1409 Adams · Mount Healthy, OH 45321

$104,900

2 bd · 1.0 ba · 893 sqft · SingleFamily · 1 Days on market

Built 1947 Fair condition 6,882 sqft lot Est $170k · 38% under

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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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• Appreciation +7.0/10.0
• 1% rule +6.5/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.6/10.0

Listing remarks

Brick Cape Cod with tons of potential and a functional floor plan. Fenced backyard with access from both the walkout kitchen and walkout basement, ideal for future outdoor living or pet‑friendly tenants. Spacious bedrooms and a bright living room offer a solid layout for cosmetic updates. Great value‑add opportunity for an investor or savvy DIYer to renovate, rent, or resell. Being sold as‑is. Agent owned.

Key facts

• Walkout basement
• Walkout kitchen
• Fenced backyard

Tags

• FENCED BACKYARD
• WALKOUT KITCHEN
• WALKOUT BASEMENT

Property features AI

Finance

• Other: Zoned residential; Lot is less than 0.5 acre (about 0.158 acres)
• Financial info: Lease not considered
• HOA & community: No homeowners association

Exterior

• Parking: Attached garage (front/side access) with 1 garage space
• Security: No specific security features provided
• Utilities: Public water; Public sewer; Natural gas
• Home design: Cape Cod style single-family home; One level
• Construction: Brick construction; Block foundation; Year built not provided
• Exterior features: Metal fencing; Vinyl windows; Shingle roof

Interior

• Kitchen: Walkout kitchen; Kitchen approximately 12 x 9; Dishwasher, Oven/Range
• Bedrooms: Two bedrooms, each approximately 12 x 12 on level 1 (primary 12 x 12)
• Flooring: No flooring details provided
• Bathrooms: One full bathroom on level 1
• Heating & cooling: Forced air heating (gas); Central air conditioning; Gas water heating
• Interior features: 4 total rooms; Full basement with concrete floor, unfinished and walkout; Handyman condition noted
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Cap rate 8.9% vs local median 6.4% in Mount Healthy — 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 77/100 on livability (#189 in OH, #2,906 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, amenities F, employment D-.
• 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.
• Zoned schools: Mt. Healthy South Elementary School (math 12% / reading 20%, grade F, #1,371 of 1,584 statewide, top 87%, 651 students, 0% FRL); Mt Healthy Junior High School (math 13% / reading 26%, grade F, #610 of 654 statewide, top 94%, 457 students, 0% FRL); Mt Healthy High School (math 5% / reading 25%, grade F, #704 of 781 statewide, top 90%, 828 students, 0% FRL) — zoned schools average 0% FRL vs 75% district-wide (75 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 4 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($725 loan paydown + $4k appreciation (4.0% local appreciation)).
• At projected returns (4.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $104,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.15% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.38%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $169,670
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1469 Hill Ave	0.23mi	2/1.0	844 (-6%)	0mo	$159,900	$189	80
7841 Seward Ave	0.10mi	2/1.0	865 (-3%)	14mo	$165,000	$191	78
7829 Seward Ave	0.12mi	2/1.5	855 (-4%)	12mo	$205,000	$240	75
1436 Hill Ave	0.16mi	3/1.0 (+1)	939 (+5%)	10mo	$198,000	$211	71
1461 Hill Ave	0.22mi	3/1.5 (+1)	884 (-1%)	13mo	$185,000	$209	70
1315 Newport Dr	0.49mi	3/1.0 (+1)	918 (+3%)	5mo	$131,500	$143	63
1405 Meredith Dr	0.40mi	3/1.0 (+1)	962 (+8%)	2mo	$193,500	$201	61
7933 Hickman St	0.37mi	2/1.0	840 (-6%)	14mo	$160,000	$190	61
7345 Hickman St	0.64mi	2/1.0	875 (-2%)	8mo	$158,500	$181	60
1372 Riviera Pl	0.59mi	2/1.0	962 (+8%)	8mo	$175,000	$182	52
7832 Lincoln Ave	0.62mi	3/1.0 (+1)	985 (+10%)	3mo	$152,750	$155	46
1320 Ovid Ave	0.50mi	3/2.0 (+1)	1,000 (+12%)	10mo	$188,000	$188	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.8%
• Equity multiple: 2.13×
• Total profit: $33,244
• Equity at exit: $53,521

