707 Moore St · Middletown, OH 45044

$129,900

3 bd · 1.0 ba · 1,143 sqft · SingleFamily public records · 47 Days on market

Built 1904 2,178 sqft lot $114/sqft · 11% below area Est $145k · 11% under

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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 +25.1/30.0
• ARV discount +12.3/15.0
• DSCR +8.2/10.0
• 1% rule +5.4/10.0
• Rent growth +4.1/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor Opportunity With Immediate Cash Flow! Tenant-occupied single-family home currently generating $1,300/month in rental income ($1,200 rent plus $100 pet rent) with a brand-new 12-month lease signed last month for stabilized income from day one. This property is ideal for investors looking to add a performing rental to their portfolio without the hassle of vacancy, renovations, or tenant placement. Seller is also open to considering creative financing/seller financing options for qualified buyers, creating additional flexibility and potential upside in today’s interest rate environment. Lease and supporting rental information is attached. Please do not disturb tenants. Interior

Key facts

• 2,178 sq ft lot
• Built 1904
• Listed 47 days

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Utilities: Public water; Natural gas available
• Home design: 2-story home
• Construction: Aluminum siding; Vinyl siding
• Exterior features: Public water available; Natural gas available; Residential zoning

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Bedroom on second level (13 x 14); Second-level room (9 x 20)
• Bathrooms: 1 full bathroom; 1 half bathroom; One main-level bathroom
• Heating & cooling: Natural gas heating; Window air conditioning units
• Interior features: Partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: Rents rising fast (+6.3%/yr); 203 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.3% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $130k implies a 420% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1904 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.04% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.45%
• DSCR: 1.42
• GRM: 8.0

CMA / ARV

• ARV (median comp): $145,296
• List price: $129,900
• Delta: -10.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2418 Sherman Ave	0.43mi	3/1.0	1,116 (-2%)	1mo	$199,900	$179	75
1107 Baltimore St	0.46mi	3/1.0	1,148 (+0%)	4mo	$95,500	$83	74
2208 Superior Ave	0.40mi	2/1.0 (-1)	1,156 (+1%)	3mo	$140,000	$121	71
2109 Queen Ave	0.12mi	4/1.0 (+1)	1,248 (+9%)	4mo	$70,000	$56	70
14 Moore St	0.50mi	3/1.0	1,119 (-2%)	4mo	$182,000	$163	70
2022 Central Ave	0.54mi	3/1.5	1,152 (+1%)	7mo	$65,000	$56	66
407 S Sutphin St	0.33mi	2/1.0 (-1)	1,070 (-6%)	4mo	$115,000	$107	66
515 Stanley St	0.45mi	2/1.0 (-1)	1,100 (-4%)	5mo	$185,000	$168	64
621 Cleveland St	0.18mi	2/1.5 (-1)	1,004 (-12%)	1mo	$162,500	$162	63
2016 Linden Ave	0.46mi	3/1.0	1,008 (-12%)	5mo	$167,000	$166	55
904 Stanley St	0.44mi	2/1.0 (-1)	1,002 (-12%)	4mo	$190,000	$190	50
1209 Grove St	0.61mi	3/2.0	1,302 (+14%)	7mo	$93,000	$71	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 · 6.31% rent growth · sell at horizon

5-year hold

• IRR: 1.2%
• Equity multiple: 1.05×
• Total profit: $1,768
• Equity at exit: $19,369

10-year hold

• IRR: 13.6%
• Equity multiple: 2.24×
• Total profit: $45,169
• Equity at exit: $11,231

Cash invested: $36,372 (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 45044

• Rents YoY: 6.3%
• Active inventory: 203
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,347 high
• Mortgage (P&I): −$681
• Tax from tax record: −$43 /mo · $514/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $286

Break-even live

Break-even rent $985

Max offer price $129,900

Occupancy floor 74%

Sensitivity live

Price	-10% $360	-5% $323	+0% $286	+5% $250	+10% $213
Rent	-10% $180	-5% $233	+0% $286	+5% $340	+10% $393
Rate	-1.0pp $352	-0.5pp $319	base $286	+0.5pp $253	+1.0pp $218

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1915 Woodlawn Ave Middletown, OH	3.0	1.5	1060	$1,550	$1.46	44d	1	0.14mi
2208 Woodlawn Ave Middletown, OH	2.0	1.0	780	$895	$1.15	44d	1	0.20mi
2310 S Sutphin St Middletown, OH	2.0	1.0	967	$1,025	$1.06	24d	1	0.27mi
2400 Sherman Ave Middletown, OH	2.0	1.0	920	$1,280	$1.39	44d	1	0.35mi
702 Baltimore St Middletown, OH	2.0	1.0	848	$895	$1.06	44d	1	0.51mi
3 N Sutphin St Middletown, OH	2.0	1.0	715	$925	$1.29	5d	1	0.57mi
5 N Sutphin St Middletown, OH	2.0	1.0	715	$925	$1.29	5d	1	0.58mi
108 Shafor St Middletown, OH	2.0	1.0	1110	$925	$0.83	12d	1	0.71mi
108 Shafor St Middletown, OH	2.0	1.0	1110	$925	$0.83	21d	1	0.71mi
202 Harrison St Middletown, OH	2.0	1.0	1015	$895	$0.88	44d	1	0.73mi
206 N Sutphin St Middletown, OH	2.0	1.0	900	$1,400	$1.56	44d	1	0.73mi
3003 Grand Ave Middletown, OH	2.0	1.0	928	$1,050	$1.13	11d	1	0.77mi
3003 Grand Ave Fl 1 Middletown, OH	2.0	1.0	928	$1,050	$1.13	8d	1	0.77mi
2000 Pearl St Middletown, OH	2.0	1.0	900	$3,500	$3.89	2d	4	0.86mi
3106 Grand Ave Unit 2 Middletown, OH	2.0	1.0	918	$925	$1.01	44d	1	0.87mi
1804 Brentwood St Middletown, OH	3.0	1.0	1044	$1,430	$1.37	24d	1	0.88mi
3122 Beatrice Dr Middletown, OH	3.0	1.0	1198	$1,550	$1.29	44d	1	0.98mi
1820 Clarendon Ave Middletown, OH	2.0	1.0	1040	$1,200	$1.15	44d	1	1.01mi
907 8th Ave Middletown, OH	3.0	1.5	1380	$1,400	$1.01	18d	1	1.07mi
834 Jackson Ln Middletown, OH	2.0	1.0	1000	$1,075	$1.07	44d	1	1.16mi
1408 Jackson Ln Unit 4 Middletown, OH	2.0	1.0	900	$875	$0.97	44d	1	1.20mi
1408 Jackson Ln Unit 3 Middletown, OH	2.0	1.0	900	$925	$1.03	24d	1	1.20mi
1600 Jackson Ln Middletown, OH	2.0	1.0	750	$1,050	$1.40	15d	1	1.22mi

