838 W Galbraith Rd · Finneytown, OH 45231

$187,000

2 bd · 1.0 ba · 1,016 sqft · SingleFamily public records · 212 Days on market

Built 1938 0.31 ac lot $184/sqft · 13% below area Est $215k · 13% 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).

• ARV discount +13.4/15.0
• Cash flow +10.0/30.0
• Rent growth +4.2/5.0
• Livability +4.1/5.0
• 1% rule +3.5/10.0
• Schools +3.2/10.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fully renovated rental property! This beautifully updated home features brand-new HVAC, fresh interior paint throughout, and new electrical outlets, switches, lighting, and GFCIs for modern comfort and safety. The kitchen has been refreshed with a new sink and disposal, while the bath shines with a reglazed tub and new black faucets. Additional upgrades include a replaced plumbing stack in the garage, new interior faucets, updated yardwork and deck repairs, and a newer water heater. With over $23,000 in recent improvements, this property is perfect for investors looking for a rental in a convenient Cincinnati location. Enjoy peace of mind with major systems updated and all the work already done!

Key facts

• Reglazed tub
• New hvac
• New black faucets

Tags

• NEW HVAC
• FRESH INTERIOR PAINT
• NEW ELECTRICAL OUTLETS
• NEW KITCHEN SINK
• REGLAZED TUB
• NEW BLACK FAUCETS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $187k.

Deal economics

• At list price, monthly cash flow is $-114 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $167k (10.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (14.7% below list).
• Recommended offer: $160k (14.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 82/100 on livability (#70 in OH, #1,092 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities C-.
• Finneytown Local (suburban): math 25% / reading 46% proficiency, ranked #549 of 656 in OH (top 84%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Finneytown Secondary Campus (math 19% / reading 44%, grade F, #612 of 781 statewide, top 78%, 566 students, 63% FRL) — zoned schools average 63% FRL vs 47% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.9%/yr); 79 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 212 days — a 12% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 23y ago; this cycle's ask has dropped $28k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $148k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $159,552 (14.7% below list)

Questions for the listing agent

1. 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?
2. It's been on market 212 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-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?
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: 0.85% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.62%
• DSCR: 0.88
• GRM: 9.8

CMA / ARV

• ARV (median comp): $215,337
• List price: $187,000
• Delta: -13.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8622 Mockingbird Ln	0.74mi	3/1.0 (+1)	930 (-8%)	5mo	$120,210	$129	42
1013 Vacationland Dr	0.66mi	3/2.0 (+1)	930 (-8%)	8mo	$228,000	$245	40

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: -16.0%
• Equity multiple: 0.41×
• Total profit: $-30,958
• Equity at exit: $27,882

10-year hold

• IRR: -1.6%
• Equity multiple: 0.87×
• Total profit: $-6,917
• Equity at exit: $16,168

Cash invested: $52,360 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,596 high
• Mortgage (P&I): −$981
• Tax from tax record: −$316 /mo · $3,793/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $-114

Break-even live

Break-even rent $1,740

Max offer price $166,832

Occupancy floor —

Sensitivity live

Price	-10% $-8	-5% $-61	+0% $-114	+5% $-167	+10% $-220
Rent	-10% $-240	-5% $-177	+0% $-114	+5% $-51	+10% $12
Rate	-1.0pp $-20	-0.5pp $-67	base $-114	+0.5pp $-163	+1.0pp $-212

