813 S Fred Shuttlesworth Cir · Cincinnati, OH 45229

$129,900

4 bd · 1.0 ba · 1,740 sqft · SingleFamily public records · 13 Days on market

Built 1920 7,754 sqft lot Est $244k · 47% 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 +29.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Livability +4.0/5.0
• Rent growth +3.9/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bed, 1 bath Avondale home. Located on a cul-de-sac street. Great location, close to downtown Cincinnati, hospitals and universities. Plenty of room with approx. 1740 sq ft per HVA. Off street parking.

Key facts

• Original hardwood
• Natural woodwork
• Covered front porch

Tags

• CUL-DE-SAC
• ORIGINAL HARDWOOD
• NATURAL WOODWORK
• UNIQUE ARCHITECTURAL CHARACTER
• COVERED FRONT PORCH
• ONE-CAR GARAGE

Property features AI

Finance

• Other: Second-floor area approximately 850
• HOA & community: No HOA

Exterior

• Parking: Built-in 1-car garage; Off-street parking
• Utilities: Public water; Public sewer; Natural gas
• Home design: Tudor-style single family home; One and one-half stories; Handyman/needs work
• Construction: Brick and stucco construction; Shingle roof; Poured foundation; One fireplace (currently inoperable)
• Exterior features: Front porch; Less than 0.5 acre lot (approx. 50 x 175 irregular); Residential zoning

Interior

• Kitchen: Tile floor and wood cabinets; Gas cooktop; Oven/Range; Refrigerator
• Bedrooms: Three bedrooms total; Primary bedroom about 13 x 12 (located on level 2); Second bedroom about 14 x 13 (located on level 2); Third bedroom about 14 x 13 (located on level 2)
• Flooring: Wood floors in living room, dining room, study/den, and entry; Tile floor in kitchen
• Bathrooms: One full bathroom (located on level 2)
• Heating & cooling: Forced air gas heating; Gas water heating
• Interior features: 9+ foot ceilings with beam ceiling; Multi-panel doors; Natural woodwork; Full unfinished walkout basement with concrete floor
• Laundry & utility: Basement utility area (basement is full and unfinished)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $466 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 10.6% 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 (+5.5%/yr); 49 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• At $1,776/mo this rent would consume 66% of the median local household income ($32k/yr) (locally 1730% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.5% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 22y 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 $105k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,900

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.37% ✓
• Cap rate: 10.60%
• Cash-on-cash: 15.38%
• DSCR: 1.68
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $243,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
813 S Fred Shuttlesworth Cir	0.00mi	3/1.0 (-1)	1,740 (0%)	10mo	$104,900	$60	87
810 S Fred Shuttlesworth Cir	0.03mi	3/2.5 (-1)	1,751 (+1%)	1mo	$165,000	$94	86
723 N Fred Shuttlesworth Cir	0.34mi	4/1.5	1,780 (+2%)	16mo	$226,000	$127	65
634 Greenwood Ave	0.42mi	3/2.5 (-1)	1,777 (+2%)	6mo	$314,000	$177	61
3935 Warwick Ave	0.66mi	4/2.0	1,796 (+3%)	6mo	$260,000	$145	54
3970 Abington Ave	0.68mi	3/2.5 (-1)	1,693 (-3%)	2mo	$405,000	$239	51
3970 Ardmore Ave	0.68mi	3/1.5 (-1)	1,766 (+2%)	10mo	$247,000	$140	51
1608 Brewster Ave	0.75mi	4/1.0	1,576 (-9%)	2mo	$147,500	$94	48
1606 Brewster Ave	0.74mi	3/2.0 (-1)	1,600 (-8%)	2mo	$150,000	$94	41
3552 Woodburn Ave	0.73mi	4/2.0	1,572 (-10%)	12mo	$275,000	$175	36
3319 Milton Ct	0.69mi	3/1.0 (-1)	1,889 (+9%)	17mo	$106,000	$56	34
3959 Warwick Ave	0.71mi	3/3.0 (-1)	1,634 (-6%)	15mo	$373,000	$228	31

