1619 Burgoyne St · Cincinnati, OH 45223

$99,000

2 bd · 1.0 ba · 958 sqft · SingleFamily public records · 54 Days on market

Built 1909 1,742 sqft lot

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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 +28.6/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention savvy investors! Look no further than this property that combines privacy and potential for growth. With a little TLC you can revive the natural beauty of this property and secure a valuable addition to your investment portfolio.

Key facts

• 1,742 sq ft lot
• Built 1909
• Listed 54 days

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Off-street parking via driveway
• Security: Smoke alarm
• Utilities: Public water; Public sewer; Natural gas service
• Home design: Traditional single-family home; Two levels; Block foundation; Wood siding exterior; Shingle roof
• Construction: Wood siding construction; Block foundation; Shingle roof
• Exterior features: Covered deck/patio; Porch; Metal fencing; Cable and smoke alarm present

Interior

• Kitchen: Counter bar; Vinyl flooring in kitchen; Oven/Range
• Bedrooms: Two bedrooms (both on second level); Primary bedroom about 13 x 12; Second bedroom about 13 x 10
• Flooring: Vinyl flooring in kitchen; Wall-to-wall carpet in living and dining areas; Concrete floor in basement
• Bathrooms: One full bathroom (second level); One half bathroom (first level)
• Heating & cooling: Forced air heating; Gas water heating
• Interior features: Built-in bookcases; Wall-to-wall carpet in living and dining areas; Fireplace (gas)
• Laundry & utility: Basement utility space (unfinished)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 3.9% in Cincinnati — 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 80/100 on livability (#130 in OH, #1,856 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment D, crime F.
• Cincinnati Public Schools (urban): math 25% / reading 36% proficiency, ranked #581 of 656 in OH (top 89%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+16.7%/yr); 46 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 17y 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 $6k; list at $99k implies a 1550% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1909 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 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 1909 — 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. 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?
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: 1.24% ✓
• Cap rate: 10.24%
• Cash-on-cash: 14.09%
• DSCR: 1.63
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $234,710
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3950 King Pl	0.32mi	2/2.0	884 (-8%)	9mo	$146,000	$165	61
4161 Apple St	0.44mi	2/1.5	1,078 (+12%)	8mo	$105,000	$97	50
4240 Fergus St	0.66mi	1/1.0 (-1)	974 (+2%)	20mo	$239,000	$245	44
1762 Hanfield St	0.56mi	2/1.0	848 (-12%)	23mo	$210,000	$248	35

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 9.7%
• Equity multiple: 1.40×
• Total profit: $11,154
• Equity at exit: $14,761

10-year hold

• IRR: 22.5%
• Equity multiple: 3.38×
• Total profit: $65,842
• Equity at exit: $8,560

Cash invested: $27,720 (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 45223

• Rents YoY: 16.7%
• Active inventory: 46
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,225 high
• Mortgage (P&I): −$519
• Tax from tax record: −$82 /mo · $983/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $325

Break-even live

Break-even rent $813

Max offer price $99,000

Occupancy floor 68%

Sensitivity live

Price	-10% $382	-5% $353	+0% $325	+5% $297	+10% $269
Rent	-10% $229	-5% $277	+0% $325	+5% $374	+10% $422
Rate	-1.0pp $375	-0.5pp $351	base $325	+0.5pp $300	+1.0pp $274