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: $46,750
• Closing costs: $5,610
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8240 Galbraith Point Ln Cincinnati, OH	2.0–3.0	1.5–2.5	1241	$1,649	$1.33	3d	7	0.13mi
777 W Galbraith Rd Cincinnati, OH	3.0	1.0	961	$1,700	$1.77	18d	1	0.18mi
1015 Thunderbird Ave Cincinnati, OH	3.0	1.5	1494	$2,146	$1.44	45d	1	0.52mi
8543 Cottonwood Dr Unit 4 Cincinnati, OH	1.0	1.0	731	$925	$1.27	9d	1	0.54mi
8565 Daly Rd Unit 8565 4 Cincinnati, OH	1.0	1.0	790	$1,050	$1.33	25d	1	0.96mi
8565 Daly Rd Unit 8565 5 Cincinnati, OH	2.0	1.0	1100	$1,299	$1.18	25d	1	0.96mi
200 W Galbraith Rd Cincinnati, OH	3.0	1.0–2.5	1418	$2,066	$1.46	3d	181	1.31mi
9029 Daly Rd Unit 8963 Cincinnati, OH	3.0	2.5	1315	$1,771	$1.35	23d	1	1.31mi
375 W Galbraith Rd Unit 361-03 Cincinnati, OH	2.0	1.0	730	$1,149	$1.57	14d	1	1.32mi

Listing history 49 events

1. 2026-06-21
   days on market $187,000 Active 212 DOM
2. 2026-06-18
   days on market $187,000 Active 209 DOM
3. 2026-06-17
   days on market $187,000 Active 208 DOM
4. 2026-06-16
   days on market $187,000 Active 207 DOM
5. 2026-06-15
   days on market $187,000 Active 206 DOM
6. 2026-06-13
   days on market $187,000 Active 204 DOM
7. 2026-06-09
   days on market $187,000 Active 200 DOM
8. 2026-06-08
   pricedays on market $187,000 Active 199 DOM
9. 2026-06-07
   days on market $192,000 Active 198 DOM
10. 2026-06-05
    days on market $192,000 Active 195 DOM
11. 2026-06-03
    days on market $192,000 Active 194 DOM
12. 2026-06-02
    days on market $192,000 Active 193 DOM
13. 2026-06-01
    days on market $192,000 Active 192 DOM
14. 2026-05-31
    days on market $192,000 Active 191 DOM
15. 2026-05-16
    price $192,000 710-char remark

    Show marketing remark (710 chars)

    Fully renovated rental property! This beautifully updated home features brand-new HVAC, fresh interior paint throughout, and new electrical outlets, switches, lighting, and GFCIs for modern comfort and safety. The kitchen has been refreshed with a new sink and disposal, while the bath shines with a reglazed tub and new black faucets. Additional upgrades include a replaced plumbing stack in the garage, new interior faucets, updated yardwork and deck repairs, and a newer water heater. With over $23,000 in recent improvements, this property is perfect for investors looking for a rental in a convenient Cincinnati location. Enjoy peace of mind with major systems updated and all the work already done!

16. 2026-05-05
    price $198,900 710-char remark

    Show marketing remark (710 chars)

    Fully renovated rental property! This beautifully updated home features brand-new HVAC, fresh interior paint throughout, and new electrical outlets, switches, lighting, and GFCIs for modern comfort and safety. The kitchen has been refreshed with a new sink and disposal, while the bath shines with a reglazed tub and new black faucets. Additional upgrades include a replaced plumbing stack in the garage, new interior faucets, updated yardwork and deck repairs, and a newer water heater. With over $23,000 in recent improvements, this property is perfect for investors looking for a rental in a convenient Cincinnati location. Enjoy peace of mind with major systems updated and all the work already done!

17. 2026-04-14
    price $204,901 710-char remark

    Show marketing remark (710 chars)

    Fully renovated rental property! This beautifully updated home features brand-new HVAC, fresh interior paint throughout, and new electrical outlets, switches, lighting, and GFCIs for modern comfort and safety. The kitchen has been refreshed with a new sink and disposal, while the bath shines with a reglazed tub and new black faucets. Additional upgrades include a replaced plumbing stack in the garage, new interior faucets, updated yardwork and deck repairs, and a newer water heater. With over $23,000 in recent improvements, this property is perfect for investors looking for a rental in a convenient Cincinnati location. Enjoy peace of mind with major systems updated and all the work already done!

