4579 Georgeann Ln · Summerside, OH 45245

$154,900

3 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 35 Days on market

Built 1954 Est $301k · 49% under

---

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 +28.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Schools +4.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stunning Spacious Ranch offering New Siding ~ Furnace ~ AC ~ Bath ~ Brick WBFP ~ Carpet ~ Appliances ~ Gutters ~ Updated Electric and More! Beautiful Hardwood ~ Oversized Garage ~ Quiet No-Outlet Street!

Key facts

• Private lane
• Covered rear patio
• Large mudroom

Tags

• PRIVATE LANE
• COVERED REAR PATIO
• LARGE YARD
• SPACIOUS LAYOUT
• LARGE MUDROOM
• OVERSIZED GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $492 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 4.5% in Summerside — 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 59/100 on livability (#1,031 in OH) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A, crime A-; Watch: schools F, amenities F, commute F.
• West Clermont Local (suburban): math 51% / reading 57% proficiency, ranked #373 of 656 in OH (top 57%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 82 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 996 units permitted in Clermont County in 2024 (210 in 5+ unit buildings).
• This rent runs 30% of the median local income ($80k/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 $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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 $102k; list at $155k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,253 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.29% ✓
• Cap rate: 10.10%
• Cash-on-cash: 13.61%
• DSCR: 1.61
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $300,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
646 Marieda Dr	0.26mi	3/3.0	1,446 (+0%)	4mo	$237,500	$164	75
4647 Cardinal Dr	0.41mi	3/2.0	1,468 (+2%)	0mo	$305,000	$208	73
4639 Cardinal Dr	0.36mi	3/2.5	1,480 (+3%)	1mo	$310,000	$209	72
4609 Laurel Ridge Ct	0.58mi	3/2.5	1,472 (+2%)	5mo	$310,000	$211	59
4613 Laurel View Dr	0.66mi	3/2.0	1,504 (+4%)	1mo	$307,000	$204	57
624 Fern Ct	0.36mi	3/1.5	1,259 (-13%)	4mo	$250,000	$199	57
688 Whippoorwill Dr	0.50mi	3/2.5	1,556 (+8%)	1mo	$335,000	$215	56
673 Amber Trl	0.43mi	3/2.5	1,558 (+8%)	6mo	$335,900	$216	55
4653 Cardinal Dr	0.45mi	3/2.5	1,556 (+8%)	7mo	$290,000	$186	54
544 Forest Ridge Ct	0.71mi	3/2.0	1,349 (-6%)	6mo	$300,000	$222	47
4603 Laurel View Dr	0.66mi	3/2.0	1,314 (-9%)	7mo	$316,000	$240	45
685 Mockingbird Ln	0.58mi	3/2.5	1,612 (+12%)	4mo	$290,000	$180	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: 3.7%
• Equity multiple: 1.14×
• Total profit: $6,268
• Equity at exit: $23,096

10-year hold

• IRR: 13.3%
• Equity multiple: 2.06×
• Total profit: $45,969
• Equity at exit: $13,393

Cash invested: $43,372 (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 45245

• Active inventory: 82
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,004 high
• Mortgage (P&I): −$812
• Tax from tax record: −$214 /mo · $2,574/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $492

Break-even live

Break-even rent $1,381

Max offer price $154,900

Occupancy floor 70%

Sensitivity live

Price	-10% $580	-5% $536	+0% $492	+5% $448	+10% $404
Rent	-10% $334	-5% $413	+0% $492	+5% $571	+10% $650
Rate	-1.0pp $570	-0.5pp $531	base $492	+0.5pp $452	+1.0pp $411

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
860 Deerfield Blvd Cincinnati, OH	1.0–3.0	1.0–2.5	943	$1,760	$1.87	3d	15	0.55mi
618 Neptune Way Cincinnati, OH	3.0	1.5	1559	$1,971	$1.26	3d	1	0.60mi
4396 Todd Rose Ct Cincinnati, OH	4.0	3.5	1788	$2,650	$1.48	45d	1	0.74mi
4380 Eastgate Blvd Unit AVA-401 Cincinnati, OH	2.0	2.0	1171	$1,575	$1.35	45d	1	0.97mi
4380 Eastgate Blvd Unit AVA-418 Cincinnati, OH	2.0	2.0	901	$1,600	$1.78	5d	1	0.97mi
4341 Value Spgs Cincinnati, OH	2.0	2.0	1274	$2,000	$1.57	17d	1	1.46mi

