8877 Balboa Dr · Finneytown, OH 45231

$164,900

3 bd · 1.5 ba · 1,169 sqft · SingleFamily public records · 29 Days on market

Built 1954 7,057 sqft lot Est $199k · 17% under

---

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 +21.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +5.4/10.0
• Rent growth +4.2/5.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 8877 Balboa Dr, Springfield Township, OH 45231, a well-maintained 3-bedroom, 1-bath home located in a quiet residential neighborhood. This home offers a functional and inviting layout with comfortable living spaces designed for everyday convenience. The main level provides a spacious living area, a practical kitchen setup, and three well-sized bedrooms, making it suitable for families, first-time buyers, or investors. Situated in Springfield Township, the property benefits from a peaceful suburban setting while still offering easy access to nearby schools, parks, shopping, and major highways for a smooth commute throughout the Cincinnati area. With strong rental demand in the reg

Key facts

• Spacious living area
• Functional layout
• 7,057 sq ft lot

Tags

• QUIET RESIDENTIAL NEIGHBORHOOD
• FUNCTIONAL LAYOUT
• SPACIOUS LIVING AREA
• PRACTICAL KITCHEN SETUP
• PEACEFUL SUBURBAN SETTING
• EASY ACCESS TO SCHOOLS

Property features AI

Finance

• Other: Residential zoning
• HOA & community: No HOA

Exterior

• Parking: Attached carport (1 carport space); Driveway parking; On-street parking
• Utilities: Public water; Public sewer; Natural gas; Electric service (standard)
• Home design: Traditional single-family home; One story
• Construction: Slab foundation
• Exterior features: Shingle roof; Aluminum windows; Aluminum siding and brick exterior; Property under 0.5 acre (approximately 0.162 acres)

Interior

• Kitchen: Laminate flooring in the kitchen; Oven/Range; Refrigerator
• Bedrooms: Three bedrooms, all on level 1; Primary bedroom about 13 x 12; Second bedroom about 12 x 10; Third bedroom about 10 x 8
• Flooring: Laminate floors in living room and kitchen
• Bathrooms: One full bathroom on level 1
• Heating & cooling: Forced air heating; Central air conditioning; Gas water heating; Natural gas service
• Interior features: Five total rooms; Attic storage; Recessed lights; Cable ready; Smoke alarm
• Laundry & utility: Slab foundation (utility access at slab)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $162k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 5.3% in Finneytown — 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 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-.
• 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); 85 active listings in the ZIP; 13 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).

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.
• At projected returns (-3.0% appreciation + 6.9% rent growth), your $46k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 30y 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 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $162,426 (1.5% below list)

Questions for the listing agent

1. Built in 1954 — 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 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?
4. 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.
5. 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.
6. 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: 1.04% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.41%
• DSCR: 1.29
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $198,730
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1309 Aldrich Ave	0.25mi	3/1.5	1,169 (0%)	1mo	$195,000	$167	88
8793 Balboa Dr	0.14mi	3/1.0	1,215 (+4%)	0mo	$134,000	$110	85
8997 Monsanto Dr	0.21mi	3/2.0	1,116 (-4%)	1mo	$226,000	$203	80
8791 Grenada Dr	0.17mi	3/1.5	1,080 (-8%)	0mo	$125,000	$116	79
1175 Madeleine Cir	0.18mi	4/1.5 (+1)	1,258 (+8%)	0mo	$235,000	$187	74
1144 Hempstead Dr	0.39mi	3/1.0	1,110 (-5%)	2mo	$200,000	$180	70
9265 Rambler Pl	0.61mi	3/1.5	1,172 (+0%)	2mo	$220,000	$188	70
7352 Clovernook Ave	0.29mi	3/1.0	1,070 (-8%)	2mo	$165,000	$154	69
8609 Balboa Dr	0.31mi	3/1.0	1,080 (-8%)	3mo	$184,000	$170	68
1488 Hill Ave	0.73mi	3/1.0	1,199 (+3%)	2mo	$131,000	$109	58
1283 Bellune Dr	0.64mi	3/2.0	1,064 (-9%)	3mo	$220,000	$207	51
1458 Van Fleet Ave	0.56mi	4/1.0 (+1)	1,295 (+11%)	1mo	$192,000	$148	48

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: -2.2%
• Equity multiple: 0.91×
• Total profit: $-3,955
• Equity at exit: $24,587

10-year hold

• IRR: 11.3%
• Equity multiple: 2.04×
• Total profit: $48,170
• Equity at exit: $14,258

Cash invested: $46,172 (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: 85
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,719 high
• Mortgage (P&I): −$865
• Tax from tax record: −$178 /mo · $2,133/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $247