18. 2026-02-01
    price $207,900 710-char remark

    Show marketing remark (710 chars)

    Fully renovated rental property! This beautifully updated home features brand-new HVAC, fresh interior paint throughout, and new electrical outlets, switches, lighting, and GFCIs for modern comfort and safety. The kitchen has been refreshed with a new sink and disposal, while the bath shines with a reglazed tub and new black faucets. Additional upgrades include a replaced plumbing stack in the garage, new interior faucets, updated yardwork and deck repairs, and a newer water heater. With over $23,000 in recent improvements, this property is perfect for investors looking for a rental in a convenient Cincinnati location. Enjoy peace of mind with major systems updated and all the work already done!

19. 2026-01-11
    price $209,900 710-char remark

    Show marketing remark (710 chars)

    Fully renovated rental property! This beautifully updated home features brand-new HVAC, fresh interior paint throughout, and new electrical outlets, switches, lighting, and GFCIs for modern comfort and safety. The kitchen has been refreshed with a new sink and disposal, while the bath shines with a reglazed tub and new black faucets. Additional upgrades include a replaced plumbing stack in the garage, new interior faucets, updated yardwork and deck repairs, and a newer water heater. With over $23,000 in recent improvements, this property is perfect for investors looking for a rental in a convenient Cincinnati location. Enjoy peace of mind with major systems updated and all the work already done!

20. 2025-11-21
    listed $214,900 Active 710-char remark

    Show marketing remark (710 chars)

    Fully renovated rental property! This beautifully updated home features brand-new HVAC, fresh interior paint throughout, and new electrical outlets, switches, lighting, and GFCIs for modern comfort and safety. The kitchen has been refreshed with a new sink and disposal, while the bath shines with a reglazed tub and new black faucets. Additional upgrades include a replaced plumbing stack in the garage, new interior faucets, updated yardwork and deck repairs, and a newer water heater. With over $23,000 in recent improvements, this property is perfect for investors looking for a rental in a convenient Cincinnati location. Enjoy peace of mind with major systems updated and all the work already done!

21. 2025-03-02
    historical $1,500
22. 2025-01-15
    listed $1,500
23. 2025-01-15
    historical $1,500
24. 2024-12-20
    listed $1,500
25. 2024-10-09
    soldstatus $148,500 Sold 404-char remark

    Show marketing remark (404 chars)

    Charming raised brick ranch ready for new owners! This could be a great investment (flip or rental), or for someone not afraid of a little TLC. 2 beds, 1 full bath, beautiful gas fireplace in living room. Updated kitchen that walks out to the newly replaced deck. Fenced in backyard. 1 car oversized garage, can possibly fit 2 cars tandem. Awesome location near all major highways! No FHA/VA. Sold as is.

26. 2024-08-06
    historical Contingency Pending 404-char remark

    Show marketing remark (404 chars)

    Charming raised brick ranch ready for new owners! This could be a great investment (flip or rental), or for someone not afraid of a little TLC. 2 beds, 1 full bath, beautiful gas fireplace in living room. Updated kitchen that walks out to the newly replaced deck. Fenced in backyard. 1 car oversized garage, can possibly fit 2 cars tandem. Awesome location near all major highways! No FHA/VA. Sold as is.

27. 2024-08-02
    listed $150,000 Active 404-char remark

    Show marketing remark (404 chars)

    Charming raised brick ranch ready for new owners! This could be a great investment (flip or rental), or for someone not afraid of a little TLC. 2 beds, 1 full bath, beautiful gas fireplace in living room. Updated kitchen that walks out to the newly replaced deck. Fenced in backyard. 1 car oversized garage, can possibly fit 2 cars tandem. Awesome location near all major highways! No FHA/VA. Sold as is.

