2192 Pinney Ln · New Burlington, OH 45231

$155,000

2 bd · 1.0 ba · 1,174 sqft · SingleFamily public records · 99 Days on market

Built 1951 0.58 ac lot Est $216k · 28% 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 +19.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +4.9/10.0
• Rent growth +4.2/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stunning 2 bedroom renovation. Solid wood cabinets, butcher block counters, tile backsplash, gleaming hardwood floors, new roof, new windows, finished basement. Set on over a half acre with garage and storage shed on a no-outlet street. Fenced yard.

Key facts

• Community lake
• Private back yard
• Hardwood floors

Tags

• HARDWOOD FLOORS
• FULL FINISHED BASEMENT
• BUTCHER BLOCK COUNTERS
• SUBWAY TILE BACKSPLASH
• PRIVATE BACK YARD
• COMMUNITY LAKE

Property features AI

Finance

• Other: Public transportation access nearby; Access via city street
• Financial info: Lease not considered
• HOA & community: No HOA

Exterior

• Parking: Detached garage at rear (1 garage space); Off-street parking and driveway
• Security: No specific security system listed
• Utilities: Public water; Septic tank sewer; Electric service; Cable available
• Home design: Ranch single-family home; One story; Block foundation; Wood siding; Shingle roof; Lot approx. 0.581 acre (approx. 90 x 267); Topography level to sloped; Residential zoning
• Construction: Wood siding construction; Block foundation; Shingle roof
• Exterior features: Covered deck/patio; Located on a cul-de-sac; Wood fencing; Shed on property

Interior

• Kitchen: Eat-in kitchen with pantry; Tile floor and wood cabinets; Walkout and window treatments; Includes dishwasher, microwave, oven/range, refrigerator, garbage disposal
• Bedrooms: 2 bedrooms on main level — each approx. 12 x 10
• Flooring: Wood floor in living room; Wall-to-wall carpet in family room and basement; Tile in kitchen
• Bathrooms: One full bathroom on main level
• Heating & cooling: Heat pump with forced air and electric heating; Central air conditioning; Electric water heater
• Interior features: Multi-panel doors; Finished basement with wall-to-wall carpet and glass block windows; Basement has sump pump with backup; Total of 5 rooms
• Laundry & utility: Laundry room on lower level (approx. 9 x 8); Washer and dryer included; 220-volt service available

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/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 $154k (0.9% below list).
• Recommended offer: $141k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 5.5% in New Burlington — 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 64/100 on livability (#782 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools F, amenities F, commute F.
• Mt Healthy City (suburban): math 12% / reading 24% proficiency, ranked #636 of 656 in OH (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+6.9%/yr); 85 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.9% rent growth), your $43k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $40k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $130k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $141,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 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 1951 — 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 F-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. 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: 0.99% ✗
• Cap rate: 7.57%
• Cash-on-cash: 4.55%
• DSCR: 1.20
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $216,016
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10731 Valiant Dr	0.29mi	3/1.0 (+1)	1,194 (+2%)	0mo	$209,000	$175	79
10474 Gloria Ave	0.25mi	3/1.5 (+1)	1,080 (-8%)	2mo	$225,000	$208	66
2333 Merriway Ln	0.19mi	3/1.0 (+1)	1,040 (-11%)	10mo	$177,500	$171	59
2614 Impala Dr	0.54mi	3/1.0 (+1)	1,073 (-9%)	4mo	$170,000	$158	53
10624 Breedshill Dr	0.17mi	3/1.5 (+1)	1,000 (-15%)	9mo	$236,900	$237	53
2456 Fulbourne Dr	0.42mi	3/1.5 (+1)	1,305 (+11%)	3mo	$240,000	$184	52
10410 Maria Ave	0.74mi	3/1.0 (+1)	1,212 (+3%)	5mo	$231,000	$191	51
10366 Pippin Ln	0.50mi	3/1.5 (+1)	1,028 (-12%)	0mo	$247,000	$240	49
2074 Roosevelt Ave	0.64mi	3/1.0 (+1)	1,275 (+9%)	4mo	$177,500	$139	48
10372 Pippin Ln	0.50mi	3/2.0 (+1)	1,276 (+9%)	10mo	$205,000	$161	46
1990 Bluehill Dr	0.62mi	3/1.5 (+1)	1,025 (-13%)	0mo	$180,000	$176	43
1834 Aspenhill Dr	0.74mi	3/1.0 (+1)	1,000 (-15%)	6mo	$185,000	$185	30

