6611 Hearne Rd #101 · Dent, OH 45248

$89,900

1 bd · 1.0 ba · 608 sqft · Condo public records · 31 Days on market

Built 1976 $222/mo HOA · 20% of rent

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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 +16.8/30.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Schools +6.0/10.0
• DSCR +5.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this cute and cozy one bedroom condo. Open concept living, with walkout to balcony, overlooking the parking lot with quick access to clubhouse and pool, tennis courts. Imperial Oaks Condominium. Oak Hills School. Must pass background, criminal, credit rental history screening. NO smoking, no pets, no sec 8. Anyone over 18 must pass background checks. $40 app fee.

Key facts

• Clubhouse
• Balcony
• Community amenities

Tags

• FRESHLY PAINTED
• NEW FLOORING
• BALCONY
• COMMUNITY AMENITIES
• CLUBHOUSE
• POOL

Property features AI

Finance

• Other: Lot approximately 25.0917 acres
• Financial info: Lease not considered
• HOA & community: HOA present; $222 monthly; HOA covers sewer, water, trash, snow removal, clubhouse, heat, professional management, association dues

Exterior

• Parking: 1 assigned parking space
• Utilities: Public water; Public sewer; Natural gas
• Home design: One-story unit; Other architectural style; Condo with common hallway entry
• Construction: Shingle siding and brick exterior; Shingle roof; Poured foundation
• Exterior features: Aluminum windows; 8 steps to building door; Unit entry on level 1

Interior

• Kitchen: Vinyl floor; Wood cabinets
• Bedrooms: Primary bedroom 14 x 12 (Level 1)
• Flooring: Laminate flooring in living room; Vinyl flooring in kitchen
• Bathrooms: 1 full bathroom on level 1
• Heating & cooling: Gas heating (hot water); Wall cooling unit; Electric water heater
• Interior features: 3 total rooms; Common hallway entry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $58 ($695/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 2.9% in Dent — 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 75/100 on livability (#245 in OH, #3,901 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Oak Hills Local (suburban): math 68% / reading 70% proficiency, ranked #141 of 656 in OH (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 103 active listings in the ZIP; solid renter incomes; 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• This rent is only 16% of the median local income ($82k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.
• Current owner paid $62k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.25% ✓
• Cap rate: 7.07%
• Cash-on-cash: 2.76%
• DSCR: 1.12
• GRM: 6.7

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: -11.8%
• Equity multiple: 0.57×
• Total profit: $-10,734
• Equity at exit: $13,404

10-year hold

• IRR: -2.3%
• Equity multiple: 0.84×
• Total profit: $-4,010
• Equity at exit: $7,773

Cash invested: $25,172 (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 45248

• Active inventory: 103
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,122 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$98 /mo · $1,172/yr
• Insurance: −$37
• HOA: −$222
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $58

Break-even live

Break-even rent $1,049

Max offer price $89,900

Occupancy floor 90%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $222 · $2,664/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-18
   days on market $89,900 Active 31 DOM
2. 2026-06-17
   days on market $89,900 Active 30 DOM
3. 2026-06-16
   days on market $89,900 Active 29 DOM
4. 2026-06-15
   days on market $89,900 Active 28 DOM
5. 2026-06-13
   days on market $89,900 Active 26 DOM
6. 2026-06-09
   days on market $89,900 Active 22 DOM
7. 2026-06-08
   days on market $89,900 Active 21 DOM
8. 2026-06-07
   days on market $89,900 Active 20 DOM
9. 2026-06-05
   days on market $89,900 Active 17 DOM
10. 2026-06-03
    days on market $89,900 Active 16 DOM
11. 2026-06-02
    days on market $89,900 Active 15 DOM
12. 2026-06-01
    days on market $89,900 Active 14 DOM
13. 2026-05-31
    days on market $89,900 Active 13 DOM
14. 2026-05-18
    listed $89,900 Active
15. 2023-05-08
    historical 381-char remark

    Show marketing remark (381 chars)

    Welcome home to this cute and cozy one bedroom condo. Open concept living, with walkout to balcony, overlooking the parking lot with quick access to clubhouse and pool, tennis courts. Imperial Oaks Condominium. Oak Hills School. Must pass background, criminal, credit rental history screening. NO smoking, no pets, no sec 8. Anyone over 18 must pass background checks. $40 app fee.