10-year hold

• IRR: 19.3%
• Equity multiple: 4.09×
• Total profit: $90,850
• Equity at exit: $87,807

Cash invested: $29,372 (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 45321

• Home prices YoY: 2.1%
• Active inventory: 4
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,208 high
• Mortgage (P&I): −$550
• Tax est. 1.5%: −$131 /mo · $1,574/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $229

Break-even live

Break-even rent $918

Max offer price $104,900

Occupancy floor 76%

Sensitivity live

Price	-10% $302	-5% $266	+0% $229	+5% $193	+10% $157
Rent	-10% $134	-5% $182	+0% $229	+5% $277	+10% $325
Rate	-1.0pp $282	-0.5pp $256	base $229	+0.5pp $202	+1.0pp $175

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7701 Clovernook Ave Cincinnati, OH	1.0–2.0	1.0–1.5	787	$1,365	$1.73	25d	1	0.22mi
7419 Werner Ave Unit 8 Cincinnati, OH	1.0	1.0	700	$850	$1.21	25d	1	0.79mi
1667 Lakenoll Dr Mt Healthy, OH	1.0–2.0	1.0–1.5	817	$1,385	$1.69	5d	7	0.84mi
8565 Daly Rd Unit 8565 5 Cincinnati, OH	2.0	1.0	1100	$1,299	$1.18	25d	1	1.01mi
8565 Daly Rd Unit 8565 4 Cincinnati, OH	1.0	1.0	790	$1,050	$1.33	25d	1	1.01mi
7777 Compton Lake Dr Cincinnati, OH	1.0	1.5	740	$1,125	$1.52	5d	3	1.08mi
8543 Cottonwood Dr Unit 4 Cincinnati, OH	1.0	1.0	731	$925	$1.27	9d	1	1.36mi
1385 W Galbraith Rd Cincinnati, OH	1.0	1.0	576	$850	$1.48	25d	1	1.38mi

Listing history 2 events

1. 2026-06-13
   remarks 409-char remark
2. 2026-06-13
   listed $104,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $14,498
• − Mortgage interest: −$5,876
• − Property taxes: −$1,574
• − Insurance: −$524
• − Repairs & maintenance: −$1,160
• − Management: −$1,160
• − Depreciation: −$3,052
• Taxable income: $1,152
• Est. tax owed @ 24.0%: −$277
• After-tax cash flow: $2,477/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home has moderate potential for improvement with updates to the kitchen, bathroom, HVAC, and landscaping. It offers a functional floor plan and a fenced backyard, making it a good value for cosmetic updates.

Repairs flagged

• Moderate kitchen cabinets — Older cabinets and countertops need updating.
• Major bathroom fixtures — Old fixtures and dated tile need replacement.
• Moderate HVAC system — Older system may need maintenance or replacement.
• Minor landscaping — Basic landscaping could be improved with some updates.

Value-add opportunities

• Both Updating kitchen cabinets and countertops — Improves both resale and rental value.
• Both Replacing bathroom fixtures and tile — Significant improvement in both resale and rental value.
• Both Upgrading HVAC system — Enhances comfort and energy efficiency, improving both resale and rental value.
• Both Landscaping improvements — Enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Older cabinets and countertops need updating.	Moderate	$3,000–15,000
bathroom fixtures · Old fixtures and dated tile need replacement.	Major	$15,000–50,000
HVAC system · Older system may need maintenance or replacement.	Moderate	$3,000–15,000
landscaping · Basic landscaping could be improved with some updates.	Minor	$500–3,000
Total estimated repair cost · 4 items		$21,500–83,000

Value-add ROI direction

• Both Updating kitchen cabinets and countertops — Improves both resale and rental value. ↑
• Both Replacing bathroom fixtures and tile — Significant improvement in both resale and rental value. ↑
• Both Upgrading HVAC system — Enhances comfort and energy efficiency, improving both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Score: 77/100
• State rank: #189
• US rank: #2906

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Healthy, OH
• County: Preble · 42,634 people
• Population (ZIP): 1,254
• Household income: $67,153
• Rent vs Own: 14.2% rent · 85.8% own
• Severe rent burden: 12.3

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 (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Iranian 3% Lithuanian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · 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: ▲ 4.05%
• Current HPI: 199.5416
• 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

• 2026-06-12 Listed $104,900 Cincy MLS