7946 Fairhope Ct · Finneytown, OH 45224

$79,900

3 bd · 1.0 ba · 1,026 sqft · SingleFamily public records · 143 Days on market

Built 1960 0.41 ac lot $78/sqft · 59% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.1/5.0
• Schools +3.2/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 7946 Fairhope Ct, Cincinnati, OHa 3-bedroom, 1-bath home offering a spacious layout and plenty of potential. The large living room is filled with natural light and neutral colors, creating a bright foundation ready for your personal touches. An eat-in kitchen provides functional space for everyday meals and gatherings. Outside, the large fenced backyard offers room for entertaining, gardening, or future expansion, though landscaping and updates are neededmaking this a great opportunity for investors or buyers looking to add value. With solid bones and generous indoor and outdoor space, this home is a blank canvas ready to be transformed into something special.

Key facts

• Large living room
• Eat-in kitchen
• Fenced backyard

Tags

• LARGE LIVING ROOM
• EAT-IN KITCHEN
• FENCED BACKYARD
• GENEROUS INDOOR SPACE
• GENEROUS OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $792 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.2% vs local median 5.3% in Finneytown — 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 82/100 on livability (#70 in OH, #1,092 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities C-.
• Finneytown Local (suburban): math 25% / reading 46% proficiency, ranked #549 of 656 in OH (top 84%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.8%/yr); 49 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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 39% of the median local income ($56k/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 $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.8% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 30y ago; this cycle's ask has dropped $25k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $62k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-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?
7. 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.
8. 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.
9. 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: 2.32% ✓
• Cap rate: 18.18%
• Cash-on-cash: 42.46%
• DSCR: 2.89
• GRM: 3.6

CMA / ARV

• ARV (median comp): $194,743
• List price: $79,900
• Delta: -58.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6853 Warder Dr	0.66mi	2/1.0 (-1)	989 (-4%)	10mo	$152,500	$154	50
6887 Warder Dr	0.64mi	3/2.0	989 (-4%)	22mo	$220,000	$222	42
6837 Warder Dr	0.67mi	2/1.0 (-1)	876 (-15%)	0mo	$115,000	$131	39

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 · 1.82% rent growth · sell at horizon

5-year hold

• IRR: 37.8%
• Equity multiple: 2.58×
• Total profit: $35,393
• Equity at exit: $11,913

10-year hold

• IRR: 43.7%
• Equity multiple: 4.91×
• Total profit: $87,432
• Equity at exit: $6,908

Cash invested: $22,372 (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 45224

• Rents YoY: 1.8%
• Active inventory: 49
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,854 high
• Mortgage (P&I): −$419
• Tax from tax record: −$221 /mo · $2,654/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $792

Break-even live

Break-even rent $852

Max offer price $79,900

Occupancy floor 52%

Sensitivity live

Price	-10% $837	-5% $814	+0% $792	+5% $769	+10% $746
Rent	-10% $645	-5% $718	+0% $792	+5% $865	+10% $938
Rate	-1.0pp $832	-0.5pp $812	base $792	+0.5pp $771	+1.0pp $750

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
777 W Galbraith Rd Cincinnati, OH	3.0	1.0	961	$1,700	$1.77	17d	1	0.11mi
8240 Galbraith Point Ln Cincinnati, OH	2.0–3.0	1.5–2.5	1241	$2,249	$1.81	2d	7	0.29mi
1015 Thunderbird Ave Cincinnati, OH	3.0	1.5	1494	$2,146	$1.44	45d	1	0.77mi
375 W Galbraith Rd Unit 361-03 Cincinnati, OH	2.0	1.0	730	$1,149	$1.57	13d	1	1.10mi
200 W Galbraith Rd Cincinnati, OH	3.0	1.0–2.5	1418	$2,711	$1.91	2d	181	1.14mi
8565 Daly Rd Unit 8565 5 Cincinnati, OH	2.0	1.0	1100	$1,299	$1.18	24d	1	1.22mi
1017 W North Bend Rd Cincinnati, OH	4.0	2.0	1450	$1,951	$1.35	13d	1	1.27mi

Listing history 43 events

1. 2026-06-21
   days on market $79,900 Active 143 DOM
2. 2026-06-18
   days on market $79,900 Active 140 DOM
3. 2026-06-17
   days on market $79,900 Active 139 DOM
4. 2026-06-16
   days on market $79,900 Active 138 DOM
5. 2026-06-15
   days on market $79,900 Active 137 DOM
6. 2026-06-13
   pricedays on market $79,900 Active 135 DOM
7. 2026-06-09
   days on market $84,900 Active 131 DOM
8. 2026-06-08
   days on market $84,900 Active 130 DOM
9. 2026-06-07
   days on market $84,900 Active 129 DOM
10. 2026-06-05
    days on market $84,900 Active 126 DOM
11. 2026-06-03
    days on market $84,900 Active 125 DOM
12. 2026-06-02
    days on market $84,900 Active 124 DOM
13. 2026-06-01
    days on market $84,900 Active 123 DOM
14. 2026-05-31
    days on market $84,900 Active 122 DOM
15. 2026-05-17
    historical Contingency Pending 682-char remark

