9120 Dominion Cir

Cincinnati, OH 45249

$225,000D-

2 bd · 3.0 ba · 1,600 sqft · Built 1984 · Townhouse · Active · 47 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $2,080/mo
• Mortgage (P&I): −$1,180
• Tax + insurance: −$375
• HOA: −$496
• Vac / Maint / Mgmt: −$437
• Net cashflow: $-408/mo
• Annual: $-4,894/yr
• Cap rate: 4.12%
• Cash-on-cash: -7.77%
• DSCR: 0.65
• 1% rule: 0.92%
• Cash to close: $63,000

Investor read

• This is a 2-bed/3.0-bath townhouse listed at $225k. Condition is rated good.
• At list price, monthly cash flow is $-408 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (26.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (7.6% below list).
• It's been on market 47 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $166k (26.2% below list) — sets the bar for cash-flow.
• 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.
• Location reads 80/100 on livability (#130 in OH, #1,856 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment D, crime F.
• Sycamore Community City (suburban): math 83% / reading 84% proficiency, ranked #30 of 656 in OH (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical; only 13% free/reduced lunch — higher-income household profile.
• Zoned schools: Symmes Elementary School (math 88% / reading 75%, grade A+, #149 of 1,584 statewide, top 10%, 648 students, 15% FRL); Edwin H Greene Intermediate Middle School (math 80% / reading 86%, grade A+, #29 of 654 statewide, top 5%, 876 students, 12% FRL); Sycamore High School (math 71% / reading 85%, grade A-, #50 of 781 statewide, top 6%, 1,639 students, 15% FRL) — zoned schools at 14% FRL track the district average.
• Watch-outs: HOA is 24% of rent.
• Market conditions: Rents soft (-2.2%/yr); 50 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• 3 sale attempts since 4y 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.

Questions for listing agent

• 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?
• It's been on market 47 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• Crime grade is F 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?
• 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?
• 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.