28. 2018-08-14
    soldstatus $87,500
29. 2018-08-10
    soldstatus $87,500 Sold
30. 2018-07-14
    historical Accept Backup Offers
31. 2018-07-13
    listed $87,500 Active
32. 2016-06-15
    soldstatus $75,900
33. 2016-05-24
    historical
34. 2016-05-24
    soldstatus $75,900 Sold
35. 2016-04-11
    historical Accept Backup Offers
36. 2016-04-07
    listed $75,900 Active
37. 2010-03-05
    soldstatus $36,000
38. 2009-09-09
    listed $39,900
39. 2009-07-20
    historical
40. 2009-01-12
    listed $60,000
41. 2008-10-31
    historical
42. 2008-04-05
    listed $49,900
43. 2003-12-10
    soldstatus $88,500
44. 2003-11-21
    soldstatus $88,500
45. 2003-06-22
    listed $88,500
46. 2003-06-18
    historical
47. 2003-03-19
    listed $105,000
48. 1994-02-03
    soldstatus $71,000
49. 1986-10-10
    soldstatus $49,900

ⓘ 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: $3,793 · $316/mo
• Projected year-2 tax: $3,793 · $316/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $19,146
• − Mortgage interest: −$10,475
• − Property taxes: −$3,793
• − Insurance: −$935
• − Repairs & maintenance: −$1,532
• − Management: −$1,532
• − Depreciation: −$5,440
• Taxable loss: −$4,560
• Est. tax savings @ 24.0%: +$1,094
• After-tax cash flow: $-276/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: Finneytown Local
• NCES district ID: 3904733
• Math proficiency: 25% ▼ -25.00%
• Reading proficiency: 46% ▼ -10.00%
• Median HH income: $61,535
• Composite: 31.78/100
• National rank: #5890
• State rank: #549 of 656 in OH

Livability — Finneytown

• Score: 82/100
• State rank: #70
• US rank: #1092

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Finneytown, OH
• County: Hamilton County · 701,295 people
• City population: 22,186
• 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

+284.8% since first listed

35 events — show timeline

• 2026-05-16 Price Changed $192,000 Cincy MLS
• 2026-05-05 Price Changed $198,900 Cincy MLS
• 2026-04-14 Price Changed $204,901 Cincy MLS
• 2026-02-01 Price Changed $207,900 Cincy MLS
• 2026-01-11 Price Changed $209,900 Cincy MLS
• 2025-11-21 Listed $214,900 Cincy MLS
• 2025-03-02 Rental Removed $1,500 RENTLY
• 2025-01-15 Listed for Rent $1,500 RENTLY
• 2025-01-15 Rental Removed $1,500 RENTLY
• 2024-12-20 Listed for Rent $1,500 RENTLY
• 2024-10-09 Sold (MLS) $148,500 Cincy MLS
• 2024-08-06 Contingent — Cincy MLS
• 2024-08-02 Listed $150,000 Cincy MLS
• 2018-08-14 Sold (Public Records) $87,500 Public Records
• 2018-08-10 Sold (MLS) $87,500 Cincy MLS
• 2018-07-14 Contingent — Cincy MLS
• 2018-07-13 Listed $87,500 Cincy MLS
• 2016-06-15 Sold (Public Records) $75,900 Public Records
• 2016-05-24 Listing Removed — Cincy MLS
• 2016-05-24 Sold (MLS) $75,900 Cincy MLS
• 2016-04-11 Contingent — Cincy MLS
• 2016-04-07 Listed $75,900 Cincy MLS
• 2010-03-05 Sold (MLS) $36,000 Cincy MLS
• 2009-09-09 Listed $39,900 Cincy MLS
• 2009-07-20 Listing Removed — Cincy MLS
• 2009-01-12 Listed $60,000 Cincy MLS
• 2008-10-31 Listing Removed — Cincy MLS
• 2008-04-05 Listed $49,900 Cincy MLS
• 2003-12-10 Sold (Public Records) $88,500 Public Records
• 2003-11-21 Sold (MLS) $88,500 Cincy MLS
• 2003-06-22 Listed $88,500 Cincy MLS
• 2003-06-18 Listing Removed — Cincy MLS
• 2003-03-19 Listed $105,000 Cincy MLS
• 1994-02-03 Sold (Public Records) $71,000 Public Records
• 1986-10-10 Sold (Public Records) $49,900 Public Records

Property tax history

+5.1%/yr

Latest (2025): $3,793 · +27.3% YoY. Source: county tax records.