371 S Charity St · Bethel, OH 45106

$219,900

3 bd · 1.0 ba · 1,244 sqft · SingleFamily public records · 17 Days on market

Built 1983 Est $215k · at est.

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Why this score? — see what drove the F 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).

• ARV discount +6.5/15.0
• Cash flow +6.4/30.0
• Schools +5.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.8/10.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a Fannie Mae HomePath Property. Built in 1938, featuring over 1200 square feet, with 3 bedrooms, 1 bathroom, nice size living room, dining room, & generous 1st floor master bedroom. Covered porch, off street parking, situated on .157 acres.

Key facts

• Quartz countertops
• Storage shed
• Corner lot

Tags

• CORNER LOT
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• STORAGE SHED

Property features AI

Finance

• Other: Lease not considered
• HOA & community: No HOA

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electric service
• Home design: Cape Cod style; Single-family home; Two levels
• Construction: Built with block foundation; Block and vinyl siding exterior
• Exterior features: Shingle roof; Residential zoning

Interior

• Kitchen: Kitchen with vinyl flooring and stone counters (marble/granite/slate); Walkout from kitchen
• Bedrooms: 4 bedrooms total; Primary bedroom on level 1 (15 x 9); Bedroom 2 on level 2 (9 x 9); Bedroom 3 on level 2 (9 x 9); Bedroom 4 on level 2 (9 x 10)
• Flooring: Wood floors in living and dining rooms; Vinyl flooring in kitchen
• Bathrooms: 1 full bathroom on level 1
• Heating & cooling: Electric heating; Central air conditioning; Electric water heater
• Interior features: 8 total rooms; Crawl basement
• Laundry & utility: Laundry room on level 1 (6 x 8)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-377 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $153k (30.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (41.9% below list).
• Recommended offer: $128k (41.9% below list) — sets the bar for 1% rule.
• Cap rate 4.2% vs local median 2.9% in Bethel — 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 66/100 on livability (#685 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Bethel-Tate Local (town): math 61% / reading 67% proficiency, ranked #224 of 656 in OH (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Bick Primary Elementary School (369 students, 39% FRL); Bethel-Tate Middle School (math 57% / reading 65%, grade B+, #252 of 654 statewide, top 39%, 319 students, 48% FRL); Bethel Tate High School (math 47% / reading 72%, grade C+, #243 of 781 statewide, top 33%, 401 students, 48% FRL).
• Market conditions: 28 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 996 units permitted in Clermont County in 2024 (210 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y 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 $60k; list at $220k implies a 267% gain — meaningful room to come down on a strong offer.

Recommended offer $127,829 (41.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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: 0.58% ✗
• Cap rate: 4.23%
• Cash-on-cash: -7.36%
• DSCR: 0.67
• GRM: 14.3

CMA / ARV

• ARV (on-the-fly): $215,212
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 S Union St	0.10mi	3/1.0	1,157 (-7%)	3mo	$178,000	$154	81
273 E Plane St	0.41mi	3/2.0	1,304 (+5%)	0mo	$225,000	$173	68
123 S Main St	0.30mi	3/2.0	1,289 (+4%)	10mo	$179,900	$140	67
324 Faith Way	0.64mi	3/2.0	1,240 (-0%)	2mo	$263,000	$212	64
316 N Ash St	0.20mi	3/1.0	1,092 (-12%)	8mo	$185,000	$169	64
140 Clark St	0.26mi	3/2.0	1,398 (+12%)	3mo	$200,000	$143	60
320 Faith Way	0.65mi	3/2.0	1,302 (+5%)	1mo	$280,000	$215	57
226 N Ash St	0.54mi	2/1.0 (-1)	1,152 (-7%)	6mo	$179,000	$155	52
236 N Main St	0.55mi	4/2.0 (+1)	1,384 (+11%)	4mo	$252,000	$182	44
225 N Ash St	0.55mi	2/1.0 (-1)	1,080 (-13%)	9mo	$160,000	$148	40
314 Faith Way	0.69mi	3/2.0	1,097 (-12%)	6mo	$245,000	$223	39
315 Faith Way	0.69mi	3/2.0	1,068 (-14%)	8mo	$240,000	$225	33

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: -29.2%
• Equity multiple: 0.03×
• Total profit: $-59,738
• Equity at exit: $32,788

10-year hold

• IRR: -29.6%
• Equity multiple: -0.35×
• Total profit: $-83,230
• Equity at exit: $19,013

