1457 Adams Rd · Mount Healthy, OH 45231

$169,999

2 bd · 1.0 ba · 1,288 sqft · SingleFamily public records · 51 Days on market

Built 1938 7,449 sqft lot Est $193k · 12% 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 +16.6/30.0
• ARV discount +12.9/15.0
• DSCR +5.1/10.0
• 1% rule +4.2/10.0
• Rent growth +4.2/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stop paying rent in 2026! Cute cape cod offering light-filled open living/dining space, fully-equipped kitchen with wood cabinetry, two 1st floor bedrooms + hall bath, and oversized third bedroom on 2nd floor. Hardwoods thruout most of 1st floor. Ceiling fans in all bedrooms. Plus a built-in one car garage, bonus attic storage space, and side patio overlooking a deep, level, fenced yard. All conveniently located close to shopping/dining/expressways! Owner/agent.

Key facts

• Wood cabinetry
• Side patio
• 7,449 sq ft lot

Tags

• OPEN LIVING DINING SPACE
• FULLY EQUIPPED KITCHEN
• WOOD CABINETRY
• BUILT IN ONE CAR GARAGE
• BONUS ATTIC STORAGE SPACE
• SIDE PATIO

Property features AI

Finance

• Other: Residential zoning; Lot is level and less than 0.5 acre (about 0.171 acres)
• HOA & community: No HOA

Exterior

• Parking: Attached garage (1 garage space); Driveway parking; On-street parking
• Utilities: Public water; Public sewer; Natural gas
• Home design: Cape Cod style; Single-family home; One and one-half levels; Poured foundation
• Construction: Brick construction; Shingle roof; Garage door opener
• Exterior features: Patio; Porch; Metal fencing; Vinyl windows

Interior

• Kitchen: Wood cabinets; Vinyl flooring; Refrigerator; Oven/Range; Microwave; Garbage disposal
• Bedrooms: 3 bedrooms total; Primary bedroom approximately 11 x 11 (level 1); Second bedroom approximately 11 x 11 (level 1); Third bedroom approximately 13 x 31 (level 2)
• Flooring: Wood floors in dining and living areas; Vinyl in kitchen
• Bathrooms: 1 full bathroom on level 1
• Heating & cooling: Forced air heating (gas); Central air conditioning; Gas water heating
• Interior features: Ceiling fan; Walkout from living room; Open dining area; 6 total rooms; Full basement
• Laundry & utility: Basement utility space

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $101 ($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 $156k (8.5% below list).
• Recommended offer: $156k (8.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#189 in OH, #2,906 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, amenities F, employment D-.
• 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); 79 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 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.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 17y 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 $87k; list at $170k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,623 (8.5% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.92% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.55%
• DSCR: 1.11
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $193,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1441 Hill Ave	0.18mi	2/1.5	1,249 (-3%)	9mo	$178,000	$143	77
1488 Hill Ave	0.17mi	3/1.0 (+1)	1,199 (-7%)	2mo	$131,000	$109	74
1541 Mcmakin Ave	0.32mi	2/2.0	1,297 (+1%)	8mo	$216,000	$167	73
9265 Rambler Pl	0.18mi	3/1.5 (+1)	1,172 (-9%)	2mo	$220,000	$188	68
1478 Bonneville Ln	0.44mi	3/1.0 (+1)	1,248 (-3%)	3mo	$135,000	$108	67
7812 Perry St	0.31mi	2/2.5	1,242 (-4%)	10mo	$240,000	$193	66
1450 Summe Dr	0.29mi	3/1.0 (+1)	1,404 (+9%)	5mo	$210,000	$150	62
1509 Adams Rd	0.13mi	3/2.0 (+1)	1,468 (+14%)	5mo	$210,000	$143	58
1383 Adams Rd	0.17mi	3/1.0 (+1)	1,110 (-14%)	9mo	$155,000	$140	57
1394 Adams Rd	0.15mi	3/2.0 (+1)	1,472 (+14%)	10mo	$223,000	$151	51
7420 Elizabeth St	0.44mi	3/2.0 (+1)	1,165 (-10%)	6mo	$183,000	$157	50
1481 St Clair Ave	0.67mi	3/1.0 (+1)	1,136 (-12%)	3mo	$160,000	$141	42

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: -8.1%
• Equity multiple: 0.69×
• Total profit: $-14,722
• Equity at exit: $25,347

10-year hold

• IRR: 5.8%
• Equity multiple: 1.50×
• Total profit: $23,849
• Equity at exit: $14,698

Cash invested: $47,600 (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: 79
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,556 high
• Mortgage (P&I): −$891
• Tax from tax record: −$166 /mo · $1,990/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $101

Break-even live

Break-even rent $1,428

Max offer price $169,999

Occupancy floor 88%

Sensitivity live

Price	-10% $198	-5% $149	+0% $101	+5% $53	+10% $5
Rent	-10% $-22	-5% $40	+0% $101	+5% $163	+10% $224
Rate	-1.0pp $187	-0.5pp $145	base $101	+0.5pp $57	+1.0pp $12

