1619 Lafayette Ave · Middletown, OH 45044

$129,000

3 bd · 1.0 ba · 1,312 sqft · SingleFamily public records · 12 Days on market

Built 1920 5,227 sqft lot Est $169k · 24% under

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Why this score? — see what drove the B 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 +27.2/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +7.0/10.0
• 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 MLS

Discover the charm of 1619 Lafayette Ave in Middletown, Ohioa cozy 3-bedroom, 1-bathroom home spanning 1,312 sq ft, perfect for first-time buyers or savvy investors. This durable, low-maintenance vinyl-sided property offers timeless appeal with a partial basement for storage, natural gas heating, and public utilities on a 0.12-acre lot. With strong investment potential and easy-care exterior, this Butler County gem promises comfort, convenience, and long-term value in vibrant Middletown!

Key facts

• Natural gas heating
• Partial basement
• 0.12 acre lot

Tags

• PARTIAL BASEMENT
• NATURAL GAS HEATING
• PUBLIC UTILITIES
• 0.12 ACRE LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Cap rate 9.7% vs local median 3.8% 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: crime D+, amenities D+, commute F.
• 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.
• Zoned schools: Amanda Elementary School (math 17% / reading 27%, grade F, #1,242 of 1,584 statewide, top 80%, 374 students, 0% FRL); Middletown Middle School (math 24% / reading 33%, grade F, #580 of 654 statewide, top 89%, 941 students, 0% FRL); Middletown High School (math 18% / reading 19%, grade F, #683 of 781 statewide, top 88%, 1,753 students, 0% FRL) — zoned schools average 0% FRL vs 69% district-wide (69 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+6.3%/yr); 203 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 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 $892 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 ~8 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 26y 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.

Risks & watch-outs

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

Recommended offer $129,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.20% ✓
• Cap rate: 9.73%
• Cash-on-cash: 12.28%
• DSCR: 1.55
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $169,248
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2116 Yankee Rd	0.17mi	3/1.5	1,260 (-4%)	1mo	$175,000	$139	83
2010 Pearl St	0.10mi	3/1.0	1,440 (+10%)	9mo	$78,000	$54	72
1511 Meadow Ave	0.16mi	3/2.0	1,502 (+14%)	4mo	$219,900	$146	61
1507 Meadow Ave	0.17mi	3/2.0	1,502 (+14%)	4mo	$219,900	$146	60
1609 Lafayette Ave	0.03mi	3/2.0	1,140 (-13%)	16mo	$194,000	$170	59
1209 Grove St	0.67mi	3/2.0	1,302 (-1%)	7mo	$93,000	$71	58
1521 Meadow Ave	0.15mi	3/2.0	1,502 (+14%)	13mo	$213,859	$142	54
1211 Grove St	0.66mi	2/2.0 (-1)	1,320 (+1%)	14mo	$50,000	$38	48
1107 Baltimore St	0.74mi	3/1.0	1,148 (-12%)	4mo	$95,500	$83	41
1717 Glenwood Ave	0.59mi	3/2.0	1,144 (-13%)	10mo	$147,500	$129	39
1200 Baltimore St	0.68mi	4/1.0 (+1)	1,484 (+13%)	18mo	$100,000	$67	27
1707 Sheridan Ave	0.66mi	2/1.0 (-1)	1,498 (+14%)	18mo	$130,000	$87	26

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: 5.5%
• Equity multiple: 1.22×
• Total profit: $7,958
• Equity at exit: $19,234

10-year hold

• IRR: 17.6%
• Equity multiple: 2.68×
• Total profit: $60,640
• Equity at exit: $11,154

Cash invested: $36,120 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,549 high
• Mortgage (P&I): −$676
• Tax from tax record: −$124 /mo · $1,484/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $369

Break-even live

Break-even rent $1,081

Max offer price $129,000

Occupancy floor 71%

Sensitivity live

Price	-10% $443	-5% $406	+0% $369	+5% $333	+10% $296
Rent	-10% $247	-5% $308	+0% $369	+5% $431	+10% $492
Rate	-1.0pp $434	-0.5pp $402	base $369	+0.5pp $336	+1.0pp $302

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2000 Pearl St Middletown, OH	2.0	1.0	900	$3,500	$3.89	3d	4	0.13mi
1419 Oxford State Rd Middletown, OH	2.0	1.0	900	$2,495	$2.77	3d	1	0.99mi
1915 Woodlawn Ave Middletown, OH	3.0	1.5	1060	$1,550	$1.46	45d	1	1.05mi
1804 Brentwood St Middletown, OH	3.0	1.0	1044	$1,430	$1.37	25d	1	1.15mi
2310 S Sutphin St Middletown, OH	2.0	1.0	967	$1,025	$1.06	25d	1	1.16mi
907 8th Ave Middletown, OH	3.0	1.5	1380	$1,400	$1.01	19d	1	1.20mi
2007 Logan Ave Middletown, OH	3.0	1.5	1502	$1,195	$0.80	19d	1	1.23mi
2400 Sherman Ave Middletown, OH	2.0	1.0	920	$1,280	$1.39	45d	1	1.28mi
3122 Beatrice Dr Middletown, OH	3.0	1.0	1198	$1,550	$1.29	45d	1	1.39mi
3003 Grand Ave Fl 1 Middletown, OH	2.0	1.0	928	$1,050	$1.13	9d	1	1.49mi
3003 Grand Ave Middletown, OH	2.0	1.0	928	$1,050	$1.13	12d	1	1.49mi

Listing history 18 events

1. 2026-01-22
   soldstatus $125,000
2. 2026-01-09
   soldstatus $125,000 Sold 494-char remark

   Show marketing remark (494 chars)

   Discover the charm of 1619 Lafayette Ave in Middletown, Ohioa cozy 3-bedroom, 1-bathroom home spanning 1,312 sq ft, perfect for first-time buyers or savvy investors. This durable, low-maintenance vinyl-sided property offers timeless appeal with a partial basement for storage, natural gas heating, and public utilities on a 0.12-acre lot. With strong investment potential and easy-care exterior, this Butler County gem promises comfort, convenience, and long-term value in vibrant Middletown!