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 · 6.92% rent growth · sell at horizon

5-year hold

• IRR: -4.9%
• Equity multiple: 0.81×
• Total profit: $-8,324
• Equity at exit: $23,111

10-year hold

• IRR: 8.8%
• Equity multiple: 1.79×
• Total profit: $34,320
• Equity at exit: $13,402

Cash invested: $43,400 (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 45231

• Rents YoY: 6.9%
• Active inventory: 85
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,537 high
• Mortgage (P&I): −$813
• Tax from tax record: −$172 /mo · $2,064/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $165

Break-even live

Break-even rent $1,328

Max offer price $155,000

Occupancy floor 84%

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2753 Town Terrace Dr Cincinnati, OH	2.0–3.0	1.0–1.5	968	$1,140	$1.18	21d	4	0.63mi
2300 Walden Glen Cir Cincinnati, OH	1.0–3.0	1.0–1.5	830	$1,384	$1.67	1d	9	0.74mi
11060 Quailwood Dr Cincinnati, OH	1.0–2.0	1.0–2.0	702	$1,226	$1.75	1d	3	0.90mi
2096 Quail Ct Cincinnati, OH	1.0–2.0	1.0–1.5	725	$1,238	$1.71	1d	4	1.02mi
2504 Houston Rd Cincinnati, OH	2.0	2.0	1105	$2,995	$2.71	1d	1	1.29mi
10101 Arborwood Dr Cincinnati, OH	1.0–3.0	1.0–1.5	912	$1,336	$1.46	1d	26	1.50mi

Listing history 31 events

1. 2026-06-18
   days on market $155,000 Active 99 DOM
2. 2026-06-17
   days on market $155,000 Active 98 DOM
3. 2026-06-16
   days on market $155,000 Active 97 DOM
4. 2026-06-15
   days on market $155,000 Active 96 DOM
5. 2026-06-13
   days on market $155,000 Active 94 DOM
6. 2026-06-13
   days on market $155,000 Active 93 DOM
7. 2026-06-09
   days on market $155,000 Active 90 DOM
8. 2026-06-08
   days on market $155,000 Active 89 DOM
9. 2026-06-07
   days on market $155,000 Active 88 DOM
10. 2026-06-05
    days on market $155,000 Active 85 DOM
11. 2026-06-03
    days on market $155,000 Active 84 DOM
12. 2026-06-02
    days on market $155,000 Active 83 DOM
13. 2026-06-01
    days on market $155,000 Active 82 DOM
14. 2026-05-31
    days on market $155,000 Active 81 DOM
15. 2026-03-27
    status Active
16. 2026-03-27
    price $155,000
17. 2026-03-25
    historical
18. 2026-03-12
    historical Contingency Pending
19. 2026-03-09
    listed $195,000 Active
20. 2020-09-16
    soldstatus $130,000
21. 2020-07-17
    soldstatus $130,000
22. 2020-06-26
    soldstatus $130,000 Sold 252-char remark

    Show marketing remark (252 chars)

    Stunning 2 bedroom renovation. Solid wood cabinets, butcher block counters, tile backsplash, gleaming hardwood floors, new roof, new windows, finished basement. Set on over a half acre with garage and storage shed on a no-outlet street. Fenced yard.

23. 2020-04-13
    historical Contingency Pending 252-char remark

    Show marketing remark (252 chars)

    Stunning 2 bedroom renovation. Solid wood cabinets, butcher block counters, tile backsplash, gleaming hardwood floors, new roof, new windows, finished basement. Set on over a half acre with garage and storage shed on a no-outlet street. Fenced yard.

24. 2020-04-09
    historical 252-char remark

    Show marketing remark (252 chars)

    Stunning 2 bedroom renovation. Solid wood cabinets, butcher block counters, tile backsplash, gleaming hardwood floors, new roof, new windows, finished basement. Set on over a half acre with garage and storage shed on a no-outlet street. Fenced yard.