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7701 Clovernook Ave Cincinnati, OH	1.0–2.0	1.0–1.5	787	$1,365	$1.73	24d	1	0.29mi
1522 Kinney Ave Cincinnati, OH	3.0	1.0	1282	$1,095	$0.85	24d	1	0.37mi
1522 Kinney Ave Cincinnati, OH	3.0	1.0	1282	$1,695	$1.32	18d	1	0.37mi
7601 Hamilton Ave Unit 2-3 Cincinnati, OH	2.0	1.0	1250	$2,000	$1.60	24d	1	0.46mi
9029 Daly Rd Unit 8963 Cincinnati, OH	3.0	2.5	1315	$1,771	$1.35	22d	1	0.68mi
1667 Lakenoll Dr Mt Healthy, OH	1.0–2.0	1.0–1.5	817	$1,385	$1.69	4d	7	0.77mi
8565 Daly Rd Unit 8565 5 Cincinnati, OH	2.0	1.0	1100	$1,299	$1.18	24d	1	1.06mi
1740 Bising Ave North College Hill, OH	3.0	2.0	1235	$1,697	$1.37	2d	6	1.18mi
1604 W Galbraith Rd Unit F North College Hill, OH	2.0	1.0	1250	$1,150	$0.92	15d	1	1.33mi
8879 Zodiac Dr Cincinnati, OH	3.0	2.0	1040	$1,781	$1.71	24d	1	1.41mi
1015 Thunderbird Ave Cincinnati, OH	3.0	1.5	1494	$2,146	$1.44	45d	1	1.45mi
1837 W Galbraith Rd Cincinnati, OH	2.0	2.0	1087	$1,500	$1.38	24d	1	1.48mi

Listing history 36 events

1. 2026-06-21
   days on market $169,999 Active 51 DOM
2. 2026-06-18
   days on market $169,999 Active 48 DOM
3. 2026-06-17
   days on market $169,999 Active 47 DOM
4. 2026-06-16
   days on market $169,999 Active 46 DOM
5. 2026-06-15
   days on market $169,999 Active 45 DOM
6. 2026-06-13
   days on market $169,999 Active 43 DOM
7. 2026-06-13
   days on market $169,999 Active 42 DOM
8. 2026-06-09
   days on market $169,999 Active 39 DOM
9. 2026-06-08
   days on market $169,999 Active 38 DOM
10. 2026-06-07
    days on market $169,999 Active 37 DOM
11. 2026-06-05
    days on market $169,999 Active 34 DOM
12. 2026-06-03
    days on market $169,999 Active 33 DOM
13. 2026-06-02
    days on market $169,999 Active 32 DOM
14. 2026-06-01
    days on market $169,999 Active 31 DOM
15. 2026-05-31
    days on market $169,999 Active 30 DOM
16. 2026-05-08
    price $169,999
17. 2026-05-01
    listed $174,999 Active

    Show marketing remark (466 chars)

    Stop paying rent in 2026! Cute cape cod offering light-filled open living/dining space, fully-equipped kitchen with wood cabinetry, two 1st floor bedrooms + hall bath, and oversized third bedroom on 2nd floor. Hardwoods thruout most of 1st floor. Ceiling fans in all bedrooms. Plus a built-in one car garage, bonus attic storage space, and side patio overlooking a deep, level, fenced yard. All conveniently located close to shopping/dining/expressways! Owner/agent.

18. 2026-05-01
    historical 466-char remark

    Show marketing remark (466 chars)

    Stop paying rent in 2026! Cute cape cod offering light-filled open living/dining space, fully-equipped kitchen with wood cabinetry, two 1st floor bedrooms + hall bath, and oversized third bedroom on 2nd floor. Hardwoods thruout most of 1st floor. Ceiling fans in all bedrooms. Plus a built-in one car garage, bonus attic storage space, and side patio overlooking a deep, level, fenced yard. All conveniently located close to shopping/dining/expressways! Owner/agent.

19. 2026-03-23
    status Active 466-char remark

    Show marketing remark (466 chars)

    Stop paying rent in 2026! Cute cape cod offering light-filled open living/dining space, fully-equipped kitchen with wood cabinetry, two 1st floor bedrooms + hall bath, and oversized third bedroom on 2nd floor. Hardwoods thruout most of 1st floor. Ceiling fans in all bedrooms. Plus a built-in one car garage, bonus attic storage space, and side patio overlooking a deep, level, fenced yard. All conveniently located close to shopping/dining/expressways! Owner/agent.

20. 2026-03-04
    historical Contingency Pending 466-char remark

    Show marketing remark (466 chars)

    Stop paying rent in 2026! Cute cape cod offering light-filled open living/dining space, fully-equipped kitchen with wood cabinetry, two 1st floor bedrooms + hall bath, and oversized third bedroom on 2nd floor. Hardwoods thruout most of 1st floor. Ceiling fans in all bedrooms. Plus a built-in one car garage, bonus attic storage space, and side patio overlooking a deep, level, fenced yard. All conveniently located close to shopping/dining/expressways! Owner/agent.

