3683 St Rt 132 · Amelia, OH 45103

$134,900

2 bd · 1.0 ba · 904 sqft · SingleFamily public records · 244 Days on market

Built 1875 0.52 ac lot $149/sqft · 38% below area Est $218k · 38% under

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Why this score? — see what drove the B 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 +27.2/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +6.8/10.0
• Schools +4.7/10.0
• Rent growth +4.5/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This listing could AIM toward flipping, first-time buyers, a Buyer willing to install sweat equity, possible for investing for office space or a rental property. Many possibilities.

Key facts

• 0.52 acre lot
• Garage
• Built 1875

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $384 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 2.9% in Amelia — 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 68/100 on livability (#539 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, health & safety F.
• West Clermont Local (suburban): math 51% / reading 57% proficiency, ranked #373 of 656 in OH (top 57%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Holly Hill Elementary School (math 52% / reading 52%, grade C-, #851 of 1,584 statewide, top 56%, 421 students, 44% FRL); West Clermont Middle School (math 45% / reading 51%, grade C-, #441 of 654 statewide, top 68%, 1,789 students, 41% FRL); West Clermont High School (math 41% / reading 65%, grade C-, #338 of 781 statewide, top 43%, 2,211 students, 36% FRL).
• Market conditions: Rents rising fast (+8.1%/yr); 117 active listings in the ZIP; solid renter incomes; 996 units permitted in Clermont County in 2024 (210 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 244 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $135k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1875 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 244 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1875 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
6. 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.
7. 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.
8. 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: 1.18% ✓
• Cap rate: 9.71%
• Cash-on-cash: 12.21%
• DSCR: 1.54
• GRM: 7.1

CMA / ARV

• ARV (median comp): $218,476
• List price: $134,900
• Delta: -38.25%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 Chapel Rd	0.60mi	3/1.0 (+1)	912 (+1%)	13mo	$170,000	$186	54
175 Chapel Rd	0.69mi	2/1.0	1,004 (+11%)	3mo	$205,000	$204	47
3540 St Rt 132	0.59mi	3/1.5 (+1)	1,028 (+14%)	13mo	$262,500	$255	32
3813 Lucy Run Cemetery Rd	0.73mi	2/2.0	1,008 (+12%)	19mo	$275,000	$273	27

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 7.1%
• Equity multiple: 1.29×
• Total profit: $11,038
• Equity at exit: $20,114

10-year hold

• IRR: 20.3%
• Equity multiple: 3.10×
• Total profit: $79,436
• Equity at exit: $11,664

Cash invested: $37,772 (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 45103

• Rents YoY: 8.1%
• Active inventory: 117
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,594 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$111 /mo · $1,335/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $384

Break-even live

Break-even rent $1,107

Max offer price $134,900

Occupancy floor 71%

Sensitivity live

Price	-10% $461	-5% $423	+0% $384	+5% $346	+10% $308
Rent	-10% $259	-5% $321	+0% $384	+5% $447	+10% $510
Rate	-1.0pp $452	-0.5pp $419	base $384	+0.5pp $349	+1.0pp $314

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $134,900 Active 244 DOM
2. 2026-06-18
   days on market $134,900 Active 241 DOM
3. 2026-06-17
   days on market $134,900 Active 240 DOM
4. 2026-06-16
   days on market $134,900 Active 239 DOM
5. 2026-06-15
   days on market $134,900 Active 238 DOM
6. 2026-06-13
   days on market $134,900 Active 236 DOM
7. 2026-06-13
   days on market $134,900 Active 235 DOM
8. 2026-06-09
   days on market $134,900 Active 232 DOM
9. 2026-06-08
   days on market $134,900 Active 231 DOM
10. 2026-06-07
    days on market $134,900 Active 230 DOM
11. 2026-06-05
    days on market $134,900 Active 227 DOM
12. 2026-06-03
    days on market $134,900 Active 226 DOM
13. 2026-06-02
    days on market $134,900 Active 225 DOM
14. 2026-06-01
    days on market $134,900 Active 224 DOM
15. 2026-05-31
    days on market $134,900 Active 223 DOM
16. 2026-04-25
    price $134,900 181-char remark

    Show marketing remark (181 chars)

    This listing could AIM toward flipping, first-time buyers, a Buyer willing to install sweat equity, possible for investing for office space or a rental property. Many possibilities.

17. 2025-10-19
    listed $149,900 Active 181-char remark

    Show marketing remark (181 chars)

    This listing could AIM toward flipping, first-time buyers, a Buyer willing to install sweat equity, possible for investing for office space or a rental property. Many possibilities.

