9911 N Cincinnati Columbus Rd · Spring Valley, OH 45068

$234,900

2 bd · 2.0 ba · 2,078 sqft · SingleFamily public records · 50 Days on market

Built 1900 6,665 sqft lot $113/sqft · 36% below area Est $365k · 36% 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 +15.0/15.0
• Cash flow +10.7/30.0
• Schools +6.6/10.0
• Livability +3.2/5.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Huge 2 story ready for your finishing touch!! Great Investment Opportunity! Large Detached 2-car garage. Waynesville Schools! Make this your home today! Property Sold As Is, Where Is. Will Not Go FHA/VA.

Key facts

• New furnace
• New water heater
• Updated home

Tags

• UPDATED HOME
• CORNER LOT
• NEW FURNACE
• NEW AIR CONDITIONING SYSTEM
• NEW WATER HEATER
• NEWLY INSTALLED FENCE

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Detached two-car garage
• Utilities: Propane for heating; Window units for cooling
• Home design: Two-story home; Wood siding construction
• Construction: Wood siding
• Exterior features: Residential zoning

Interior

• Kitchen: Kitchen on main level (18 x 7); Breakfast nook on second level (11 x 9)
• Bedrooms: Bedroom on second level (11 x 10); Bedroom on second level (15 x 10); Bedroom on second level (11 x 10)
• Bathrooms: Two full bathrooms; One main-level bathroom
• Heating & cooling: Propane heating; Window air conditioning units
• Interior features: Total of 11 rooms; Basement: Other
• Laundry & utility: Utility room on main level (22 x 11)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-113 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (8.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (29.3% below list).
• Recommended offer: $166k (29.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#741 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, schools F, amenities F.
• Wayne Local (suburban): math 77% / reading 76% proficiency, ranked #72 of 656 in OH (top 11%) — strong family-tenant draw, lease renewals of 3-5y typical; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 120 active listings in the ZIP; solid renter incomes; 1,224 units permitted in Warren County in 2024 (474 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Warren County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 11y ago; this cycle's ask has dropped $19k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $140k; list at $235k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $166,000 (29.3% 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 50 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-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 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?
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: 0.71% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.06%
• DSCR: 0.91
• GRM: 11.8

CMA / ARV

• ARV (median comp): $364,996
• List price: $234,900
• Delta: -35.64%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -19.8%
• Equity multiple: 0.31×
• Total profit: $-45,343
• Equity at exit: $35,024

10-year hold

• IRR: -12.7%
• Equity multiple: 0.25×
• Total profit: $-49,128
• Equity at exit: $20,310

Cash invested: $65,772 (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 45068

• Home prices YoY: -27.4%
• Active inventory: 120
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,660 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$94 /mo · $1,133/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $-113

Break-even live

Break-even rent $1,803

Max offer price $214,980

Occupancy floor —

Sensitivity live

Price	-10% $20	-5% $-46	+0% $-113	+5% $-179	+10% $-246
Rent	-10% $-244	-5% $-178	+0% $-113	+5% $-47	+10% $18
Rate	-1.0pp $6	-0.5pp $-53	base $-113	+0.5pp $-174	+1.0pp $-236

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-21
   days on market $234,900 Active 50 DOM
2. 2026-06-18
   days on market $234,900 Active 47 DOM
3. 2026-06-17
   days on market $234,900 Active 46 DOM
4. 2026-06-16
   days on market $234,900 Active 45 DOM
5. 2026-06-15
   days on market $234,900 Active 44 DOM
6. 2026-06-13
   days on market $234,900 Active 42 DOM
7. 2026-06-13
   days on market $234,900 Active 41 DOM
8. 2026-06-10
   price $234,900 Active 38 DOM
9. 2026-06-09
   days on market $239,900 Active 38 DOM
10. 2026-06-08
    days on market $239,900 Active 37 DOM
11. 2026-06-07
    days on market $239,900 Active 36 DOM
12. 2026-06-05
    days on market $239,900 Active 33 DOM
13. 2026-06-03
    days on market $239,900 Active 32 DOM
14. 2026-06-02
    days on market $239,900 Active 31 DOM
15. 2026-06-01
    days on market $239,900 Active 30 DOM
16. 2026-05-31
    days on market $239,900 Active 29 DOM
17. 2026-05-12
    price $244,900 1099-char remark
18. 2026-05-01
    listed $254,000 Active 1099-char remark
19. 2022-07-27
    historical
20. 2022-07-18
    price $189,900
21. 2022-07-14
    price $192,900
22. 2022-07-06
    price $193,700
23. 2022-06-22
    price $249,900
24. 2022-06-15
    price $209,900
25. 2022-06-07
    price $217,900
26. 2022-06-03
    price $234,900
27. 2022-05-26
    price $244,900
28. 2022-05-26
    status Active
29. 2022-04-05
    historical
30. 2022-03-30
    price $239,900
31. 2022-03-19
    price $243,000
32. 2022-03-11
    price $263,000
33. 2022-02-25
    price $274,900
34. 2022-02-18
    price $284,900
35. 2022-02-01
    listed $289,900 Active
36. 2021-06-02
    soldstatus $140,000
37. 2020-02-07
    soldstatus $62,500 Closed