Cash invested: $61,572 (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 45106

• Home prices YoY: -16.2%
• Active inventory: 28
• Price-to-rent: 14.3×

Monthly cashflow live

• Estimated rent: $1,278 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$143 /mo · $1,710/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $-377

Break-even live

Break-even rent $1,756

Max offer price $153,214

Occupancy floor —

Sensitivity live

Price	-10% $-253	-5% $-315	+0% $-377	+5% $-440	+10% $-502
Rent	-10% $-478	-5% $-428	+0% $-377	+5% $-327	+10% $-277
Rate	-1.0pp $-267	-0.5pp $-322	base $-377	+0.5pp $-434	+1.0pp $-492

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
544 S Charity St Unit 2 Bethel, OH	2.0	1.0	750	$1,250	$1.67	45d	1	0.22mi
546 S Charity St Unit 4 Bethel, OH	2.0	1.0	750	$1,150	$1.53	5d	1	0.22mi
258 E Plane St Unit 9 Bethel, OH	2.0	2.0	1000	$1,050	$1.05	0d	1	0.39mi
127 Rich St Bethel, OH	3.0	1.0	1200	$1,800	$1.50	45d	1	0.56mi

Listing history 10 events

1. 2026-06-21
   days on market $219,900 Active 17 DOM
2. 2026-06-18
   days on market $219,900 Active 14 DOM
3. 2026-06-17
   days on market $219,900 Active 13 DOM
4. 2026-06-16
   days on market $219,900 Active 12 DOM
5. 2026-06-15
   days on market $219,900 Active 11 DOM
6. 2026-06-13
   days on market $219,900 Active 9 DOM
7. 2026-06-09
   days on market $219,900 Active 5 DOM
8. 2026-06-08
   days on market $219,900 Active 4 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $219,900 Active 3 DOM

ⓘ 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: $1,710 · $143/mo
• Projected year-2 tax: $2,570 · $214/mo
• Expected delta: +$860/yr (+$72/mo · 50.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,339
• − Mortgage interest: −$12,318
• − Property taxes: −$1,710
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,227
• − Management: −$1,227
• − Depreciation: −$6,397
• Taxable loss: −$8,640
• Est. tax savings @ 24.0%: +$2,074
• After-tax cash flow: $-2,456/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: Bethel-Tate Local
• NCES district ID: 3904631
• Math proficiency: 61% ▼ -11.00%
• Reading proficiency: 67% ▼ -3.00%
• Median HH income: $53,342
• Composite: 54.7/100
• National rank: #1326
• State rank: #224 of 656 in OH

Livability — Bethel

• Score: 66/100
• State rank: #685
• US rank: #12038

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bethel, OH
• County: Clermont · 218,829 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 11,096
• Household income: $68,458
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 29.0

Population outlook (Clermont County) Hauer SSP2

• Today (2025): 210,162 people
• By 2030: 212,463 · +1.1%
• By 2040: 212,504 · +1.1%
• By 2050: 205,957 · -2.0%
• By 2075: 182,728 · -13.1%
• By 2100: 143,986 · -31.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Italian 3% Slovak 3% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Clermont

• 2024 margin: Solid R (+35.8) · D 31.7% · R 67.4%
• 2008→2024 swing: -3.4pp toward R · 2008: -32.4pp · 2024: -35.8pp
• All cycles: 2024: R+35.8 2020: R+36.6 2016: R+41.3 2012: R+35.5 2008: R+32.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -62.74%
• Current HPI: 324.3695
• 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

+178.7% since first listed

11 events — show timeline

• 2026-06-04 Listed $219,900 Cincy MLS
• 2020-07-09 Listing Removed — Cincy MLS
• 2020-02-11 Listed $85,000 Cincy MLS
• 2019-07-03 Sold (MLS) $59,900 Cincy MLS
• 2019-04-11 Contingent — Cincy MLS
• 2019-04-05 Price Changed $59,900 Cincy MLS
• 2019-03-13 Price Changed $64,900 Cincy MLS
• 2019-02-26 Price Changed $69,900 Cincy MLS
• 2019-01-25 Listed $77,500 Cincy MLS
• 2004-04-22 Sold (MLS) $75,900 Cincy MLS
• 2004-03-01 Listed $78,900 Cincy MLS

Property tax history

+2.1%/yr

Latest (2025): $1,710 · +50.5% YoY. Source: county tax records.