    Show marketing remark (682 chars)

    Welcome to 7946 Fairhope Ct, Cincinnati, OHa 3-bedroom, 1-bath home offering a spacious layout and plenty of potential. The large living room is filled with natural light and neutral colors, creating a bright foundation ready for your personal touches. An eat-in kitchen provides functional space for everyday meals and gatherings. Outside, the large fenced backyard offers room for entertaining, gardening, or future expansion, though landscaping and updates are neededmaking this a great opportunity for investors or buyers looking to add value. With solid bones and generous indoor and outdoor space, this home is a blank canvas ready to be transformed into something special.

16. 2026-05-07
    price $84,900 682-char remark

    Show marketing remark (682 chars)

    Welcome to 7946 Fairhope Ct, Cincinnati, OHa 3-bedroom, 1-bath home offering a spacious layout and plenty of potential. The large living room is filled with natural light and neutral colors, creating a bright foundation ready for your personal touches. An eat-in kitchen provides functional space for everyday meals and gatherings. Outside, the large fenced backyard offers room for entertaining, gardening, or future expansion, though landscaping and updates are neededmaking this a great opportunity for investors or buyers looking to add value. With solid bones and generous indoor and outdoor space, this home is a blank canvas ready to be transformed into something special.

17. 2026-04-14
    price $94,900 682-char remark

    Show marketing remark (682 chars)

    Welcome to 7946 Fairhope Ct, Cincinnati, OHa 3-bedroom, 1-bath home offering a spacious layout and plenty of potential. The large living room is filled with natural light and neutral colors, creating a bright foundation ready for your personal touches. An eat-in kitchen provides functional space for everyday meals and gatherings. Outside, the large fenced backyard offers room for entertaining, gardening, or future expansion, though landscaping and updates are neededmaking this a great opportunity for investors or buyers looking to add value. With solid bones and generous indoor and outdoor space, this home is a blank canvas ready to be transformed into something special.

18. 2026-03-10
    status Active 682-char remark

    Show marketing remark (682 chars)

    Welcome to 7946 Fairhope Ct, Cincinnati, OHa 3-bedroom, 1-bath home offering a spacious layout and plenty of potential. The large living room is filled with natural light and neutral colors, creating a bright foundation ready for your personal touches. An eat-in kitchen provides functional space for everyday meals and gatherings. Outside, the large fenced backyard offers room for entertaining, gardening, or future expansion, though landscaping and updates are neededmaking this a great opportunity for investors or buyers looking to add value. With solid bones and generous indoor and outdoor space, this home is a blank canvas ready to be transformed into something special.

19. 2026-02-06
    historical Contingency Pending 682-char remark

    Show marketing remark (682 chars)

    Welcome to 7946 Fairhope Ct, Cincinnati, OHa 3-bedroom, 1-bath home offering a spacious layout and plenty of potential. The large living room is filled with natural light and neutral colors, creating a bright foundation ready for your personal touches. An eat-in kitchen provides functional space for everyday meals and gatherings. Outside, the large fenced backyard offers room for entertaining, gardening, or future expansion, though landscaping and updates are neededmaking this a great opportunity for investors or buyers looking to add value. With solid bones and generous indoor and outdoor space, this home is a blank canvas ready to be transformed into something special.

20. 2026-01-29
    listed $104,900 Active 682-char remark

    Show marketing remark (682 chars)

    Welcome to 7946 Fairhope Ct, Cincinnati, OHa 3-bedroom, 1-bath home offering a spacious layout and plenty of potential. The large living room is filled with natural light and neutral colors, creating a bright foundation ready for your personal touches. An eat-in kitchen provides functional space for everyday meals and gatherings. Outside, the large fenced backyard offers room for entertaining, gardening, or future expansion, though landscaping and updates are neededmaking this a great opportunity for investors or buyers looking to add value. With solid bones and generous indoor and outdoor space, this home is a blank canvas ready to be transformed into something special.

21. 2018-02-13
    soldstatus $62,500
22. 2018-02-01
    soldstatus $62,500 Sold 188-char remark

    Show marketing remark (188 chars)

    Nice ranch home in cul-de-sac perfect for first time buyer, investor, or empty nester. Currently rented for $950 a month. Beautiful, laminate floors throughout and small private back yard!