21. 2026-02-06
    price $174,999 466-char remark

    Show marketing remark (466 chars)

    Stop paying rent in 2026! Cute cape cod offering light-filled open living/dining space, fully-equipped kitchen with wood cabinetry, two 1st floor bedrooms + hall bath, and oversized third bedroom on 2nd floor. Hardwoods thruout most of 1st floor. Ceiling fans in all bedrooms. Plus a built-in one car garage, bonus attic storage space, and side patio overlooking a deep, level, fenced yard. All conveniently located close to shopping/dining/expressways! Owner/agent.

22. 2026-01-16
    listed $180,000 Active 466-char remark

    Show marketing remark (466 chars)

    Stop paying rent in 2026! Cute cape cod offering light-filled open living/dining space, fully-equipped kitchen with wood cabinetry, two 1st floor bedrooms + hall bath, and oversized third bedroom on 2nd floor. Hardwoods thruout most of 1st floor. Ceiling fans in all bedrooms. Plus a built-in one car garage, bonus attic storage space, and side patio overlooking a deep, level, fenced yard. All conveniently located close to shopping/dining/expressways! Owner/agent.

23. 2018-11-20
    soldstatus $87,000
24. 2018-11-13
    soldstatus $87,000 Sold 190-char remark

    Show marketing remark (190 chars)

    Great cape cod! Newly refinished hardwoods, new carpet, large updated eat in kitchen, deep level fenced yard. New appliances. Replacement windows, solid mechanics. Neutral and move-in ready!

25. 2018-10-16
    historical Accept Backup Offers 190-char remark

    Show marketing remark (190 chars)

    Great cape cod! Newly refinished hardwoods, new carpet, large updated eat in kitchen, deep level fenced yard. New appliances. Replacement windows, solid mechanics. Neutral and move-in ready!

26. 2018-09-28
    listed $87,700 Active 190-char remark

    Show marketing remark (190 chars)

    Great cape cod! Newly refinished hardwoods, new carpet, large updated eat in kitchen, deep level fenced yard. New appliances. Replacement windows, solid mechanics. Neutral and move-in ready!

27. 2018-09-18
    historical
28. 2018-08-23
    historical
29. 2018-08-23
    listed $89,900 Active
30. 2018-08-03
    listed $94,700 Active
31. 2018-07-05
    soldstatus $65,834
32. 2010-05-06
    soldstatus $75,900
33. 2010-04-26
    soldstatus $75,900
34. 2010-01-15
    listed $74,900
35. 2009-11-18
    soldstatus $32,500
36. 2009-01-14
    listed $50,000

ⓘ 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: $1,990 · $166/mo
• Projected year-2 tax: $2,321 · $193/mo
• Expected delta: +$331/yr (+$28/mo · 16.6%)

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

Taxation est. · year 1

• Rental income: $18,675
• − Mortgage interest: −$9,523
• − Property taxes: −$1,990
• − Insurance: −$850
• − Repairs & maintenance: −$1,494
• − Management: −$1,494
• − Depreciation: −$4,945
• Taxable loss: −$1,621
• Est. tax savings @ 24.0%: +$389
• After-tax cash flow: $1,604/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 — Mount Healthy

• Score: 77/100
• State rank: #189
• US rank: #2906

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Healthy, 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

+240.0% since first listed

21 events — show timeline

• 2026-05-08 Price Changed $169,999 Cincy MLS
• 2026-05-01 Listing Removed — Cincy MLS
• 2026-05-01 Listed $174,999 Cincy MLS
• 2026-03-23 Relisted — Cincy MLS
• 2026-03-04 Contingent — Cincy MLS
• 2026-02-06 Price Changed $174,999 Cincy MLS
• 2026-01-16 Listed $180,000 Cincy MLS
• 2018-11-20 Sold (Public Records) $87,000 Public Records
• 2018-11-13 Sold (MLS) $87,000 Cincy MLS
• 2018-10-16 Contingent — Cincy MLS
• 2018-09-28 Listed $87,700 Cincy MLS
• 2018-09-18 Listing Removed — Cincy MLS
• 2018-08-23 Listed $89,900 Cincy MLS
• 2018-08-23 Listing Removed — Cincy MLS
• 2018-08-03 Listed $94,700 Cincy MLS
• 2018-07-05 Sold (Public Records) $65,834 Public Records
• 2010-05-06 Sold (Public Records) $75,900 Public Records
• 2010-04-26 Sold (MLS) $75,900 Cincy MLS
• 2010-01-15 Listed $74,900 Cincy MLS
• 2009-11-18 Sold (MLS) $32,500 Cincy MLS
• 2009-01-14 Listed $50,000 Cincy MLS

Property tax history

+2.6%/yr

Latest (2025): $1,990 · +0.6% YoY. Source: county tax records.