3. 2025-12-26
   historical Contingency Pending 494-char remark

   Show marketing remark (494 chars)

   Discover the charm of 1619 Lafayette Ave in Middletown, Ohioa cozy 3-bedroom, 1-bathroom home spanning 1,312 sq ft, perfect for first-time buyers or savvy investors. This durable, low-maintenance vinyl-sided property offers timeless appeal with a partial basement for storage, natural gas heating, and public utilities on a 0.12-acre lot. With strong investment potential and easy-care exterior, this Butler County gem promises comfort, convenience, and long-term value in vibrant Middletown!

4. 2025-12-26
   status Pending

   Show marketing remark (494 chars)

   Discover the charm of 1619 Lafayette Ave in Middletown, Ohioa cozy 3-bedroom, 1-bathroom home spanning 1,312 sq ft, perfect for first-time buyers or savvy investors. This durable, low-maintenance vinyl-sided property offers timeless appeal with a partial basement for storage, natural gas heating, and public utilities on a 0.12-acre lot. With strong investment potential and easy-care exterior, this Butler County gem promises comfort, convenience, and long-term value in vibrant Middletown!

5. 2025-12-14
   listed $129,000 Active 494-char remark

   Show marketing remark (494 chars)

   Discover the charm of 1619 Lafayette Ave in Middletown, Ohioa cozy 3-bedroom, 1-bathroom home spanning 1,312 sq ft, perfect for first-time buyers or savvy investors. This durable, low-maintenance vinyl-sided property offers timeless appeal with a partial basement for storage, natural gas heating, and public utilities on a 0.12-acre lot. With strong investment potential and easy-care exterior, this Butler County gem promises comfort, convenience, and long-term value in vibrant Middletown!

6. 2025-12-14
   listed $129,000 Active

   Show marketing remark (494 chars)

   Discover the charm of 1619 Lafayette Ave in Middletown, Ohioa cozy 3-bedroom, 1-bathroom home spanning 1,312 sq ft, perfect for first-time buyers or savvy investors. This durable, low-maintenance vinyl-sided property offers timeless appeal with a partial basement for storage, natural gas heating, and public utilities on a 0.12-acre lot. With strong investment potential and easy-care exterior, this Butler County gem promises comfort, convenience, and long-term value in vibrant Middletown!

7. 2007-08-14
   historical
8. 2007-03-26
   listed $79,900
9. 2006-03-16
   soldstatus $22,750
10. 2005-12-13
    listed $26,500
11. 2005-05-23
    historical
12. 2005-03-21
    listed $55,000
13. 2005-03-02
    historical
14. 2004-03-10
    listed $55,000
15. 2003-05-02
    historical
16. 2002-11-01
    listed $46,000
17. 2000-10-25
    soldstatus $32,000
18. 2000-08-18
    listed $34,900

ⓘ 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: $1,484 · $124/mo
• Projected year-2 tax: $1,748 · $146/mo
• Expected delta: +$264/yr (+$22/mo · 17.8%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,583
• − Mortgage interest: −$7,226
• − Property taxes: −$1,484
• − Insurance: −$645
• − Repairs & maintenance: −$1,487
• − Management: −$1,487
• − Depreciation: −$3,753
• Taxable income: $2,502
• Est. tax owed @ 24.0%: −$601
• After-tax cash flow: $3,833/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

+258.2% since first listed

18 events — show timeline

• 2026-01-22 Sold (Public Records) $125,000 Public Records
• 2026-01-09 Sold (MLS) $125,000 Cincy MLS
• 2025-12-26 Contingent — Cincy MLS
• 2025-12-26 Pending — Dayton MLS
• 2025-12-14 Listed $129,000 Dayton MLS
• 2025-12-14 Listed $129,000 Cincy MLS
• 2007-08-14 Listing Removed — Cincy MLS
• 2007-03-26 Listed $79,900 Cincy MLS
• 2006-03-16 Sold (MLS) $22,750 Cincy MLS
• 2005-12-13 Listed $26,500 Cincy MLS
• 2005-05-23 Listing Removed — Cincy MLS
• 2005-03-21 Listed $55,000 Cincy MLS
• 2005-03-02 Listing Removed — Cincy MLS
• 2004-03-10 Listed $55,000 Cincy MLS
• 2003-05-02 Listing Removed — Cincy MLS
• 2002-11-01 Listed $46,000 Cincy MLS
• 2000-10-25 Sold (MLS) $32,000 Cincy MLS
• 2000-08-18 Listed $34,900 Cincy MLS

Property tax history

+9.1%/yr

Latest (2025): $1,484 · +1.2% YoY. Source: county tax records.