5250 Yeatman Rd · Dunlap, OH 45252

$150,000

2 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 106 Days on market

Built 1865 1.31 ac lot ↓ 9% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Country Refuge yet close to all conveniences of nearby shopping and expressway. Historical cape cod on 1.31 acre setting. Inviting front porch, eat in kitchen, 1st floor bedroom, updated bathroom, just connected to city water, vinyl siding. One year warranty.

Key facts

• 1.31 acres
• No-outlet street
• 1865 cape cod

Tags

• 1865 CAPE COD
• 1.31 ACRES
• NO-OUTLET STREET
• RECENT IMPROVEMENTS

Property features AI

Finance

• Other: Lease not considered
• HOA & community: No HOA

Exterior

• Parking: Off-street parking
• Utilities: Public water; Septic sewer; Natural gas
• Home design: Cape Cod style; One and one half stories; Single family home
• Construction: Vinyl siding; Shingle roof; Stone foundation; Second floor area approximately 576 sq ft
• Exterior features: Front porch; Aluminum windows; Lot approximately 1.313 acres (200 x 286); Residential zoning

Interior

• Kitchen: Eat-in kitchen with pantry; Vinyl flooring in kitchen
• Bedrooms: Primary bedroom on level 1 (13 x 12); Bedroom 2 on level 2 (15 x 13); Bedroom 3 on level 2 (15 x 15)
• Flooring: Wall-to-wall carpet in living room; Vinyl flooring in kitchen
• Bathrooms: One full bathroom on level 1
• Heating & cooling: Gas heating; Central air; Gas water heating; Sump pump
• Interior features: 5 total rooms; Full unfinished basement; Pantry; Eat-in kitchen
• Laundry & utility: Main-level laundry room (9 x 8)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $564 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#790 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools D, amenities F, commute F.
• Northwest Local (suburban): math 38% / reading 46% proficiency, ranked #508 of 656 in OH (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 11 active listings in the ZIP; solid renter incomes; 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 $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 16y ago; this cycle's ask has dropped $50k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $64k; list at $150k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1865 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $136,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1865 — 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 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?
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: 1.34% ✓
• Cap rate: 10.80%
• Cash-on-cash: 16.11%
• DSCR: 1.72
• 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: 7.1%
• Equity multiple: 1.28×
• Total profit: $11,622
• Equity at exit: $22,365

10-year hold

• IRR: 16.4%
• Equity multiple: 2.34×
• Total profit: $56,436
• Equity at exit: $12,969

Cash invested: $42,000 (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 45252

• Home prices YoY: -26.9%
• Active inventory: 11
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,003 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$169 /mo · $2,033/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $564

Break-even live

Break-even rent $1,289

Max offer price $150,000

Occupancy floor 67%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 47 events

1. 2026-06-18
   days on market $150,000 Active 106 DOM
2. 2026-06-17
   days on market $150,000 Active 105 DOM
3. 2026-06-16
   days on market $150,000 Active 104 DOM
4. 2026-06-16
   price $150,000 Active 103 DOM
5. 2026-06-15
   days on market $100,000 Active 103 DOM
6. 2026-06-13
   days on market $100,000 Active 101 DOM
7. 2026-06-12
   days on market $100,000 Active 100 DOM
8. 2026-06-09
   days on market $100,000 Active 97 DOM
9. 2026-06-08
   days on market $100,000 Active 96 DOM
10. 2026-06-08
    days on market $100,000 Active 95 DOM
11. 2026-06-07
    days on market $100,000 Active 94 DOM
12. 2026-06-04
    days on market $100,000 Active 91 DOM
13. 2026-06-02
    days on market $100,000 Active 90 DOM
14. 2026-06-01
    days on market $100,000 Active 89 DOM
15. 2026-05-31
    days on market $100,000 Active 88 DOM
16. 2026-05-18
    price $100,000
17. 2026-05-02
    price $165,000
18. 2026-04-14
    price $169,000
19. 2026-04-07
    price $175,000
20. 2026-03-29
    price $180,000
21. 2026-03-14
    price $190,000
22. 2026-03-04
    listed $200,000 Active
23. 2023-01-24
    listed $549,000 Active 259-char remark

    Show marketing remark (259 chars)

    Country Refuge yet close to all conveniences of nearby shopping and expressway. Historical cape cod on 1.31 acre setting. Inviting front porch, eat in kitchen, 1st floor bedroom, updated bathroom, just connected to city water, vinyl siding. One year warranty.

