1509 Balfour Ln · North College Hill, OH 45231

$210,000

4 bd · 2.0 ba · 1,839 sqft · SingleFamily public records · 93 Days on market

Built 1958 5,401 sqft lot Est $234k · 10% under

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Why this score? — see what drove the D+ 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 +15.9/30.0
• ARV discount +12.0/15.0
• DSCR +4.9/10.0
• Rent growth +4.2/5.0
• 1% rule +4.1/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice Brick Cape Cod Located On A Quiet Cul-de-sac Street. Updated Kitchen and Bathrooms. Refinished Hardwood Floors. New HVAC, windows, and doors. Fenced in back yard. Very convenient location close access to Cross County Highway. Move right in!

Key facts

• Quiet cul-de-sac
• Tenant-occupied
• 5,401 sq ft lot

Tags

• QUIET CUL-DE-SAC
• EASY ACCESS TO KROGER
• EASY ACCESS TO DINING
• TENANT-OCCUPIED
• CURRENT RENT OF $2040

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Built-in garage with 1 garage space; Driveway parking
• Utilities: Public water; Public sewer; Natural gas
• Home design: Cape Cod style; Single-family home; One and one-half stories; Poured foundation
• Construction: Brick construction; Built with poured foundation
• Exterior features: Double-hung, insulated windows; Shingle roof

Interior

• Kitchen: Tile and wood flooring; Walkout; Wood cabinets; Includes dishwasher, microwave, oven/range, refrigerator
• Bedrooms: 4 bedrooms total; Primary bedroom approx. 12 x 10 (on level 1); Bedroom 2 approx. 10 x 10 (on level 1); Bedroom 3 approx. 17 x 12 (on level 2); Bedroom 4 approx. 10 x 12 (on level 2)
• Flooring: Wood floors in living and dining areas; Tile in kitchen
• Bathrooms: Four full bathrooms — two on level 1 and two on level 2
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Total of 7 rooms; Partial, unfinished basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/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 $192k (8.6% below list).
• Recommended offer: $191k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#288 in OH, #4,745 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, schools D+, amenities D.
• North College Hill City (suburban): math 13% / reading 22% proficiency, ranked #637 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); 84 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• This rent runs 32% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 25y 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 $95k; list at $210k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $191,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 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 1958 — 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 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.91% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.01%
• DSCR: 1.09
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $233,553
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1523 Gardenwood Ct	0.10mi	4/2.0	1,621 (-12%)	5mo	$255,000	$157	71
1476 Foxwood Dr	0.19mi	4/2.5	1,661 (-10%)	3mo	$259,900	$156	71
6832 Tarawa Dr	0.45mi	4/3.0	1,840 (+0%)	6mo	$265,000	$144	70
6531 Hamilton Ave	0.70mi	3/2.5 (-1)	1,848 (+0%)	2mo	$145,000	$78	58
7404 Joseph St	0.52mi	3/1.5 (-1)	1,720 (-6%)	2mo	$197,600	$115	56
7617 Elizabeth St	0.73mi	4/2.5	1,812 (-2%)	7mo	$230,600	$127	56
6820 Tarawa Dr	0.48mi	3/2.0 (-1)	1,986 (+8%)	8mo	$210,000	$106	53
6543 Hamilton Ave	0.66mi	3/3.0 (-1)	1,804 (-2%)	6mo	$225,000	$125	52
1914 Madison Ave	0.67mi	3/2.0 (-1)	1,666 (-9%)	0mo	$270,000	$162	48
1500 Madison Ave	0.44mi	5/3.5 (+1)	2,070 (+13%)	3mo	$320,787	$155	45
1722 Stevens Ave	0.63mi	3/1.0 (-1)	1,641 (-11%)	4mo	$103,000	$63	40
8881 Ebro Ct	0.74mi	3/1.0 (-1)	1,620 (-12%)	2mo	$204,000	$126	36

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: -8.9%
• Equity multiple: 0.66×
• Total profit: $-19,873
• Equity at exit: $31,312