    Show marketing remark (203 chars)

    Huge 2 story ready for your finishing touch!! Great Investment Opportunity! Large Detached 2-car garage. Waynesville Schools! Make this your home today! Property Sold As Is, Where Is. Will Not Go FHA/VA.

38. 2020-02-07
    soldstatus $62,500 Sold

    Show marketing remark (203 chars)

    Huge 2 story ready for your finishing touch!! Great Investment Opportunity! Large Detached 2-car garage. Waynesville Schools! Make this your home today! Property Sold As Is, Where Is. Will Not Go FHA/VA.

39. 2020-02-05
    soldstatus $62,500 Sold
40. 2020-01-09
    historical Active/Pending

    Show marketing remark (203 chars)

    Huge 2 story ready for your finishing touch!! Great Investment Opportunity! Large Detached 2-car garage. Waynesville Schools! Make this your home today! Property Sold As Is, Where Is. Will Not Go FHA/VA.

41. 2020-01-09
    historical Contingency Pending

    Show marketing remark (203 chars)

    Huge 2 story ready for your finishing touch!! Great Investment Opportunity! Large Detached 2-car garage. Waynesville Schools! Make this your home today! Property Sold As Is, Where Is. Will Not Go FHA/VA.

42. 2019-11-19
    price $69,000

    Show marketing remark (203 chars)

    Huge 2 story ready for your finishing touch!! Great Investment Opportunity! Large Detached 2-car garage. Waynesville Schools! Make this your home today! Property Sold As Is, Where Is. Will Not Go FHA/VA.

43. 2019-11-19
    price $69,000

    Show marketing remark (203 chars)

    Huge 2 story ready for your finishing touch!! Great Investment Opportunity! Large Detached 2-car garage. Waynesville Schools! Make this your home today! Property Sold As Is, Where Is. Will Not Go FHA/VA.

44. 2019-11-11
    price $75,000

    Show marketing remark (203 chars)

    Huge 2 story ready for your finishing touch!! Great Investment Opportunity! Large Detached 2-car garage. Waynesville Schools! Make this your home today! Property Sold As Is, Where Is. Will Not Go FHA/VA.

45. 2019-11-11
    price $75,000

    Show marketing remark (203 chars)

    Huge 2 story ready for your finishing touch!! Great Investment Opportunity! Large Detached 2-car garage. Waynesville Schools! Make this your home today! Property Sold As Is, Where Is. Will Not Go FHA/VA.

46. 2019-10-23
    listed $85,000 Active

    Show marketing remark (203 chars)

    Huge 2 story ready for your finishing touch!! Great Investment Opportunity! Large Detached 2-car garage. Waynesville Schools! Make this your home today! Property Sold As Is, Where Is. Will Not Go FHA/VA.

47. 2019-10-22
    listed $85,000 Active
48. 2019-10-17
    soldstatus $30,000
49. 2018-09-07
    historical
50. 2018-09-06
    status Pending

ⓘ 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: $1,133 · $94/mo
• Projected year-2 tax: $2,399 · $200/mo
• Expected delta: +$1,266/yr (+$105/mo · 111.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°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: $19,920
• − Mortgage interest: −$13,158
• − Property taxes: −$1,133
• − Insurance: −$1,174
• − Repairs & maintenance: −$1,594
• − Management: −$1,594
• − Depreciation: −$6,833
• Taxable loss: −$5,567
• Est. tax savings @ 24.0%: +$1,336
• After-tax cash flow: $-17/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: Wayne Local
• NCES district ID: 3905046
• Math proficiency: 77% ▼ -12.00%
• Reading proficiency: 76% ▼ -9.00%
• Median HH income: $64,904
• Composite: 66.19/100
• National rank: #432
• State rank: #72 of 656 in OH

Livability — Spring Valley

• Score: 65/100
• State rank: #741
• US rank: #13363

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Warren · 227,646 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 11,606
• Household income: $95,040
• Rent vs Own: 17.4% rent · 82.6% own
• Severe rent burden: 7.9

