2693 Merriway Ln · Mount Healthy Heights, OH 45231

$199,900

3 bd · 1.0 ba · 1,073 sqft · SingleFamily public records · 3 Days on market

Built 1962 7,623 sqft lot Est $223k · 10% 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).

• Cash flow +15.7/30.0
• ARV discount +12.2/15.0
• DSCR +4.8/10.0
• Rent growth +4.2/5.0
• 1% rule +4.0/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

All the conveniences on one floor. This no-step ranch offers easy living, 20 x 10 three seasons room, fenced-in yard and large storage shed. These are just a few features of this home. Kitchen and baths are also updated. Great location with access to retail & highway.

Key facts

• Three-season room
• Ranch layout
• Storage shed

Tags

• THREE-SEASON ROOM
• FULLY FENCED BACKYARD
• STORAGE SHED
• DRIVEWAY PARKING
• RANCH LAYOUT

Property features AI

Finance

• Other: Residential zoning; Lot approximately 0.175 acre (about 60 x 127.4)
• HOA & community: No homeowners association

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Natural gas
• Home design: Ranch-style single family home; One level; Slab foundation
• Construction: Brick construction; Shingle roof; Built with slab foundation
• Exterior features: Enclosed porch; Privacy fencing; Shed on property; Double-hung windows

Interior

• Kitchen: Eat-in kitchen; Wood cabinets; Electric cooktop; Oven/Range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Three bedrooms on main level; Primary bedroom approximately 14 x 9; Second bedroom approximately 13 x 9; Third bedroom approximately 9 x 9
• Bathrooms: One full bathroom on main level
• Heating & cooling: Forced air heating; Central air conditioning; Gas water heating
• Interior features: Five total rooms; Ceiling fan; Three-season room (flex space); Wood cabinets
• Laundry & utility: Washer; Dryer; 220 volt service

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (9.7% below list).
• Recommended offer: $181k (9.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#515 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment C-, schools D+, amenities 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 fast (+6.9%/yr); 85 active listings in the ZIP; 7 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).
• This rent runs 30% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 19y 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 $96k; list at $200k implies a 108% gain — meaningful room to come down on a strong offer.

Recommended offer $180,587 (9.7% below list)

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. 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.
6. 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.
7. 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: 0.90% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.85%
• DSCR: 1.08
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $223,184
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2614 Impala Dr	0.17mi	3/1.0	1,073 (0%)	4mo	$170,000	$158	89
10859 Invicta Cir	0.07mi	3/1.0	1,073 (0%)	12mo	$210,000	$196	87
10474 Gloria Ave	0.33mi	3/1.5	1,080 (+1%)	2mo	$225,000	$208	80
2333 Merriway Ln	0.33mi	3/1.0	1,040 (-3%)	10mo	$177,500	$171	72
2347 Merriway Ln	0.31mi	3/1.0	1,040 (-3%)	12mo	$145,000	$139	70
10366 Pippin Ln	0.46mi	3/1.5	1,028 (-4%)	0mo	$247,000	$240	69
10731 Valiant Dr	0.27mi	3/1.0	1,194 (+11%)	0mo	$209,000	$175	68
10678 Breedshill Dr	0.22mi	3/1.5	1,000 (-7%)	10mo	$220,000	$220	68
10624 Breedshill Dr	0.24mi	3/1.5	1,000 (-7%)	9mo	$236,900	$237	68
10673 Breedshill Dr	0.20mi	3/2.0	1,000 (-7%)	12mo	$234,500	$235	65
2544 Impala Dr	0.20mi	3/1.0	925 (-14%)	4mo	$195,000	$211	65
2480 Merriway Ln	0.18mi	3/1.0	925 (-14%)	5mo	$170,000	$184	64

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 · 6.92% rent growth · sell at horizon

5-year hold

• IRR: -9.2%
• Equity multiple: 0.65×
• Total profit: $-19,493
• Equity at exit: $29,806

10-year hold

• IRR: 4.8%
• Equity multiple: 1.41×
• Total profit: $23,046
• Equity at exit: $17,284

Cash invested: $55,972 (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 45231

• Rents YoY: 6.9%
• Active inventory: 85
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,806 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$209 /mo · $2,505/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $86

Break-even live

Break-even rent $1,697

Max offer price $199,900

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2753 Town Terrace Dr Cincinnati, OH	2.0–3.0	1.0–1.5	968	$1,450	$1.50	21d	4	0.52mi
2300 Walden Glen Cir Cincinnati, OH	1.0–3.0	1.0–1.5	830	$1,599	$1.93	1d	9	0.67mi
11060 Quailwood Dr Cincinnati, OH	1.0–2.0	1.0–2.0	702	$1,226	$1.75	1d	3	0.97mi
10220 September Dr Cincinnati, OH	4.0	1.0	1025	$1,890	$1.84	12d	1	0.99mi
2096 Quail Ct Cincinnati, OH	1.0–2.0	1.0–1.5	725	$1,238	$1.71	1d	4	1.12mi
2504 Houston Rd Cincinnati, OH	2.0	2.0	1105	$2,995	$2.71	1d	1	1.17mi
10101 Arborwood Dr Cincinnati, OH	1.0–3.0	1.0–1.5	912	$1,649	$1.81	1d	26	1.34mi

Listing history 4 events

1. 2026-06-18
   days on market $199,900 Active 3 DOM
2. 2026-06-17
   days on market $199,900 Active 2 DOM
3. 2026-06-15
   remarks 585-char remark
4. 2026-06-15
   listed $199,900 Active 1 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: $2,505 · $209/mo
• Projected year-2 tax: $2,812 · $234/mo
• Expected delta: +$307/yr (+$26/mo · 12.2%)

ⓘ 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: $21,670
• − Mortgage interest: −$11,198
• − Property taxes: −$2,505
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,734
• − Management: −$1,734
• − Depreciation: −$5,815
• Taxable loss: −$2,314
• Est. tax savings @ 24.0%: +$555
• After-tax cash flow: $1,591/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 — Mount Healthy Heights

• Score: 69/100
• State rank: #515
• US rank: #8754

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Healthy Heights, OH
• County: Hamilton County · 701,295 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 40,463
• Household income: $71,353
• Rent vs Own: 27.4% rent · 72.6% own
• Severe rent burden: 846.0

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 0.61)
• Race & ethnicity: White 47% Black 40% Two or more races 8% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 1% Slovak 1% Iranian 1%
• Foreign-born: 5% · Canada, India
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -181.25%
• Current HPI: 228.2912
• Rent YoY: ▲ 6.92%
• 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

+90.6% since first listed

10 events — show timeline

• 2026-06-15 Listed $199,900 Cincy MLS
• 2019-10-24 Sold (Public Records) $96,000 Public Records
• 2019-09-20 Sold (MLS) $98,000 Cincy MLS
• 2019-08-18 Contingent — Cincy MLS
• 2019-08-05 Listed $98,000 Cincy MLS
• 2008-10-28 Sold (Public Records) $86,500 Public Records
• 2008-06-13 Listing Removed — Cincy MLS
• 2007-09-12 Listed $93,000 Cincy MLS
• 2007-09-01 Listing Removed — Cincy MLS
• 2007-04-28 Listed $104,900 Cincy MLS

Property tax history

+2.0%/yr

Latest (2025): $2,505 · +6.5% YoY. Source: county tax records.