18. 2025-08-26
    soldstatus $70,000
19. 2025-08-22
    soldstatus $70,000 Sold 348-char remark

    Show marketing remark (348 chars)

    Excellent opportunity in a great location! Could make a great rental with a little work, or owner occupancy for the right buyer. Sits on 1/2 acre lot with a detached garage and shed. Large living room and eat in kitchen with tons of potential! Wood burning fireplace, central air & heat. West Clermont School district. Home is being sold as is.

20. 2025-08-09
    historical Contingency Pending 348-char remark

    Show marketing remark (348 chars)

    Excellent opportunity in a great location! Could make a great rental with a little work, or owner occupancy for the right buyer. Sits on 1/2 acre lot with a detached garage and shed. Large living room and eat in kitchen with tons of potential! Wood burning fireplace, central air & heat. West Clermont School district. Home is being sold as is.

21. 2025-08-06
    price $90,000 348-char remark

    Show marketing remark (348 chars)

    Excellent opportunity in a great location! Could make a great rental with a little work, or owner occupancy for the right buyer. Sits on 1/2 acre lot with a detached garage and shed. Large living room and eat in kitchen with tons of potential! Wood burning fireplace, central air & heat. West Clermont School district. Home is being sold as is.

22. 2025-07-28
    listed $115,000 Active 348-char remark

    Show marketing remark (348 chars)

    Excellent opportunity in a great location! Could make a great rental with a little work, or owner occupancy for the right buyer. Sits on 1/2 acre lot with a detached garage and shed. Large living room and eat in kitchen with tons of potential! Wood burning fireplace, central air & heat. West Clermont School district. Home is being sold as is.

23. 1989-09-19
    soldstatus $29,000

ⓘ 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: $1,335 · $111/mo
• Projected year-2 tax: $1,720 · $143/mo
• Expected delta: +$385/yr (+$32/mo · 28.8%)

ⓘ 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 ≥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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,128
• − Mortgage interest: −$7,556
• − Property taxes: −$1,335
• − Insurance: −$674
• − Repairs & maintenance: −$1,530
• − Management: −$1,530
• − Depreciation: −$3,924
• Taxable income: $2,578
• Est. tax owed @ 24.0%: −$619
• After-tax cash flow: $3,994/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: West Clermont Local
• NCES district ID: 3904635
• Math proficiency: 51% ▼ -14.00%
• Reading proficiency: 57% ▼ -11.00%
• Median HH income: $56,436
• Composite: 46.7/100
• National rank: #2402
• State rank: #373 of 656 in OH

Livability — Amelia

• Score: 68/100
• State rank: #539
• US rank: #9092

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Clermont County · 173,169 people
• City population: 25,448
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 36,938
• Household income: $79,793
• Rent vs Own: 32.2% rent · 67.8% own
• Severe rent burden: 775.0

Population outlook (Clermont County) Hauer SSP2

• Today (2025): 210,162 people
• By 2030: 212,463 · +1.1%
• By 2040: 212,504 · +1.1%
• By 2050: 205,957 · -2.0%
• By 2075: 182,728 · -13.1%
• By 2100: 143,986 · -31.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 4% Asian 2% Black 2% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Other Indo-European 2% Spanish 1%

Political lean MEDSL · Clermont

• 2024 margin: Solid R (+35.8) · D 31.7% · R 67.4%
• 2008→2024 swing: -3.4pp toward R · 2008: -32.4pp · 2024: -35.8pp
• All cycles: 2024: R+35.8 2020: R+36.6 2016: R+41.3 2012: R+35.5 2008: R+32.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -184.90%
• Current HPI: 246.6363
• Rent YoY: ▲ 8.14%
• 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

+365.2% since first listed

8 events — show timeline

• 2026-04-25 Price Changed $134,900 Cincy MLS
• 2025-10-19 Listed $149,900 Cincy MLS
• 2025-08-26 Sold (Public Records) $70,000 Public Records
• 2025-08-22 Sold (MLS) $70,000 Cincy MLS
• 2025-08-09 Contingent — Cincy MLS
• 2025-08-06 Price Changed $90,000 Cincy MLS
• 2025-07-28 Listed $115,000 Cincy MLS
• 1989-09-19 Sold (Public Records) $29,000 Public Records

Property tax history

+12.1%/yr

Latest (2025): $1,335 · -1.5% YoY. Source: county tax records.