Population outlook (Warren County) Hauer SSP2

• Today (2025): 248,603 people
• By 2030: 259,345 · +4.3%
• By 2040: 277,666 · +11.7%
• By 2050: 289,599 · +16.5%
• By 2075: 311,681 · +25.4%
• By 2100: 302,738 · +21.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 4% Hispanic / Latino 4% Asian 3%
• Common ancestry: Romanian 3% Italian 2% Lithuanian 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Other Asian/Pacific 1% Other Indo-European 1% Chinese 1%

Political lean MEDSL · Warren

• 2024 margin: Solid R (+31.5) · D 33.8% · R 65.3%
• 2008→2024 swing: +4.5pp toward D · 2008: -36.1pp · 2024: -31.5pp
• All cycles: 2024: R+31.5 2020: R+30.8 2016: R+37.6 2012: R+39.5 2008: R+36.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -97.94%
• Current HPI: 259.5223
• Rent YoY: —
• Metro: —
• 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

+1136.3% since first listed

52 events — show timeline

• 2026-06-09 Price Changed $234,900 Dayton MLS
• 2026-05-26 Price Changed $239,900 Dayton MLS
• 2026-05-12 Price Changed $244,900 Dayton MLS
• 2026-05-01 Listed $254,000 Dayton MLS
• 2022-07-27 Listing Removed — Dayton MLS
• 2022-07-18 Price Changed $189,900 Dayton MLS
• 2022-07-14 Price Changed $192,900 Dayton MLS
• 2022-07-06 Price Changed $193,700 Dayton MLS
• 2022-06-22 Price Changed $249,900 Dayton MLS
• 2022-06-15 Price Changed $209,900 Dayton MLS
• 2022-06-07 Price Changed $217,900 Dayton MLS
• 2022-06-03 Price Changed $234,900 Dayton MLS
• 2022-05-26 Price Changed $244,900 Dayton MLS
• 2022-05-26 Relisted — Dayton MLS
• 2022-04-05 Listing Removed — Dayton MLS
• 2022-03-30 Price Changed $239,900 Dayton MLS
• 2022-03-19 Price Changed $243,000 Dayton MLS
• 2022-03-11 Price Changed $263,000 Dayton MLS
• 2022-02-25 Price Changed $274,900 Dayton MLS
• 2022-02-18 Price Changed $284,900 Dayton MLS
• 2022-02-01 Listed $289,900 Dayton MLS
• 2021-06-02 Sold (Public Records) $140,000 Public Records
• 2020-02-07 Sold (MLS) $62,500 Dayton MLS
• 2020-02-07 Sold (MLS) $62,500 Dayton MLS
• 2020-02-05 Sold (MLS) $62,500 Cincy MLS
• 2020-01-09 Contingent — Dayton MLS
• 2020-01-09 Contingent — Cincy MLS
• 2019-11-19 Price Changed $69,000 Dayton MLS
• 2019-11-19 Price Changed $69,000 Cincy MLS
• 2019-11-11 Price Changed $75,000 Dayton MLS
• 2019-11-11 Price Changed $75,000 Cincy MLS
• 2019-10-23 Listed $85,000 Dayton MLS
• 2019-10-22 Listed $85,000 Cincy MLS
• 2019-10-17 Sold (Public Records) $30,000 Public Records
• 2018-09-07 Listing Removed — Dayton MLS
• 2018-09-06 Pending — Dayton MLS
• 2018-08-10 Price Changed $39,000 Dayton MLS
• 2018-07-18 Price Changed $42,000 Dayton MLS
• 2018-07-18 Relisted — Dayton MLS
• 2018-06-19 Contingent — Dayton MLS
• 2018-05-17 Listed $52,000 Dayton MLS
• 2017-01-10 Listing Removed — Cincy MLS
• 2017-01-10 Listing Removed — Dayton MLS
• 2016-07-14 Listed $59,900 Cincy MLS
• 2016-07-14 Listed $59,900 Dayton MLS
• 2015-10-13 Sold (Public Records) $50,000 Public Records
• 2015-10-09 Sold (MLS) $50,000 Dayton MLS
• 2015-10-09 Sold (MLS) $50,000 Dayton MLS
• 2015-08-17 Pending — Dayton MLS
• 2015-06-25 Price Changed $54,900 Dayton MLS
• 2015-06-03 Listed $59,900 Dayton MLS
• 1987-12-01 Sold (Public Records) $19,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,133 · -0.1% YoY. Source: county tax records.