10-year hold

• IRR: 5.1%
• Equity multiple: 1.44×
• Total profit: $25,830
• Equity at exit: $18,157

Cash invested: $58,800 (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: 84
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,920 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$229 /mo · $2,753/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $99

Break-even live

Break-even rent $1,795

Max offer price $210,000

Occupancy floor 90%

Sensitivity live

Price	-10% $217	-5% $158	+0% $99	+5% $39	+10% $-20
Rent	-10% $-53	-5% $23	+0% $99	+5% $174	+10% $250
Rate	-1.0pp $204	-0.5pp $152	base $99	+0.5pp $44	+1.0pp $-11

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1740 Bising Ave North College Hill, OH	3.0	2.0	1235	$1,697	$1.37	2d	6	0.34mi
1522 Kinney Ave Cincinnati, OH	3.0	1.0	1282	$1,695	$1.32	17d	1	0.65mi
1522 Kinney Ave Cincinnati, OH	3.0	1.0	1282	$1,095	$0.85	24d	1	0.65mi
6834 Betts Ave Cincinnati, OH	4.0	1.5	1426	$1,695	$1.19	24d	1	0.70mi
1805 Emerson Ave Cincinnati, OH	3.0	1.0	1912	$1,550	$0.81	24d	1	0.90mi
9029 Daly Rd Unit 8963 Cincinnati, OH	3.0	2.5	1315	$1,771	$1.35	21d	1	1.01mi
1104 Archland Dr Cincinnati, OH	3.0	2.0	1533	$2,036	$1.33	8d	1	1.14mi
1015 Thunderbird Ave Cincinnati, OH	3.0	1.5	1494	$2,146	$1.44	44d	1	1.20mi
9642 Arvin Ave Cincinnati, OH	4.0	3.0	1860	$2,200	$1.18	15d	1	1.47mi

Listing history 32 events

1. 2026-06-18
   days on market $210,000 Active 93 DOM
2. 2026-06-17
   days on market $210,000 Active 92 DOM
3. 2026-06-16
   days on market $210,000 Active 91 DOM
4. 2026-06-15
   days on market $210,000 Active 90 DOM
5. 2026-06-13
   days on market $210,000 Active 88 DOM
6. 2026-06-09
   days on market $210,000 Active 84 DOM
7. 2026-06-08
   days on market $210,000 Active 83 DOM
8. 2026-06-07
   days on market $210,000 Active 82 DOM
9. 2026-06-03
   days on market $210,000 Active 78 DOM
10. 2026-06-02
    days on market $210,000 Active 77 DOM
11. 2026-06-01
    days on market $210,000 Active 76 DOM
12. 2026-05-31
    days on market $210,000 Active 75 DOM
13. 2026-03-14
    listed $210,000 Active
14. 2023-06-09
    price $79,900
15. 2018-08-17
    soldstatus $95,350
16. 2018-08-14
    soldstatus $95,350 Sold 245-char remark

    Show marketing remark (245 chars)

    Nice Brick Cape Cod Located On A Quiet Cul-de-sac Street. Updated Kitchen and Bathrooms. Refinished Hardwood Floors. New HVAC, windows, and doors. Fenced in back yard. Very convenient location close access to Cross County Highway. Move right in!

17. 2018-06-26
    historical Accept Backup Offers 245-char remark

    Show marketing remark (245 chars)

    Nice Brick Cape Cod Located On A Quiet Cul-de-sac Street. Updated Kitchen and Bathrooms. Refinished Hardwood Floors. New HVAC, windows, and doors. Fenced in back yard. Very convenient location close access to Cross County Highway. Move right in!

18. 2018-06-18
    price $99,900 245-char remark

    Show marketing remark (245 chars)

    Nice Brick Cape Cod Located On A Quiet Cul-de-sac Street. Updated Kitchen and Bathrooms. Refinished Hardwood Floors. New HVAC, windows, and doors. Fenced in back yard. Very convenient location close access to Cross County Highway. Move right in!