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 · 5.55% rent growth · sell at horizon

5-year hold

• IRR: 9.1%
• Equity multiple: 1.37×
• Total profit: $13,364
• Equity at exit: $19,369

10-year hold

• IRR: 20.4%
• Equity multiple: 2.93×
• Total profit: $70,276
• Equity at exit: $11,231

Cash invested: $36,372 (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 45229

• Home prices YoY: -24.0%
• Rents YoY: 5.5%
• Active inventory: 49
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,776 high
• Mortgage (P&I): −$681
• Tax from tax record: −$201 /mo · $2,417/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $466

Break-even live

Break-even rent $1,186

Max offer price $129,900

Occupancy floor 69%

Sensitivity live

Price	-10% $540	-5% $503	+0% $466	+5% $429	+10% $393
Rent	-10% $326	-5% $396	+0% $466	+5% $536	+10% $606
Rate	-1.0pp $532	-0.5pp $499	base $466	+0.5pp $432	+1.0pp $398

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3640 Reading Rd Unit 3640-1 Cincinnati, OH	3.0	1.0	1113	$1,295	$1.16	24d	1	0.08mi
979 Burton Ave Cincinnati, OH	3.0	1.0	1725	$1,595	$0.92	3d	1	0.16mi
870 Rockdale Ave Cincinnati, OH	4.0	2.0	1749	$1,800	$1.03	24d	1	0.41mi
3564 Estes Pl Unit 2 Cincinnati, OH	3.0	1.0	1662	$1,500	$0.90	2d	1	0.42mi
3595 Harvey Ave Cincinnati, OH	3.0	3.0	1200	$2,250	$1.88	2d	1	0.60mi
3550 Woodburn Ave Cincinnati, OH	3.0	1.0	1308	$2,000	$1.53	15d	1	0.73mi
1607 Asmann Ave Cincinnati, OH	1.0–4.0	1.0–1.5	1069	$1,695	$1.58	13d	6	0.73mi
575 Blair Ave Unit 575-3 Cincinnati, OH	3.0	1.0	1200	$1,375	$1.15	15d	1	0.78mi
1512 Blair Ave Apt B Cincinnati, OH	3.0	1.5	1100	$1,795	$1.63	24d	1	0.79mi
434 Northern Ave Cincinnati, OH	3.0	2.5	1518	$2,700	$1.78	5d	1	0.79mi
3139 Gaff Ave Cincinnati, OH	3.0	2.0	1711	$1,795	$1.05	16d	1	0.80mi
1524 Ruth Ave Unit 2 Cincinnati, OH	4.0	1.0	1971	$1,595	$0.81	24d	1	0.84mi
1725 Cleneay Ave Norwood, OH	1.0–5.0	1.0–5.0	1060	$2,827	$2.67	2d	46	0.94mi
3209 Gilbert Ave Unit 2 Cincinnati, OH	4.0	2.0	1548	$1,395	$0.90	3d	1	0.98mi
3028 Gilbert Ave Cincinnati, OH	5.0	1.5	1936	$1,700	$0.88	20d	1	1.02mi
4133 Huston Ave Cincinnati, OH	3.0	1.0	1210	$1,725	$1.43	13d	1	1.03mi
4133 Huston Ave Cincinnati, OH	3.0	1.0	1210	$1,725	$1.43	44d	1	1.03mi
3131 Harvard Ave Cincinnati, OH	3.0	1.0	1264	$1,645	$1.30	24d	1	1.08mi
3326 Fairfield Ave Cincinnati, OH	3.0	2.0	1566	$1,600	$1.02	11d	1	1.12mi
3113 Harvard Ave Cincinnati, OH	4.0	3.0	1895	$2,700	$1.42	15d	1	1.12mi
1710 Fairfax Ave Unit 1710 Cincinnati, OH	5.0	2.0	1500	$2,000	$1.33	24d	1	1.20mi
21 Clinton Springs Ln Cincinnati, OH	3.0	1.0	1304	$1,650	$1.27	24d	1	1.22mi
1709 Sherman Ave Unit 2 Cincinnati, OH	4.0	2.0	1500	$2,300	$1.53	2d	1	1.24mi
3508 Bevis Ave Cincinnati, OH	5.0	2.0	1744	$2,400	$1.38	2d	1	1.25mi
1931 Delaware Ave Unit 2 Norwood, OH	3.0	2.0	1650	$1,810	$1.10	44d	1	1.27mi
3915 Lindley Ave Unit 2 Norwood, OH	4.0	2.0	1500	$1,950	$1.30	44d	1	1.27mi
15 Bertus St Cincinnati, OH	3.0	2.0	1520	$1,895	$1.25	15d	1	1.30mi
4342 Vine St #2 Cincinnati, OH	3.0	1.0	1100	$1,400	$1.27	24d	1	1.31mi
28 Juergens Ave Cincinnati, OH	4.0	2.0	1306	$1,625	$1.24	5d	1	1.35mi
3921 Spencer Ave Apt 2 Norwood, OH	4.0	1.0	1636	$2,400	$1.47	17d	1	1.40mi
2123 Cameron Ave Cincinnati, OH	4.0	2.5	2165	$4,500	$2.08	44d	1	1.46mi
3901 Elsmere Ave Cincinnati, OH	3.0	2.0	1415	$1,995	$1.41	3d	1	1.47mi