24. 2023-01-24
    price $549,000 259-char remark

    Show marketing remark (259 chars)

    Country Refuge yet close to all conveniences of nearby shopping and expressway. Historical cape cod on 1.31 acre setting. Inviting front porch, eat in kitchen, 1st floor bedroom, updated bathroom, just connected to city water, vinyl siding. One year warranty.

25. 2023-01-10
    price $69,900 259-char remark

    Show marketing remark (259 chars)

    Country Refuge yet close to all conveniences of nearby shopping and expressway. Historical cape cod on 1.31 acre setting. Inviting front porch, eat in kitchen, 1st floor bedroom, updated bathroom, just connected to city water, vinyl siding. One year warranty.

26. 2017-07-11
    soldstatus $63,600
27. 2017-06-16
    soldstatus $63,600 Sold 259-char remark

    Show marketing remark (259 chars)

    Country Refuge yet close to all conveniences of nearby shopping and expressway. Historical cape cod on 1.31 acre setting. Inviting front porch, eat in kitchen, 1st floor bedroom, updated bathroom, just connected to city water, vinyl siding. One year warranty.

28. 2017-06-16
    soldstatus $63,600 Closed 259-char remark

    Show marketing remark (259 chars)

    Country Refuge yet close to all conveniences of nearby shopping and expressway. Historical cape cod on 1.31 acre setting. Inviting front porch, eat in kitchen, 1st floor bedroom, updated bathroom, just connected to city water, vinyl siding. One year warranty.

29. 2017-05-08
    historical Accept Backup Offers 259-char remark

    Show marketing remark (259 chars)

    Country Refuge yet close to all conveniences of nearby shopping and expressway. Historical cape cod on 1.31 acre setting. Inviting front porch, eat in kitchen, 1st floor bedroom, updated bathroom, just connected to city water, vinyl siding. One year warranty.

30. 2017-03-15
    status Active 259-char remark

    Show marketing remark (259 chars)

    Country Refuge yet close to all conveniences of nearby shopping and expressway. Historical cape cod on 1.31 acre setting. Inviting front porch, eat in kitchen, 1st floor bedroom, updated bathroom, just connected to city water, vinyl siding. One year warranty.

31. 2017-03-10
    historical Accept Backup Offers 259-char remark

    Show marketing remark (259 chars)

    Country Refuge yet close to all conveniences of nearby shopping and expressway. Historical cape cod on 1.31 acre setting. Inviting front porch, eat in kitchen, 1st floor bedroom, updated bathroom, just connected to city water, vinyl siding. One year warranty.

32. 2017-02-23
    status Active 259-char remark

    Show marketing remark (259 chars)

    Country Refuge yet close to all conveniences of nearby shopping and expressway. Historical cape cod on 1.31 acre setting. Inviting front porch, eat in kitchen, 1st floor bedroom, updated bathroom, just connected to city water, vinyl siding. One year warranty.

33. 2017-02-15
    historical Accept Backup Offers 259-char remark

    Show marketing remark (259 chars)

    Country Refuge yet close to all conveniences of nearby shopping and expressway. Historical cape cod on 1.31 acre setting. Inviting front porch, eat in kitchen, 1st floor bedroom, updated bathroom, just connected to city water, vinyl siding. One year warranty.

34. 2016-10-12
    price $69,900 259-char remark

    Show marketing remark (259 chars)

    Country Refuge yet close to all conveniences of nearby shopping and expressway. Historical cape cod on 1.31 acre setting. Inviting front porch, eat in kitchen, 1st floor bedroom, updated bathroom, just connected to city water, vinyl siding. One year warranty.

35. 2016-10-12
    status Active 259-char remark

    Show marketing remark (259 chars)

    Country Refuge yet close to all conveniences of nearby shopping and expressway. Historical cape cod on 1.31 acre setting. Inviting front porch, eat in kitchen, 1st floor bedroom, updated bathroom, just connected to city water, vinyl siding. One year warranty.

36. 2016-06-16
    historical Accept Backup Offers 259-char remark

    Show marketing remark (259 chars)

    Country Refuge yet close to all conveniences of nearby shopping and expressway. Historical cape cod on 1.31 acre setting. Inviting front porch, eat in kitchen, 1st floor bedroom, updated bathroom, just connected to city water, vinyl siding. One year warranty.

37. 2016-03-29
    status Active 259-char remark

    Show marketing remark (259 chars)

    Country Refuge yet close to all conveniences of nearby shopping and expressway. Historical cape cod on 1.31 acre setting. Inviting front porch, eat in kitchen, 1st floor bedroom, updated bathroom, just connected to city water, vinyl siding. One year warranty.