19. 2018-04-21
    price $105,900 245-char remark

    Show marketing remark (245 chars)

    Nice Brick Cape Cod Located On A Quiet Cul-de-sac Street. Updated Kitchen and Bathrooms. Refinished Hardwood Floors. New HVAC, windows, and doors. Fenced in back yard. Very convenient location close access to Cross County Highway. Move right in!

20. 2018-03-05
    price $109,900 245-char remark

    Show marketing remark (245 chars)

    Nice Brick Cape Cod Located On A Quiet Cul-de-sac Street. Updated Kitchen and Bathrooms. Refinished Hardwood Floors. New HVAC, windows, and doors. Fenced in back yard. Very convenient location close access to Cross County Highway. Move right in!

21. 2018-02-03
    listed $114,900 Active 245-char remark

    Show marketing remark (245 chars)

    Nice Brick Cape Cod Located On A Quiet Cul-de-sac Street. Updated Kitchen and Bathrooms. Refinished Hardwood Floors. New HVAC, windows, and doors. Fenced in back yard. Very convenient location close access to Cross County Highway. Move right in!

22. 2016-04-17
    price $378,000
23. 2016-04-17
    historical
24. 2016-03-12
    listed $79,900 Active
25. 2016-03-04
    historical
26. 2015-12-28
    listed $79,900 Active
27. 2015-04-03
    historical
28. 2014-11-12
    listed $85,000 Active
29. 2001-12-27
    soldstatus $99,000
30. 2001-11-28
    soldstatus $99,000
31. 2001-07-04
    listed $98,700
32. 1993-11-08
    soldstatus $74,000

ⓘ 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: $2,753 · $229/mo
• Projected year-2 tax: $3,015 · $251/mo
• Expected delta: +$261/yr (+$22/mo · 9.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% 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: $23,039
• − Mortgage interest: −$11,763
• − Property taxes: −$2,753
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,843
• − Management: −$1,843
• − Depreciation: −$6,109
• Taxable loss: −$2,323
• Est. tax savings @ 24.0%: +$557
• After-tax cash flow: $1,740/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: North College Hill City
• NCES district ID: 3904451
• Math proficiency: 13% ▼ -14.00%
• Reading proficiency: 22% ▼ -11.00%
• Median HH income: $40,355
• Composite: 14.89/100
• National rank: #9375
• State rank: #637 of 656 in OH

Livability — North College Hill

• Score: 74/100
• State rank: #288
• US rank: #4745

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North College Hill, 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

+183.8% since first listed

20 events — show timeline

• 2026-03-14 Listed $210,000 Cincy MLS
• 2023-06-09 Price Changed $79,900 Cincy MLS
• 2018-08-17 Sold (Public Records) $95,350 Public Records
• 2018-08-14 Sold (MLS) $95,350 Cincy MLS
• 2018-06-26 Contingent — Cincy MLS
• 2018-06-18 Price Changed $99,900 Cincy MLS
• 2018-04-21 Price Changed $105,900 Cincy MLS
• 2018-03-05 Price Changed $109,900 Cincy MLS
• 2018-02-03 Listed $114,900 Cincy MLS
• 2016-04-17 Listing Removed — Cincy MLS
• 2016-04-17 Price Changed $378,000 Cincy MLS
• 2016-03-12 Listed $79,900 Cincy MLS
• 2016-03-04 Listing Removed — Cincy MLS
• 2015-12-28 Listed $79,900 Cincy MLS
• 2015-04-03 Listing Removed — Cincy MLS
• 2014-11-12 Listed $85,000 Cincy MLS
• 2001-12-27 Sold (Public Records) $99,000 Public Records
• 2001-11-28 Sold (MLS) $99,000 Cincy MLS
• 2001-07-04 Listed $98,700 Cincy MLS
• 1993-11-08 Sold (Public Records) $74,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $2,753 · +2.6% YoY. Source: county tax records.