2074 Benninghofen Ave · Hamilton, OH 45015

$139,900

2 bd · 1.5 ba · 1,090 sqft · SingleFamily public records · 31 Days on market

Built 1904 3,049 sqft lot Est $193k · 27% under

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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 +20.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +4.4/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 bedroom, nice starter home

Key facts

• Bright kitchen
• Flexible space
• Ample cabinetry

Tags

• SPACIOUS LIVING AREAS
• BRIGHT KITCHEN
• AMPLE CABINETRY
• FLEXIBLE SPACE
• PRIVATE YARD

Property features AI

Finance

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

Exterior

• Utilities: Public water; Public sewer; Natural gas
• Home design: Traditional single-family home; One and one half levels; Poured foundation; Residential zoning
• Construction: Built with aluminum and wood siding; Poured foundation; Shingle roof
• Exterior features: Awning-style and wood windows; Aluminum and wood siding; Shingle roof

Interior

• Kitchen: Kitchen (12 x 11); Oven/Range; Refrigerator; Dining room on level 1 (14 x 10)
• Bedrooms: 2 bedrooms; Primary bedroom on level 2 (14 x 13); Second bedroom on level 2 (14 x 11)
• Bathrooms: 1 full bathroom on level 1; 1 full bathroom on level 2; 1 half bathroom
• Heating & cooling: Gas heating; Window cooling unit; Gas water heating
• Interior features: 6 total rooms; Partial basement; Smoke alarm

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/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 $132k (5.7% below list).
• Recommended offer: $132k (5.7% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 5.1% in Hamilton — 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 73/100 on livability (#332 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B; Watch: crime C-, amenities C-, employment D.
• Hamilton City (suburban): math 42% / reading 45% proficiency, ranked #517 of 656 in OH (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 13 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,163 units permitted in Butler County in 2024 (356 in 5+ unit buildings).
• This rent runs 33% of the median local income ($48k/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 $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 28y 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.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,940 (5.7% 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 6% concession, seller financing, or rate buy-down credit?
2. Built in 1904 — 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. Schools are B-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?
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: 0.94% ✗
• Cap rate: 7.89%
• Cash-on-cash: 5.70%
• DSCR: 1.25
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $192,930
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2031 Benninghofen Ave	0.04mi	2/1.0	1,080 (-1%)	2mo	$140,000	$130	93
928 Hooven Ave	0.62mi	2/1.5	1,056 (-3%)	3mo	$175,000	$166	64
921 Weller Ave	0.53mi	3/2.0 (+1)	1,087 (-0%)	6mo	$209,900	$193	62
408 Fallert Ave	0.26mi	3/1.0 (+1)	969 (-11%)	0mo	$253,750	$262	62
1018 Minor Ave	0.60mi	3/2.0 (+1)	1,104 (+1%)	2mo	$214,900	$195	61
340 Belle Ave	0.29mi	2/1.5	1,246 (+14%)	3mo	$132,500	$106	60
410 Laurel Ave	0.48mi	2/1.0	962 (-12%)	1mo	$191,000	$199	56
890 Weller Ave	0.49mi	2/2.0	1,240 (+14%)	0mo	$220,000	$177	52
1890 See Ave	0.69mi	2/1.0	1,182 (+8%)	5mo	$100,000	$85	47
1681 Kahn Ave	0.62mi	2/1.0	960 (-12%)	2mo	$100,000	$104	47
639 Minor Ave	0.56mi	2/1.0	1,240 (+14%)	2mo	$172,000	$139	47
717 Hooven Ave	0.62mi	2/1.0	936 (-14%)	2mo	$213,200	$228	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.5%
• Equity multiple: 0.72×
• Total profit: $-10,867
• Equity at exit: $20,860

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $5,602
• Equity at exit: $12,096

Cash invested: $39,172 (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 45015

• Home prices YoY: -24.1%
• Active inventory: 13
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,319 high
• Mortgage (P&I): −$734
• Tax from tax record: −$64 /mo · $772/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $186