38. 2016-03-22
    historical 259-char remark

    Show marketing remark (259 chars)

    Country Refuge yet close to all conveniences of nearby shopping and expressway. Historical cape cod on 1.31 acre setting. Inviting front porch, eat in kitchen, 1st floor bedroom, updated bathroom, just connected to city water, vinyl siding. One year warranty.

39. 2015-09-25
    listed $64,900 Active 259-char remark

    Show marketing remark (259 chars)

    Country Refuge yet close to all conveniences of nearby shopping and expressway. Historical cape cod on 1.31 acre setting. Inviting front porch, eat in kitchen, 1st floor bedroom, updated bathroom, just connected to city water, vinyl siding. One year warranty.

40. 2015-07-27
    historical
41. 2015-01-28
    listed $79,900 Active
42. 2014-12-31
    historical
43. 2014-03-28
    listed $84,900
44. 2012-02-11
    historical
45. 2011-02-16
    listed $84,900
46. 2010-11-22
    historical
47. 2010-05-22
    listed $109,900

ⓘ 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: $2,033 · $169/mo
• Projected year-2 tax: $2,186 · $182/mo
• Expected delta: +$154/yr (+$13/mo · 7.6%)

ⓘ 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: $24,035
• − Mortgage interest: −$8,402
• − Property taxes: −$2,033
• − Insurance: −$750
• − Repairs & maintenance: −$1,923
• − Management: −$1,923
• − Depreciation: −$4,364
• Taxable income: $4,641
• Est. tax owed @ 24.0%: −$1,114
• After-tax cash flow: $5,652/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: Northwest Local
• NCES district ID: 3904736
• Math proficiency: 38% ▼ -18.00%
• Reading proficiency: 46% ▼ -10.00%
• Median HH income: $58,765
• Composite: 36.97/100
• National rank: #4528
• State rank: #508 of 656 in OH

Livability — Dunlap

• Score: 64/100
• State rank: #790
• US rank: #14342

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dunlap, OH
• County: Hamilton · 838,887 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 4,941
• Household income: $96,750
• Rent vs Own: 6.2% rent · 93.8% own

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 (82%)
• Race & ethnicity: White 82% Black 15% Two or more races 4%
• Common ancestry: Estonian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Other Indo-European 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: ▼ -76.16%
• Current HPI: 207.2523
• 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

-9.0% since first listed

32 events — show timeline

• 2026-05-18 Price Changed $100,000 Cincy MLS
• 2026-05-02 Price Changed $165,000 Cincy MLS
• 2026-04-14 Price Changed $169,000 Cincy MLS
• 2026-04-07 Price Changed $175,000 Cincy MLS
• 2026-03-29 Price Changed $180,000 Cincy MLS
• 2026-03-14 Price Changed $190,000 Cincy MLS
• 2026-03-04 Listed $200,000 Cincy MLS
• 2023-01-24 Listed $549,000 Cincy MLS
• 2023-01-24 Price Changed $549,000 Cincy MLS
• 2023-01-10 Price Changed $69,900 Cincy MLS
• 2017-07-11 Sold (Public Records) $63,600 Public Records
• 2017-06-16 Sold (MLS) $63,600 Cincy MLS
• 2017-06-16 Sold (MLS) $63,600 Cincy MLS
• 2017-05-08 Contingent — Cincy MLS
• 2017-03-15 Relisted — Cincy MLS
• 2017-03-10 Contingent — Cincy MLS
• 2017-02-23 Relisted — Cincy MLS
• 2017-02-15 Contingent — Cincy MLS
• 2016-10-12 Price Changed $69,900 Cincy MLS
• 2016-10-12 Relisted — Cincy MLS
• 2016-06-16 Contingent — Cincy MLS
• 2016-03-29 Relisted — Cincy MLS
• 2016-03-22 Listing Removed — Cincy MLS
• 2015-09-25 Listed $64,900 Cincy MLS
• 2015-07-27 Listing Removed — Cincy MLS
• 2015-01-28 Listed $79,900 Cincy MLS
• 2014-12-31 Listing Removed — Cincy MLS
• 2014-03-28 Listed $84,900 Cincy MLS
• 2012-02-11 Listing Removed — Cincy MLS
• 2011-02-16 Listed $84,900 Cincy MLS
• 2010-11-22 Listing Removed — Cincy MLS
• 2010-05-22 Listed $109,900 Cincy MLS

Property tax history

+4.0%/yr

Latest (2025): $2,033 · +7.7% YoY. Source: county tax records.