Listing history 19 events

1. 2026-06-16
   status $154,900 Under Contract 35 DOM
2. 2026-06-15
   days on market $154,900 Active 35 DOM
3. 2026-06-13
   days on market $154,900 Active 33 DOM
4. 2026-06-13
   days on market $154,900 Active 32 DOM
5. 2026-06-09
   days on market $154,900 Active 29 DOM
6. 2026-06-08
   days on market $154,900 Active 28 DOM
7. 2026-06-07
   days on market $154,900 Active 27 DOM
8. 2026-06-05
   days on market $154,900 Active 24 DOM
9. 2026-06-03
   days on market $154,900 Active 23 DOM
10. 2026-06-02
    days on market $154,900 Active 22 DOM
11. 2026-06-01
    days on market $154,900 Active 21 DOM
12. 2026-05-31
    days on market $154,900 Active 20 DOM
13. 2026-05-12
    listed $154,900 Active 1016-char remark
14. 2012-07-09
    soldstatus $101,500
15. 2012-04-04
    soldstatus $101,500 203-char remark

    Show marketing remark (203 chars)

    Stunning Spacious Ranch offering New Siding ~ Furnace ~ AC ~ Bath ~ Brick WBFP ~ Carpet ~ Appliances ~ Gutters ~ Updated Electric and More! Beautiful Hardwood ~ Oversized Garage ~ Quiet No-Outlet Street!

16. 2011-09-26
    listed $108,400 203-char remark

    Show marketing remark (203 chars)

    Stunning Spacious Ranch offering New Siding ~ Furnace ~ AC ~ Bath ~ Brick WBFP ~ Carpet ~ Appliances ~ Gutters ~ Updated Electric and More! Beautiful Hardwood ~ Oversized Garage ~ Quiet No-Outlet Street!

17. 2011-08-11
    soldstatus $51,500

    Show marketing remark (212 chars)

    Very spacious ranch with 3 bedrooms and 1 bath. Hardwood floor in living room. In ground pool in the big back yard. All buyers must have pre-approval letter or proof of funds and copy of earnest money with offer.

18. 2011-04-13
    listed $56,500

    Show marketing remark (212 chars)

    Very spacious ranch with 3 bedrooms and 1 bath. Hardwood floor in living room. In ground pool in the big back yard. All buyers must have pre-approval letter or proof of funds and copy of earnest money with offer.

19. 1987-03-19
    soldstatus $48,000

ⓘ 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: $2,574 · $214/mo
• Projected year-2 tax: $2,574 · $214/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 ≥102°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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,048
• − Mortgage interest: −$8,677
• − Property taxes: −$2,574
• − Insurance: −$774
• − Repairs & maintenance: −$1,924
• − Management: −$1,924
• − Depreciation: −$4,506
• Taxable income: $3,669
• Est. tax owed @ 24.0%: −$881
• After-tax cash flow: $5,021/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: West Clermont Local
• NCES district ID: 3904635
• Math proficiency: 51% ▼ -14.00%
• Reading proficiency: 57% ▼ -11.00%
• Median HH income: $56,436
• Composite: 46.7/100
• National rank: #2402
• State rank: #373 of 656 in OH

Livability — Summerside

• Score: 59/100
• State rank: #1031
• US rank: #20458

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Summerside, OH
• County: Clermont County · 173,169 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 20,045
• Household income: $80,147
• Rent vs Own: 37.4% rent · 62.6% own
• Severe rent burden: 485.0

Population outlook (Clermont County) Hauer SSP2

• Today (2025): 210,162 people
• By 2030: 212,463 · +1.1%
• By 2040: 212,504 · +1.1%
• By 2050: 205,957 · -2.0%
• By 2075: 182,728 · -13.1%
• By 2100: 143,986 · -31.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 4% Black 2%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Clermont

• 2024 margin: Solid R (+35.8) · D 31.7% · R 67.4%
• 2008→2024 swing: -3.4pp toward R · 2008: -32.4pp · 2024: -35.8pp
• All cycles: 2024: R+35.8 2020: R+36.6 2016: R+41.3 2012: R+35.5 2008: R+32.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -172.73%
• Current HPI: 237.6291
• 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

+222.7% since first listed

8 events — show timeline

• 2026-06-16 Pending — FSBO.com
• 2026-05-12 Listed $154,900 FSBO.com
• 2012-07-09 Sold (Public Records) $101,500 Public Records
• 2012-04-04 Sold (MLS) $101,500 Cincy MLS
• 2011-09-26 Listed $108,400 Cincy MLS
• 2011-08-11 Sold (MLS) $51,500 Cincy MLS
• 2011-04-13 Listed $56,500 Cincy MLS
• 1987-03-19 Sold (Public Records) $48,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $2,574 · -0.2% YoY. Source: county tax records.