16. 2023-05-08
    listed $1,100 Active 381-char remark

    Show marketing remark (381 chars)

    Welcome home to this cute and cozy one bedroom condo. Open concept living, with walkout to balcony, overlooking the parking lot with quick access to clubhouse and pool, tennis courts. Imperial Oaks Condominium. Oak Hills School. Must pass background, criminal, credit rental history screening. NO smoking, no pets, no sec 8. Anyone over 18 must pass background checks. $40 app fee.

17. 2022-02-01
    soldstatus $62,500
18. 2022-01-28
    soldstatus $62,500 Sold 132-char remark

    Show marketing remark (132 chars)

    Cozy 1 Bed 1 Bath condo in desirable Imperial Oaks. Newer updated kitchen windows and deck. Tenant in place on month to month rent.

19. 2022-01-13
    historical Contingency Pending 132-char remark

    Show marketing remark (132 chars)

    Cozy 1 Bed 1 Bath condo in desirable Imperial Oaks. Newer updated kitchen windows and deck. Tenant in place on month to month rent.

20. 2022-01-06
    listed $62,500 Active 132-char remark

    Show marketing remark (132 chars)

    Cozy 1 Bed 1 Bath condo in desirable Imperial Oaks. Newer updated kitchen windows and deck. Tenant in place on month to month rent.

21. 2003-01-28
    soldstatus $33,500
22. 1996-04-12
    soldstatus $28,500
23. 1989-05-01
    soldstatus $32,000
24. 1983-12-01
    soldstatus $26,600

ⓘ 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: $1,172 · $98/mo
• Projected year-2 tax: $1,287 · $107/mo
• Expected delta: +$115/yr (+$10/mo · 9.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°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: $13,465
• − Mortgage interest: −$5,036
• − Property taxes: −$1,172
• − Insurance: −$450
• − Repairs & maintenance: −$1,077
• − Management: −$1,077
• − HOA: −$2,664
• − Depreciation: −$2,615
• Taxable loss: −$625
• Est. tax savings @ 24.0%: +$150
• After-tax cash flow: $845/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: Oak Hills Local
• NCES district ID: 3904737
• Math proficiency: 68% ▼ -11.00%
• Reading proficiency: 70% ▼ -8.00%
• Median HH income: $67,889
• Composite: 60.25/100
• National rank: #858
• State rank: #141 of 656 in OH

Livability — Dent

• Score: 75/100
• State rank: #245
• US rank: #3901

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dent, OH
• County: Hamilton · 838,887 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 23,287
• Household income: $81,731
• Rent vs Own: 11.4% rent · 88.6% own
• Severe rent burden: 4.1

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: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2% Black 1%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 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: ▼ -143.68%
• Current HPI: 193.4863
• 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

+238.0% since first listed

11 events — show timeline

• 2026-05-18 Listed $89,900 Cincy MLS
• 2023-05-08 Listed $1,100 Cincy MLS
• 2023-05-08 Listing Removed — Cincy MLS
• 2022-02-01 Sold (Public Records) $62,500 Public Records
• 2022-01-28 Sold (MLS) $62,500 Cincy MLS
• 2022-01-13 Contingent — Cincy MLS
• 2022-01-06 Listed $62,500 Cincy MLS
• 2003-01-28 Sold (Public Records) $33,500 Public Records
• 1996-04-12 Sold (Public Records) $28,500 Public Records
• 1989-05-01 Sold (Public Records) $32,000 Public Records
• 1983-12-01 Sold (Public Records) $26,600 Public Records

Property tax history

+6.6%/yr

Latest (2025): $1,172 · -0.2% YoY. Source: county tax records.