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4046 Colerain Ave Unit 1 Cincinnati, OH	1.0	1.0	900	$1,400	$1.56	4d	1	0.33mi
1686 Blue Rock St Cincinnati, OH	1.0	1.0	750	$1,045	$1.39	5d	1	0.33mi
1580 Blue Rock St Cincinnati, OH	2.0	1.0–2.0	730	$1,970	$2.70	2d	5	0.34mi
4101 Spring Grove Ave Cincinnati, OH	2.0	1.0–2.0	2586	$2,130	$0.82	2d	8	0.41mi
1905 Elmore St Cincinnati, OH	3.0	1.0	925	$1,320	$1.43	14d	3	0.46mi
4308 Hamilton Ave Unit 9 Cincinnati, OH	2.0	1.0	650	$925	$1.42	24d	1	0.70mi
1710 Bruce Ave Cincinnati, OH	2.0	1.0	974	$1,495	$1.53	24d	1	0.83mi
3301 Colerain Ave Cincinnati, OH	1.0	1.0	1021	$1,491	$1.46	5d	9	0.87mi
500 Lafayette Ave Unit 500-202 Cincinnati, OH	1.0	1.0	640	$1,595	$2.49	24d	1	0.96mi
1934 Kentucky Ave Unit 10 Cincinnati, OH	1.0	1.0	608	$898	$1.48	5d	1	0.98mi
1932 Kentucky Ave Cincinnati, OH	1.0–2.0	1.0	668	$1,098	$1.64	3d	4	0.98mi
1948 Kentucky Ave Apt 2 Cincinnati, OH	2.0	1.0	728	$1,098	$1.51	24d	1	0.99mi
1938 Kentucky Ave Unit 3 Cincinnati, OH	1.0	1.0	608	$898	$1.48	5d	1	0.99mi
4479 Colerain Ave Cincinnati, OH	1.0–2.0	1.0	762	$1,075	$1.41	24d	1	1.00mi
1599 Glen Parker Ave Apt 12 Cincinnati, OH	1.0	1.0	539	$850	$1.58	24d	1	1.01mi
1599 Glen Parker Ave Unit 3 Cincinnati, OH	1.0	1.0	539	$825	$1.53	24d	1	1.01mi
1942 Kentucky Ave Unit 10 Cincinnati, OH	2.0	1.0	728	$1,098	$1.51	4d	1	1.01mi
1942 Kentucky Ave Unit 8 Cincinnati, OH	2.0	1.0	728	$1,098	$1.51	24d	1	1.01mi
1974 Kentucky Ave Cincinnati, OH	2.0	1.0	728	$1,098	$1.51	5d	1	1.03mi
1976 Kentucky Ave Unit 7 Cincinnati, OH	1.0	1.0	608	$898	$1.48	17d	1	1.03mi
458 Wood Ave Unit 458-05 Cincinnati, OH	1.0	1.0	550	$895	$1.63	5d	1	1.03mi
1590 Glen Parker Ave Unit 8 Cincinnati, OH	2.0	1.0	794	$995	$1.25	15d	1	1.03mi
1946 Kentucky Ave Cincinnati, OH	1.0	1.0	608	$898	$1.48	5d	1	1.04mi
1978 Kentucky Ave Unit 7 Cincinnati, OH	2.0	1.0	728	$1,098	$1.51	24d	1	1.05mi
1976 Kentucky Ave Cincinnati, OH	1.0	1.0	608	$898	$1.48	24d	1	1.06mi
1932-1978 Kentucky Ave Cincinnati, OH	2.0	1.0	728	$1,098	$1.51	17d	1	1.06mi
3107 Colerain Ave Unit 1 Cincinnati, OH	1.0	1.0	700	$895	$1.28	17d	1	1.09mi
3103 Colerain Ave Unit 1 Cincinnati, OH	1.0	1.0	700	$895	$1.28	24d	1	1.10mi
3271 Morrison Ave Unit 7 Cincinnati, OH	2.0	1.0	526	$1,195	$2.27	20d	1	1.19mi
353 McAlpin Ave Unit 353-05 Cincinnati, OH	1.0	1.0	670	$895	$1.34	4d	1	1.20mi
3346 Sherlock Ave Cincinnati, OH	1.0	1.0	800	$1,275	$1.59	24d	1	1.20mi
596 Lowell Ave Unit 596-06 Cincinnati, OH	2.0	1.0	580	$995	$1.72	24d	1	1.22mi
440 Ludlow Ave Unit 440-11 Cincinnati, OH	2.0	1.0	655	$1,195	$1.82	24d	1	1.23mi
714 Clifton Colony Dr Cincinnati, OH	1.0	1.0	605	$825	$1.36	4d	31	1.24mi
3404 Whitfield Ave Cincinnati, OH	2.0	1.0	1291	$1,595	$1.23	5d	55	1.28mi
563 Lowell Ave Unit 563-06 Cincinnati, OH	1.0	1.0	525	$895	$1.70	24d	1	1.29mi
550 Lowell Ave Unit 550-11 Cincinnati, OH	2.0	1.0	610	$1,195	$1.96	24d	1	1.31mi
3570 McHenry Ave Unit 3574-3 Cincinnati, OH	2.0	1.0	900	$1,000	$1.11	24d	1	1.31mi
551 Lowell Ave Unit 551-10 Cincinnati, OH	1.0	1.0	525	$795	$1.51	5d	1	1.32mi
717 Martin Luther King Dr W Cincinnati, OH	2.0	1.0–2.0	767	$1,875	$2.44	2d	56	1.33mi

Listing history 28 events

1. 2026-06-02
   days on market $99,000 Active 54 DOM
2. 2026-06-01
   days on market $99,000 Active 53 DOM
3. 2026-05-31
   days on market $99,000 Active 52 DOM
4. 2026-04-09
   listed $99,000 Active
5. 2025-12-30
   historical 239-char remark

   Show marketing remark (239 chars)

   Attention savvy investors! Look no further than this property that combines privacy and potential for growth. With a little TLC you can revive the natural beauty of this property and secure a valuable addition to your investment portfolio.

6. 2025-12-03
   price $95,900 239-char remark

   Show marketing remark (239 chars)

   Attention savvy investors! Look no further than this property that combines privacy and potential for growth. With a little TLC you can revive the natural beauty of this property and secure a valuable addition to your investment portfolio.

