1858 Aspenhill Dr · New Burlington, OH 45240

$212,000

3 bd · 1.5 ba · 1,132 sqft · SingleFamily public records · 108 Days on market

Built 1962 7,841 sqft lot Est $209k · at est.

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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 +12.8/30.0
• ARV discount +6.9/15.0
• DSCR +3.8/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remodeled brick ranch tucked away in cul-de-sac. Garage converted to part storage area- part fam rm, could be 4th BR. New carpet, paint, flooring, kitchen counterw/double deep sinks. Fenced yard & patio

Key facts

• New flooring
• New appliances
• Patio

Tags

• ACCENT BACKSPLASH
• STAINLESS STEEL APPLIANCES
• PATIO
• FRESH INTERIOR PAINT
• NEW FLOORING
• NEW APPLIANCES

Property features AI

Finance

• Other:
• Financial info:
• HOA & community: No HOA

Exterior

• Parking:
• Security:
• Utilities: Public water; Public sewer; Natural gas
• Home design: Traditional single-family home; One story (single level); Slab foundation
• Construction: Brick and wood siding construction; Composition roof
• Exterior features: Located on a cul-de-sac; Aluminum, storm, double-pane and vinyl windows

Interior

• Kitchen:
• Bedrooms: Four bedrooms, all on main level; Primary bedroom approximately 10 x 14
• Flooring:
• Bathrooms: One full bathroom on main level; One half (partial) bathroom on main level
• Heating & cooling: Gas heating; Central air conditioning; Gas water heater
• Interior features: Six total rooms
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $212k.

Deal economics

• At list price, monthly cash flow is $-18 ($-213/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (19.3% below list).
• Recommended offer: $171k (19.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#782 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools F, amenities F, commute F.
• 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 (+3.3%/yr); 42 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 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 108 days — a 9% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y ago; this cycle's ask is 17206% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $183k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $171,090 (19.3% 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 108 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — 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 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?
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: 0.81% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.36%
• DSCR: 0.98
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $209,420
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1990 Bluehill Dr	0.25mi	3/1.5	1,025 (-10%)	0mo	$180,000	$176	72
1834 Aspenhill Dr	0.05mi	3/1.0	1,000 (-12%)	6mo	$185,000	$185	71
1890 Lotushill Dr	0.17mi	3/1.0	1,000 (-12%)	4mo	$189,999	$190	67
1819 Aspenhill Dr	0.09mi	3/1.0	1,000 (-12%)	8mo	$180,000	$180	67
1825 Aspenhill Dr	0.08mi	3/1.0	1,000 (-12%)	10mo	$195,000	$195	66
1934 Windmill Way	0.27mi	3/1.0	1,025 (-10%)	9mo	$168,000	$164	62
10592 Mill Rd	0.51mi	2/2.0 (-1)	1,118 (-1%)	10mo	$214,000	$191	59
10410 Maria Ave	0.52mi	3/1.0	1,212 (+7%)	5mo	$231,000	$191	58
10493 Mill Rd	0.57mi	3/3.0	1,189 (+5%)	2mo	$310,000	$261	58
2074 Roosevelt Ave	0.40mi	3/1.0	1,275 (+13%)	4mo	$177,500	$139	55
10731 Valiant Dr	0.75mi	3/1.0	1,194 (+6%)	0mo	$209,000	$175	54
2333 Merriway Ln	0.69mi	3/1.0	1,040 (-8%)	10mo	$177,500	$171	44

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 · 3.3% rent growth · sell at horizon

5-year hold

• IRR: -16.6%
• Equity multiple: 0.41×
• Total profit: $-35,001
• Equity at exit: $31,610

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-29,933
• Equity at exit: $18,330

Cash invested: $59,360 (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 45240

• Rents YoY: 3.3%
• Active inventory: 42
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,711 high
• Mortgage (P&I): −$1,112
• Tax from tax record: −$169 /mo · $2,032/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $-18

Break-even live

Break-even rent $1,733

Max offer price $208,857

Occupancy floor 96%

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: $53,000
• Closing costs: $6,360
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11060 Quailwood Dr Cincinnati, OH	1.0–2.0	1.0–2.0	702	$1,226	$1.75	1d	3	0.74mi
2096 Quail Ct Cincinnati, OH	1.0–2.0	1.0–1.5	725	$1,238	$1.71	1d	4	0.77mi
2300 Walden Glen Cir Cincinnati, OH	1.0–3.0	1.0–1.5	830	$1,599	$1.93	1d	9	0.89mi
2753 Town Terrace Dr Cincinnati, OH	2.0–3.0	1.0–1.5	968	$1,450	$1.50	21d	4	1.29mi
2504 Houston Rd Cincinnati, OH	2.0	2.0	1105	$2,995	$2.71	1d	1	1.33mi