25. 2020-03-20
    historical Contingency Pending 252-char remark

    Show marketing remark (252 chars)

    Stunning 2 bedroom renovation. Solid wood cabinets, butcher block counters, tile backsplash, gleaming hardwood floors, new roof, new windows, finished basement. Set on over a half acre with garage and storage shed on a no-outlet street. Fenced yard.

26. 2020-03-05
    listed $129,900 Active 252-char remark

    Show marketing remark (252 chars)

    Stunning 2 bedroom renovation. Solid wood cabinets, butcher block counters, tile backsplash, gleaming hardwood floors, new roof, new windows, finished basement. Set on over a half acre with garage and storage shed on a no-outlet street. Fenced yard.

27. 2019-10-01
    soldstatus $45,000
28. 2019-10-01
    soldstatus $54,900
29. 2019-09-27
    soldstatus $45,000 Sold 209-char remark

    Show marketing remark (209 chars)

    Great opportunity for the handy person or Investor to add their own touch and TLC-2 bedroom being sold as is condition on .58 acre level lot-Detached garage and storage shed on no outlet street-Fenced in yard.

30. 2019-09-13
    historical Contingency Pending 209-char remark

    Show marketing remark (209 chars)

    Great opportunity for the handy person or Investor to add their own touch and TLC-2 bedroom being sold as is condition on .58 acre level lot-Detached garage and storage shed on no outlet street-Fenced in yard.

31. 2019-09-10
    listed $54,900 Active 209-char remark

    Show marketing remark (209 chars)

    Great opportunity for the handy person or Investor to add their own touch and TLC-2 bedroom being sold as is condition on .58 acre level lot-Detached garage and storage shed on no outlet street-Fenced in yard.

ⓘ 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: $2,064 · $172/mo
• Projected year-2 tax: $2,241 · $187/mo
• Expected delta: +$177/yr (+$15/mo · 8.6%)

ⓘ 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 ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,441
• − Mortgage interest: −$8,682
• − Property taxes: −$2,064
• − Insurance: −$775
• − Repairs & maintenance: −$1,475
• − Management: −$1,475
• − Depreciation: −$4,509
• Taxable loss: −$540
• Est. tax savings @ 24.0%: +$130
• After-tax cash flow: $2,105/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: Mt Healthy City
• NCES district ID: 3904441
• Math proficiency: 12% ▼ -21.00%
• Reading proficiency: 24% ▼ -9.00%
• Median HH income: $42,699
• Composite: 15.51/100
• National rank: #9303
• State rank: #636 of 656 in OH

Livability — New Burlington

• Score: 64/100
• State rank: #782
• US rank: #14211

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Burlington, OH
• County: Hamilton County · 701,295 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 40,463
• Household income: $71,353
• Rent vs Own: 27.4% rent · 72.6% own
• Severe rent burden: 846.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 47% Black 40% Two or more races 8% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 1% Slovak 1% Iranian 1%
• Foreign-born: 5% · Canada, India
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -181.25%
• Current HPI: 228.2912
• Rent YoY: ▲ 6.92%
• 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

+182.3% since first listed

17 events — show timeline

• 2026-03-27 Relisted — Cincy MLS
• 2026-03-27 Price Changed $155,000 Cincy MLS
• 2026-03-25 Listing Removed — Cincy MLS
• 2026-03-12 Contingent — Cincy MLS
• 2026-03-09 Listed $195,000 Cincy MLS
• 2020-09-16 Sold (Public Records) $130,000 Public Records
• 2020-07-17 Sold (Public Records) $130,000 Public Records
• 2020-06-26 Sold (MLS) $130,000 Cincy MLS
• 2020-04-13 Contingent — Cincy MLS
• 2020-04-09 Listing Removed — Cincy MLS
• 2020-03-20 Contingent — Cincy MLS
• 2020-03-05 Listed $129,900 Cincy MLS
• 2019-10-01 Sold (Public Records) $54,900 Public Records
• 2019-10-01 Sold (Public Records) $45,000 Public Records
• 2019-09-27 Sold (MLS) $45,000 Cincy MLS
• 2019-09-13 Contingent — Cincy MLS
• 2019-09-10 Listed $54,900 Cincy MLS

Property tax history

+1.9%/yr

Latest (2025): $2,064 · -21.7% YoY. Source: county tax records.