7. 2025-10-30
   listed $99,900 Active 239-char remark

   Show marketing remark (239 chars)

   Attention savvy investors! Look no further than this property that combines privacy and potential for growth. With a little TLC you can revive the natural beauty of this property and secure a valuable addition to your investment portfolio.

8. 2025-10-29
   historical 239-char remark

   Show marketing remark (239 chars)

   Attention savvy investors! Look no further than this property that combines privacy and potential for growth. With a little TLC you can revive the natural beauty of this property and secure a valuable addition to your investment portfolio.

9. 2025-09-04
   listed $99,900 Active 239-char remark

   Show marketing remark (239 chars)

   Attention savvy investors! Look no further than this property that combines privacy and potential for growth. With a little TLC you can revive the natural beauty of this property and secure a valuable addition to your investment portfolio.

10. 2025-08-01
    historical
11. 2025-07-24
    status Active
12. 2025-07-05
    historical Contingency Pending
13. 2025-06-17
    price $110,000
14. 2025-05-01
    listed $122,000 Active
15. 2025-04-28
    historical
16. 2025-03-13
    listed $129,000 Active
17. 2025-02-27
    historical
18. 2024-12-16
    listed $139,900 Active
19. 2024-11-18
    historical
20. 2024-09-20
    listed $139,000 Active
21. 2024-09-19
    historical
22. 2024-08-26
    price $159,000
23. 2024-07-11
    listed $179,000 Active
24. 2009-04-27
    soldstatus $6,000
25. 2009-01-30
    listed $9,000
26. 1996-01-11
    soldstatus $33,000
27. 1995-07-26
    soldstatus $18,000
28. 1990-07-16
    soldstatus $8,500

ⓘ 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: $983 · $82/mo
• Projected year-2 tax: $1,264 · $105/mo
• Expected delta: +$281/yr (+$23/mo · 28.6%)

ⓘ 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 · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 21 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: $14,701
• − Mortgage interest: −$5,546
• − Property taxes: −$983
• − Insurance: −$495
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − Depreciation: −$2,880
• Taxable income: $2,445
• Est. tax owed @ 24.0%: −$587
• After-tax cash flow: $3,319/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: Cincinnati Public Schools
• NCES district ID: 3904375
• Math proficiency: 25% ▼ -19.00%
• Reading proficiency: 36% ▼ -14.00%
• Median HH income: $35,743
• Composite: 25.21/100
• National rank: #7508
• State rank: #581 of 656 in OH

Livability — Cincinnati

• Score: 80/100
• State rank: #130
• US rank: #1856

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cincinnati, OH
• County: Hamilton County · 701,295 people
• City population: 505,555
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 14,182
• Household income: $49,312
• Rent vs Own: 51.4% rent · 48.6% own
• Severe rent burden: 943.0

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 0.61)
• Race & ethnicity: White 53% Black 33% Two or more races 11% Hispanic / Latino 6% Asian 1%
• Common ancestry: Slovak 3% Romanian 2% Italian 1%
• Foreign-born: 6% · Canada, Guatemala
• Languages at home: 93% English-only · Spanish 4% German/W. Germanic 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: ▼ -171.27%
• Current HPI: 239.5488
• Rent YoY: ▲ 16.66%
• 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

+1064.7% since first listed

25 events — show timeline

• 2026-04-09 Listed $99,000 Cincy MLS
• 2025-12-30 Listing Removed — Cincy MLS
• 2025-12-03 Price Changed $95,900 Cincy MLS
• 2025-10-30 Listed $99,900 Cincy MLS
• 2025-10-29 Listing Removed — Cincy MLS
• 2025-09-04 Listed $99,900 Cincy MLS
• 2025-08-01 Listing Removed — Cincy MLS
• 2025-07-24 Relisted — Cincy MLS
• 2025-07-05 Contingent — Cincy MLS
• 2025-06-17 Price Changed $110,000 Cincy MLS
• 2025-05-01 Listed $122,000 Cincy MLS
• 2025-04-28 Listing Removed — Cincy MLS
• 2025-03-13 Listed $129,000 Cincy MLS
• 2025-02-27 Listing Removed — Cincy MLS
• 2024-12-16 Listed $139,900 Cincy MLS
• 2024-11-18 Listing Removed — Cincy MLS
• 2024-09-20 Listed $139,000 Cincy MLS
• 2024-09-19 Listing Removed — Cincy MLS
• 2024-08-26 Price Changed $159,000 Cincy MLS
• 2024-07-11 Listed $179,000 Cincy MLS
• 2009-04-27 Sold (MLS) $6,000 Cincy MLS
• 2009-01-30 Listed $9,000 Cincy MLS
• 1996-01-11 Sold (Public Records) $33,000 Public Records
• 1995-07-26 Sold (Public Records) $18,000 Public Records
• 1990-07-16 Sold (Public Records) $8,500 Public Records

Property tax history

+18.3%/yr

Latest (2025): $983 · +0.1% YoY. Source: county tax records.