Break-even live

Break-even rent $1,407

Max offer price $164,900

Occupancy floor 81%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9029 Daly Rd Unit 8963 Cincinnati, OH	3.0	2.5	1315	$1,771	$1.35	21d	1	0.14mi
8565 Daly Rd Unit 8565 5 Cincinnati, OH	2.0	1.0	1100	$1,299	$1.18	23d	1	0.42mi
7701 Clovernook Ave Cincinnati, OH	1.0–2.0	1.0–1.5	787	$1,365	$1.73	23d	1	0.43mi
1015 Thunderbird Ave Cincinnati, OH	3.0	1.5	1494	$2,146	$1.44	43d	1	0.74mi
1522 Kinney Ave Cincinnati, OH	3.0	1.0	1282	$1,695	$1.32	17d	1	0.74mi
1522 Kinney Ave Cincinnati, OH	3.0	1.0	1282	$1,095	$0.85	23d	1	0.74mi
7601 Hamilton Ave Unit 2-3 Cincinnati, OH	2.0	1.0	1250	$2,000	$1.60	23d	1	0.96mi
1667 Lakenoll Dr Mt Healthy, OH	1.0–2.0	1.0–1.5	817	$1,385	$1.69	3d	7	1.02mi
8240 Galbraith Point Ln Cincinnati, OH	2.0–3.0	1.5–2.5	1241	$2,249	$1.81	1d	7	1.21mi
1740 Bising Ave North College Hill, OH	3.0	2.0	1235	$1,697	$1.37	1d	6	1.22mi
1604 W Galbraith Rd Unit F North College Hill, OH	2.0	1.0	1250	$1,150	$0.92	14d	1	1.27mi
7032 La Boiteaux Ave Cincinnati, OH	4.0	1.0	1200	$1,800	$1.50	23d	1	1.39mi
777 W Galbraith Rd Cincinnati, OH	3.0	1.0	961	$1,700	$1.77	16d	1	1.40mi

Listing history 33 events

1. 2026-06-18
   days on market $164,900 Active 29 DOM
2. 2026-06-17
   days on market $164,900 Active 28 DOM
3. 2026-06-16
   days on market $164,900 Active 27 DOM
4. 2026-06-15
   days on market $164,900 Active 26 DOM
5. 2026-06-13
   days on market $164,900 Active 24 DOM
6. 2026-06-13
   days on market $164,900 Active 23 DOM
7. 2026-06-09
   days on market $164,900 Active 20 DOM
8. 2026-06-08
   days on market $164,900 Active 19 DOM
9. 2026-06-07
   days on market $164,900 Active 18 DOM
10. 2026-06-05
    days on market $164,900 Active 15 DOM
11. 2026-06-03
    days on market $164,900 Active 14 DOM
12. 2026-06-02
    days on market $164,900 Active 13 DOM
13. 2026-06-01
    days on market $164,900 Active 12 DOM
14. 2026-05-31
    days on market $164,900 Active 11 DOM
15. 2026-05-20
    listed $164,900 Active
16. 2024-11-22
    soldstatus $11,775,000
17. 2013-12-12
    historical
18. 2013-08-09
    listed $62,500
19. 2012-07-20
    historical
20. 2012-07-16
    listed $72,000
21. 2008-08-21
    historical
22. 2008-07-12
    listed $84,900
23. 2008-03-14
    historical
24. 2007-08-24
    listed $46,900
25. 2007-07-05
    historical
26. 2007-05-03
    listed $49,900
27. 1998-09-03
    soldstatus $58,500
28. 1998-09-03
    soldstatus $58,500
29. 1998-08-07
    soldstatus $58,500
30. 1998-03-23
    listed $61,700
31. 1996-06-27
    soldstatus $60,000
32. 1996-06-18
    soldstatus $60,000
33. 1996-03-13
    listed $62,900

ⓘ 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: $2,133 · $178/mo
• Projected year-2 tax: $2,353 · $196/mo
• Expected delta: +$220/yr (+$18/mo · 10.3%)

ⓘ 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: $20,626
• − Mortgage interest: −$9,237
• − Property taxes: −$2,133
• − Insurance: −$824
• − Repairs & maintenance: −$1,650
• − Management: −$1,650
• − Depreciation: −$4,797
• Taxable income: $334
• Est. tax owed @ 24.0%: −$80
• After-tax cash flow: $2,880/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 — 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

+162.2% since first listed

19 events — show timeline

• 2026-05-20 Listed $164,900 Cincy MLS
• 2024-11-22 Sold (Public Records) $11,775,000 Public Records
• 2013-12-12 Listing Removed — Cincy MLS
• 2013-08-09 Listed $62,500 Cincy MLS
• 2012-07-20 Listing Removed — Cincy MLS
• 2012-07-16 Listed $72,000 Cincy MLS
• 2008-08-21 Listing Removed — Cincy MLS
• 2008-07-12 Listed $84,900 Cincy MLS
• 2008-03-14 Listing Removed — Cincy MLS
• 2007-08-24 Listed $46,900 Cincy MLS
• 2007-07-05 Listing Removed — Cincy MLS
• 2007-05-03 Listed $49,900 Cincy MLS
• 1998-09-03 Sold (Public Records) $58,500 Public Records
• 1998-09-03 Sold (Public Records) $58,500 Public Records
• 1998-08-07 Sold (MLS) $58,500 Cincy MLS
• 1998-03-23 Listed $61,700 Cincy MLS
• 1996-06-27 Sold (Public Records) $60,000 Public Records
• 1996-06-18 Sold (MLS) $60,000 Cincy MLS
• 1996-03-13 Listed $62,900 Cincy MLS

Property tax history

+1.7%/yr

Latest (2025): $2,133 · -1.9% YoY. Source: county tax records.