23. 2017-12-05
    historical Accept Backup Offers 188-char remark

    Show marketing remark (188 chars)

    Nice ranch home in cul-de-sac perfect for first time buyer, investor, or empty nester. Currently rented for $950 a month. Beautiful, laminate floors throughout and small private back yard!

24. 2017-11-10
    listed $70,000 Active 188-char remark

    Show marketing remark (188 chars)

    Nice ranch home in cul-de-sac perfect for first time buyer, investor, or empty nester. Currently rented for $950 a month. Beautiful, laminate floors throughout and small private back yard!

25. 2012-04-18
    soldstatus $17,000
26. 2012-01-27
    listed $21,900
27. 2011-08-03
    historical
28. 2010-12-28
    listed $45,000
29. 2010-10-07
    historical
30. 2010-04-07
    listed $84,900
31. 2005-02-09
    soldstatus $79,900
32. 2005-01-26
    soldstatus $79,900
33. 2004-11-15
    listed $79,900
34. 2004-10-20
    historical
35. 2004-08-15
    listed $79,900
36. 2002-06-24
    historical
37. 2001-01-05
    historical
38. 2000-07-04
    listed $75,900
39. 2000-05-08
    listed $78,000
40. 1997-01-10
    soldstatus $57,000
41. 1997-01-10
    soldstatus $57,000
42. 1996-12-31
    soldstatus $57,000
43. 1996-08-10
    listed $59,950

ⓘ 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: $2,654 · $221/mo
• Projected year-2 tax: $2,654 · $221/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,253
• − Mortgage interest: −$4,476
• − Property taxes: −$2,654
• − Insurance: −$400
• − Repairs & maintenance: −$1,780
• − Management: −$1,780
• − Depreciation: −$2,324
• Taxable income: $8,839
• Est. tax owed @ 24.0%: −$2,121
• After-tax cash flow: $7,377/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: Finneytown Local
• NCES district ID: 3904733
• Math proficiency: 25% ▼ -25.00%
• Reading proficiency: 46% ▼ -10.00%
• Median HH income: $61,535
• Composite: 31.78/100
• National rank: #5890
• State rank: #549 of 656 in OH

Livability — Finneytown

• Score: 82/100
• State rank: #70
• US rank: #1092

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Finneytown, OH
• County: Hamilton County · 701,295 people
• City population: 22,186
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 21,900
• Household income: $56,471
• Rent vs Own: 40.5% rent · 59.5% own
• Severe rent burden: 1382.0

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 0.60)
• Race & ethnicity: Black 51% White 37% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -148.06%
• Current HPI: 224.1379
• Rent YoY: ▲ 1.82%
• 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

+41.6% since first listed

29 events — show timeline

• 2026-05-17 Contingent — Cincy MLS
• 2026-05-07 Price Changed $84,900 Cincy MLS
• 2026-04-14 Price Changed $94,900 Cincy MLS
• 2026-03-10 Relisted — Cincy MLS
• 2026-02-06 Contingent — Cincy MLS
• 2026-01-29 Listed $104,900 Cincy MLS
• 2018-02-13 Sold (Public Records) $62,500 Public Records
• 2018-02-01 Sold (MLS) $62,500 Cincy MLS
• 2017-12-05 Contingent — Cincy MLS
• 2017-11-10 Listed $70,000 Cincy MLS
• 2012-04-18 Sold (MLS) $17,000 Cincy MLS
• 2012-01-27 Listed $21,900 Cincy MLS
• 2011-08-03 Listing Removed — Cincy MLS
• 2010-12-28 Listed $45,000 Cincy MLS
• 2010-10-07 Listing Removed — Cincy MLS
• 2010-04-07 Listed $84,900 Cincy MLS
• 2005-02-09 Sold (Public Records) $79,900 Public Records
• 2005-01-26 Sold (MLS) $79,900 Cincy MLS
• 2004-11-15 Listed $79,900 Cincy MLS
• 2004-10-20 Listing Removed — Cincy MLS
• 2004-08-15 Listed $79,900 Cincy MLS
• 2002-06-24 Listing Removed — Cincy MLS
• 2001-01-05 Listing Removed — Cincy MLS
• 2000-07-04 Listed $75,900 Cincy MLS
• 2000-05-08 Listed $78,000 Cincy MLS
• 1997-01-10 Sold (Public Records) $57,000 Public Records
• 1997-01-10 Sold (Public Records) $57,000 Public Records
• 1996-12-31 Sold (MLS) $57,000 Cincy MLS
• 1996-08-10 Listed $59,950 Cincy MLS

Property tax history

+2.4%/yr

Latest (2025): $2,654 · -0.3% YoY. Source: county tax records.