Listing history 32 events

1. 2026-06-18
   days on market $129,900 Active 47 DOM
2. 2026-06-17
   days on market $129,900 Active 46 DOM
3. 2026-06-16
   days on market $129,900 Active 45 DOM
4. 2026-06-15
   days on market $129,900 Active 44 DOM
5. 2026-06-13
   days on market $129,900 Active 42 DOM
6. 2026-06-09
   days on market $129,900 Active 38 DOM
7. 2026-06-08
   days on market $129,900 Active 37 DOM
8. 2026-06-07
   days on market $129,900 Active 36 DOM
9. 2026-06-03
   days on market $129,900 Active 32 DOM
10. 2026-06-02
    days on market $129,900 Active 31 DOM
11. 2026-06-01
    days on market $129,900 Active 30 DOM
12. 2026-05-31
    days on market $129,900 Active 29 DOM
13. 2026-05-01
    listed $139,900 Active 990-char remark
14. 2025-04-04
    historical
15. 2025-03-31
    historical $1,200
16. 2025-03-26
    price $129,900
17. 2025-03-26
    price $1,200
18. 2025-03-14
    listed $1,300
19. 2025-02-12
    price $132,900
20. 2025-01-09
    price $139,000
21. 2024-12-14
    price $143,900
22. 2024-11-07
    listed $144,900 Active
23. 2024-06-19
    historical
24. 2024-05-17
    status Active
25. 2024-05-10
    status Pending
26. 2024-03-21
    listed $125,000 Active
27. 2021-01-25
    soldstatus $25,000
28. 2008-06-29
    historical
29. 2008-03-28
    listed $17,900
30. 2008-03-21
    historical
31. 2007-11-28
    listed $22,900
32. 2002-07-01
    soldstatus $27,000

ⓘ 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: $514 · $43/mo
• Projected year-2 tax: $1,270 · $106/mo
• Expected delta: +$756/yr (+$63/mo · 147.1%)

ⓘ 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) · 72% 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: $16,169
• − Mortgage interest: −$7,276
• − Property taxes: −$514
• − Insurance: −$650
• − Repairs & maintenance: −$1,294
• − Management: −$1,294
• − Depreciation: −$3,779
• Taxable income: $1,363
• Est. tax owed @ 24.0%: −$327
• After-tax cash flow: $3,108/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): 56,217
• Household income: $73,732
• Rent vs Own: 38.1% rent · 61.9% own
• Severe rent burden: 1532.0

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 (72%)
• Race & ethnicity: White 72% Black 12% Two or more races 8% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 2% Dominican 1%
• Common ancestry: Slovak 2% Italian 2% Romanian 2%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 4% Other Indo-European 1% Tagalog/Filipino 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: ▼ -164.07%
• Current HPI: 219.0479
• Rent YoY: ▲ 6.31%
• 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

+381.1% since first listed

21 events — show timeline

• 2026-05-22 Price Changed $129,900 Dayton MLS
• 2026-05-01 Listed $139,900 Dayton MLS
• 2025-04-04 Listing Removed — Dayton MLS
• 2025-03-31 Rental Removed $1,200 BUILDIUM
• 2025-03-26 Price Changed $129,900 Dayton MLS
• 2025-03-26 Price Changed $1,200 BUILDIUM
• 2025-03-14 Listed for Rent $1,300 BUILDIUM
• 2025-02-12 Price Changed $132,900 Dayton MLS
• 2025-01-09 Price Changed $139,000 Dayton MLS
• 2024-12-14 Price Changed $143,900 Dayton MLS
• 2024-11-07 Listed $144,900 Dayton MLS
• 2024-06-19 Listing Removed — Dayton MLS
• 2024-05-17 Relisted — Dayton MLS
• 2024-05-10 Pending — Dayton MLS
• 2024-03-21 Listed $125,000 Dayton MLS
• 2021-01-25 Sold (Public Records) $25,000 Public Records
• 2008-06-29 Listing Removed — Cincy MLS
• 2008-03-28 Listed $17,900 Cincy MLS
• 2008-03-21 Listing Removed — Cincy MLS
• 2007-11-28 Listed $22,900 Cincy MLS
• 2002-07-01 Sold (Public Records) $27,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $514 · -46.4% YoY. Source: county tax records.