5417 State Route 132 · Roachester, OH 45152

$165,000

4 bd · 1.0 ba · 1,400 sqft · SingleFamily public records · 10 Days on market

Built 1947 1.00 ac lot

---

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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.5/15.0
• Schools +6.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Everyone is looking for an acre in the country. Here it is! This one-acre property has easy access off Route 132. Wonderful trees shade the hillside as well as the flat open area further up. The 2-bedroom, 1 bath home is in need of a complete renovation, but the structure is solid. Entry is via the lower (basement) level at the roadside. This used to be a store. Currently it functions as an unfinished basement space. The main floor has a kitchen, living room, dining room and a laundry as well as the bathroom. There is an enclosed porch that steps out onto the hillside lawn. The second floor contains the two bedrooms. The property is served by city water and septic system. Heat provided by

Key facts

• Flat open area
• Enclosed porch
• One acre property

Tags

• ONE ACRE PROPERTY
• EASY ACCESS OFF ROUTE 132
• WONDERFUL TREES SHADE HILLSIDE
• FLAT OPEN AREA
• UNFINISHED BASEMENT SPACE
• ENCLOSED PORCH

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Carport
• Utilities: Public water available; Septic tank; Septic available
• Home design: Two-story frame home; Walk-out basement
• Construction: Frame construction; Below-grade unfinished area of 624
• Exterior features: Approximately 1.001 acre lot; Lot dimensions: 216.5 x 257.26 x 151.50 x 246.69; Residential zoning

Interior

• Kitchen: Kitchen (10 x 10)
• Bedrooms: Two bedrooms on the second level (each 11 x 11)
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating; Oil heating
• Interior features: Full unfinished walk-out basement; Florida room (22 x 8); Living room (11 x 16); Dining room (11 x 14)
• Laundry & utility: Main-level laundry (7 x 16)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $629 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Little Miami Local (rural): math 67% / reading 70% proficiency, ranked #140 of 656 in OH (top 21%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 127 active listings in the ZIP; high-income renter base; 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,000

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.35% ✓
• Cap rate: 11.27%
• Cash-on-cash: 17.78%
• DSCR: 1.79
• GRM: 6.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 7.4%
• Equity multiple: 1.29×
• Total profit: $13,356
• Equity at exit: $24,602

10-year hold

• IRR: 16.7%
• Equity multiple: 2.37×
• Total profit: $63,329
• Equity at exit: $14,266

Cash invested: $46,200 (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 45152

• Home prices YoY: -31.1%
• Active inventory: 127
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,225 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$139 /mo · $1,669/yr
• Insurance: −$69
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $629

Break-even live

Break-even rent $1,429

Max offer price $165,000

Occupancy floor 67%

Sensitivity live

Price	-10% $722	-5% $676	+0% $629	+5% $582	+10% $536
Rent	-10% $453	-5% $541	+0% $629	+5% $717	+10% $805
Rate	-1.0pp $712	-0.5pp $671	base $629	+0.5pp $586	+1.0pp $543

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   days on market $165,000 Active 10 DOM
2. 2026-06-18
   days on market $165,000 Active 7 DOM
3. 2026-06-17
   days on market $165,000 Active 6 DOM
4. 2026-06-16
   days on market $165,000 Active 5 DOM
5. 2026-06-15
   days on market $165,000 Active 4 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $165,000 Active 2 DOM

ⓘ 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: $1,669 · $139/mo
• Projected year-2 tax: $2,121 · $177/mo
• Expected delta: +$453/yr (+$38/mo · 27.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,699
• − Mortgage interest: −$9,243
• − Property taxes: −$1,669
• − Insurance: −$1,492
• − Repairs & maintenance: −$2,136
• − Management: −$2,136
• − Depreciation: −$4,800
• Taxable income: $5,225
• Est. tax owed @ 24.0%: −$1,254
• After-tax cash flow: $6,295/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: Little Miami Local
• NCES district ID: 3905044
• Math proficiency: 67% ▼ -11.00%
• Reading proficiency: 70% ▼ -6.00%
• Median HH income: $74,949
• Composite: 60.5/100
• National rank: #844
• State rank: #140 of 656 in OH

Livability — Roachester

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Warren · 227,646 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 13,577
• Household income: $120,340
• Rent vs Own: 11.8% rent · 88.2% own
• Severe rent burden: 5.6

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Two or more races 3% Black 2% Asian 2%
• Common ancestry: Romanian 7% Italian 3% Lithuanian 2%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 2% 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: ▼ -108.41%
• Current HPI: 239.7828
• 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

1 event — show timeline

• 2026-06-11 Listed $165,000 Dayton MLS

Property tax history

+0.9%/yr

Latest (2025): $1,669 · +7.6% YoY. Source: county tax records.