Break-even live

Break-even rent $1,084

Max offer price $139,900

Occupancy floor 81%

Sensitivity live

Price	-10% $265	-5% $226	+0% $186	+5% $146	+10% $107
Rent	-10% $82	-5% $134	+0% $186	+5% $238	+10% $290
Rate	-1.0pp $257	-0.5pp $222	base $186	+0.5pp $150	+1.0pp $113

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1118 Bonacker Ave Unit 1116 Hamilton, OH	2.0	1.0	1000	$1,195	$1.20	44d	1	0.38mi
1008 Fairview Ave Hamilton, OH	3.0	1.0	1080	$1,600	$1.48	2d	1	0.39mi
1005 Minor Ave Hamilton, OH	2.0	1.0	886	$1,495	$1.69	21d	1	0.62mi
1794 See Ave Hamilton, OH	3.0	1.0	1272	$1,800	$1.42	11d	1	0.69mi
1310 Shuler Ave Unit 2 Hamilton, OH	2.0	1.0	976	$895	$0.92	24d	1	0.70mi
969 Harmon Ave Hamilton, OH	3.0	1.0	1350	$1,695	$1.26	44d	1	0.95mi
967 Shuler Ave Hamilton, OH	3.0	2.0	1466	$1,795	$1.22	44d	1	0.97mi
350 Vista Dr Apt 1 Hamilton, OH	1.0	1.0	700	$900	$1.29	44d	1	1.33mi
350 Vista Dr Unit 2 Hamilton, OH	1.0	1.0	700	$875	$1.25	2d	1	1.33mi
829 Maple Ave Apt 1 Hamilton, OH	1.0	1.0	731	$755	$1.03	24d	1	1.34mi
829 Maple Ave Unit 3 Hamilton, OH	3.0	1.0	1097	$945	$0.86	44d	1	1.34mi
513 S 3rd St Unit 513 Hamilton, OH	1.0	1.0	1000	$850	$0.85	11d	1	1.35mi
358 Hampshire Dr Unit 1FNA-49401 Hamilton, OH	2.0	1.0	788	$1,200	$1.52	8d	1	1.41mi
358 Hampshire Dr Hamilton, OH	1.0–2.0	1.0	687	$1,250	$1.82	2d	23	1.41mi
1344 Carriage Hill Ln Hamilton, OH	1.0–2.0	1.0	730	$1,204	$1.65	2d	6	1.41mi

Listing history 26 events

1. 2026-06-21
   days on market $139,900 Active 31 DOM
2. 2026-06-18
   days on market $139,900 Active 28 DOM
3. 2026-06-17
   days on market $139,900 Active 27 DOM
4. 2026-06-16
   days on market $139,900 Active 26 DOM
5. 2026-06-15
   days on market $139,900 Active 25 DOM
6. 2026-06-13
   days on market $139,900 Active 23 DOM
7. 2026-06-13
   days on market $139,900 Active 22 DOM
8. 2026-06-10
   status $139,900 Active 19 DOM
9. 2026-06-09
   days on market $139,900 Contingency Pending 19 DOM
10. 2026-06-08
    days on market $139,900 Contingency Pending 18 DOM
11. 2026-06-07
    days on market $139,900 Contingency Pending 17 DOM
12. 2026-06-03
    days on market $139,900 Contingency Pending 13 DOM
13. 2026-06-02
    days on market $139,900 Contingency Pending 12 DOM
14. 2026-06-01
    days on market $139,900 Contingency Pending 11 DOM
15. 2026-05-31
    days on market $139,900 Contingency Pending 10 DOM
16. 2026-05-21
    listed $139,900 Active
17. 2023-12-20
    soldstatus $660,000
18. 2020-07-06
    soldstatus $35,500 Sold 28-char remark

    Show marketing remark (28 chars)

    2 bedroom, nice starter home

19. 2020-07-06
    soldstatus $35,500 Closed 28-char remark

    Show marketing remark (28 chars)