Listing history 27 events

1. 2026-06-18
   days on market $212,000 Active 108 DOM
2. 2026-06-17
   days on market $212,000 Active 107 DOM
3. 2026-06-16
   days on market $212,000 Active 106 DOM
4. 2026-06-15
   days on market $212,000 Active 105 DOM
5. 2026-06-13
   days on market $212,000 Active 103 DOM
6. 2026-06-13
   days on market $212,000 Active 102 DOM
7. 2026-06-09
   days on market $212,000 Active 99 DOM
8. 2026-06-08
   days on market $212,000 Active 98 DOM
9. 2026-06-07
   days on market $212,000 Active 97 DOM
10. 2026-06-05
    days on market $212,000 Active 94 DOM
11. 2026-06-03
    days on market $212,000 Active 93 DOM
12. 2026-06-02
    days on market $212,000 Active 92 DOM
13. 2026-06-01
    days on market $212,000 Active 91 DOM
14. 2026-05-31
    days on market $212,000 Active 90 DOM
15. 2026-04-09
    price $212,000
16. 2026-03-20
    historical $1,225
17. 2026-03-18
    listed $1,225
18. 2026-03-02
    listed $216,000 Active
19. 2026-02-05
    soldstatus $182,700
20. 2003-06-19
    soldstatus $82,000
21. 2003-06-12
    soldstatus $82,000 206-char remark

    Show marketing remark (206 chars)

    Remodeled brick ranch tucked away in cul-de-sac. Garage converted to part storage area- part fam rm, could be 4th BR. New carpet, paint, flooring, kitchen counterw/double deep sinks. Fenced yard & patio

22. 2003-04-07
    listed $82,900 206-char remark

    Show marketing remark (206 chars)

    Remodeled brick ranch tucked away in cul-de-sac. Garage converted to part storage area- part fam rm, could be 4th BR. New carpet, paint, flooring, kitchen counterw/double deep sinks. Fenced yard & patio

23. 1992-09-02
    soldstatus $37,500
24. 1991-05-15
    soldstatus $35,000
25. 1989-12-22
    soldstatus $44,000
26. 1986-09-05
    soldstatus $37,427
27. 1985-01-15
    soldstatus $36,930

ⓘ 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: $2,032 · $169/mo
• Projected year-2 tax: $2,670 · $222/mo
• Expected delta: +$638/yr (+$53/mo · 31.4%)

ⓘ 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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,531
• − Mortgage interest: −$11,875
• − Property taxes: −$2,032
• − Insurance: −$1,060
• − Repairs & maintenance: −$1,642
• − Management: −$1,642
• − Depreciation: −$6,167
• Taxable loss: −$3,888
• Est. tax savings @ 24.0%: +$933
• After-tax cash flow: $720/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 — New Burlington

• Score: 64/100
• State rank: #782
• US rank: #14211

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Burlington, OH
• County: Hamilton County · 701,295 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 29,600
• Household income: $71,947
• Rent vs Own: 39.4% rent · 60.6% own
• Severe rent burden: 693.0

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 0.59)
• Race & ethnicity: Black 59% White 25% Hispanic / Latino 8% Two or more races 5% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 1% Romanian 1%
• Foreign-born: 13% · Canada, India, China
• Languages at home: 85% English-only · Spanish 6% French/Haitian/Cajun 3% Other Indo-European 2%

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: ▼ -209.84%
• Current HPI: 246.1355
• Rent YoY: ▲ 3.30%
• 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

+474.1% since first listed

13 events — show timeline

• 2026-04-09 Price Changed $212,000 Cincy MLS
• 2026-03-20 Rental Removed $1,225 RENTSPREE
• 2026-03-18 Listed for Rent $1,225 RENTSPREE
• 2026-03-02 Listed $216,000 Cincy MLS
• 2026-02-05 Sold (Public Records) $182,700 Public Records
• 2003-06-19 Sold (Public Records) $82,000 Public Records
• 2003-06-12 Sold (MLS) $82,000 Cincy MLS
• 2003-04-07 Listed $82,900 Cincy MLS
• 1992-09-02 Sold (Public Records) $37,500 Public Records
• 1991-05-15 Sold (Public Records) $35,000 Public Records
• 1989-12-22 Sold (Public Records) $44,000 Public Records
• 1986-09-05 Sold (Public Records) $37,427 Public Records
• 1985-01-15 Sold (Public Records) $36,930 Public Records

Property tax history

+1.6%/yr

Latest (2025): $2,032 · -1.9% YoY. Source: county tax records.