tax savings @ 24.0%: +$36
• After-tax cash flow: $2,656/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): 53,998
• Household income: $73,633
• Rent vs Own: 26.5% rent · 73.5% own
• Severe rent burden: 1047.0

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 6% Hispanic / Latino 4% Black 3%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% 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: ▼ -210.85%
• Current HPI: 237.0239
• Rent YoY: ▲ 3.69%
• 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

+299.8% since first listed

7 events — show timeline

• 2026-05-13 Price Changed $179,900 Cincy MLS
• 2026-03-10 Listed $189,900 Cincy MLS
• 2000-04-19 Sold (Public Records) $89,900 Public Records
• 2000-04-13 Sold (MLS) $89,900 Cincy MLS
• 2000-02-29 Listed $89,900 Cincy MLS
• 1987-09-01 Sold (Public Records) $51,200 Public Records
• 1983-02-01 Sold (Public Records) $45,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,597 · +0.6% YoY. Source: county tax records.