    2 bedroom, nice starter home

20. 2020-07-02
    status Pending 28-char remark

    Show marketing remark (28 chars)

    2 bedroom, nice starter home

21. 2020-07-02
    listed $35,500 Active 28-char remark

    Show marketing remark (28 chars)

    2 bedroom, nice starter home

22. 1998-10-15
    soldstatus $49,200
23. 1998-10-13
    soldstatus $49,200 63-char remark

    Show marketing remark (63 chars)

    Updated Kitchen, 2 Full Baths, Corner Lot, 2 Window Units Stay.

24. 1998-07-13
    listed $49,900 63-char remark

    Show marketing remark (63 chars)

    Updated Kitchen, 2 Full Baths, Corner Lot, 2 Window Units Stay.

25. 1993-12-01
    soldstatus $35,900
26. 1983-09-01
    soldstatus $35,000

ⓘ 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: $772 · $64/mo
• Projected year-2 tax: $1,477 · $123/mo
• Expected delta: +$705/yr (+$59/mo · 91.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°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: $15,833
• − Mortgage interest: −$7,837
• − Property taxes: −$772
• − Insurance: −$700
• − Repairs & maintenance: −$1,267
• − Management: −$1,267
• − Depreciation: −$4,070
• Taxable loss: −$78
• Est. tax savings @ 24.0%: +$19
• After-tax cash flow: $2,252/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: Hamilton City
• NCES district ID: 3904410
• Math proficiency: 42% ▼ -13.00%
• Reading proficiency: 45% ▼ -10.00%
• Median HH income: $40,488
• Composite: 36.48/100
• National rank: #4656
• State rank: #517 of 656 in OH

Livability — Hamilton

• Score: 73/100
• State rank: #332
• US rank: #5467

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hamilton, OH
• County: Butler County · 381,674 people
• City population: 140,900
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 11,038
• Household income: $48,312
• Rent vs Own: 40.9% rent · 59.1% own
• Severe rent burden: 407.0

Population outlook (Butler County) Hauer SSP2

• Today (2025): 387,706 people
• By 2030: 392,028 · +1.1%
• By 2040: 395,307 · +2.0%
• By 2050: 391,116 · +0.9%
• By 2075: 378,642 · -2.3%
• By 2100: 343,248 · -11.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Two or more races 10% Hispanic / Latino 9% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 4% Cuban 1% Dominican 1%
• Common ancestry: Lithuanian 2% Italian 2% Greek 1%
• Foreign-born: 11% · Canada
• Languages at home: 88% English-only · Spanish 6% Arabic 3% French/Haitian/Cajun 1%

Political lean MEDSL · Butler

• 2024 margin: Strong R (+26.3) · D 36.4% · R 62.7%
• 2008→2024 swing: -3.6pp toward R · 2008: -22.6pp · 2024: -26.3pp
• All cycles: 2024: R+26.3 2020: R+24.0 2016: R+28.3 2012: R+26.2 2008: R+22.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -80.41%
• Current HPI: 253.3351
• Rent YoY: —
• 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

+299.7% since first listed

11 events — show timeline

• 2026-05-21 Listed $139,900 Cincy MLS
• 2023-12-20 Sold (Public Records) $660,000 Public Records
• 2020-07-06 Sold (MLS) $35,500 Dayton MLS
• 2020-07-06 Sold (MLS) $35,500 Dayton MLS
• 2020-07-02 Pending — Dayton MLS
• 2020-07-02 Listed $35,500 Dayton MLS
• 1998-10-15 Sold (Public Records) $49,200 Public Records
• 1998-10-13 Sold (MLS) $49,200 Cincy MLS
• 1998-07-13 Listed $49,900 Cincy MLS
• 1993-12-01 Sold (Public Records) $35,900 Public Records
• 1983-09-01 Sold (Public Records) $35,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $772 · +0.5% YoY. Source: county tax records.