Listing history 11 events

1. 2026-06-19
   status $129,900 Active 13 DOM
2. 2026-06-18
   days on market $129,900 Contingency Pending 13 DOM
3. 2026-06-17
   days on market $129,900 Contingency Pending 12 DOM
4. 2026-06-16
   days on market $129,900 Contingency Pending 11 DOM
5. 2026-06-15
   days on market $129,900 Contingency Pending 10 DOM
6. 2026-06-13
   days on market $129,900 Contingency Pending 8 DOM
7. 2026-06-13
   days on market $129,900 Contingency Pending 7 DOM
8. 2026-06-09
   days on market $129,900 Contingency Pending 4 DOM
9. 2026-06-08
   statusdays on market $129,900 Contingency Pending 3 DOM
10. 2026-06-07
    remarks 586-char remark
11. 2026-06-07
    listed $129,900 Active 2 DOM

ⓘ 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: $2,417 · $201/mo
• Projected year-2 tax: $2,417 · $201/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: $21,311
• − Mortgage interest: −$7,276
• − Property taxes: −$2,417
• − Insurance: −$650
• − Repairs & maintenance: −$1,705
• − Management: −$1,705
• − Depreciation: −$3,779
• Taxable income: $3,779
• Est. tax owed @ 24.0%: −$907
• After-tax cash flow: $4,687/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): 13,529
• Household income: $32,263
• Rent vs Own: 69.4% rent · 30.6% own
• Severe rent burden: 1730.0

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: Predominantly Black (65%)
• Race & ethnicity: Black 65% White 24% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Italian 2% Iranian 1% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 4% Russian/Polish/Slavic 1% Other Indo-European 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: ▼ -80.34%
• Current HPI: 254.492
• Rent YoY: ▲ 5.55%
• 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

+49.5% since first listed

20 events — show timeline

• 2026-06-05 Listed $129,900 Cincy MLS
• 2025-09-04 Sold (MLS) $104,900 Dayton MLS
• 2025-09-04 Sold (MLS) $104,900 Cincy MLS
• 2025-07-17 Contingent — Dayton MLS
• 2025-07-17 Contingent — Cincy MLS
• 2025-06-24 Listed $104,900 Dayton MLS
• 2025-06-24 Listed $104,900 Cincy MLS
• 2025-03-16 Listing Removed — Cincy MLS
• 2025-01-09 Price Changed $115,000 Cincy MLS
• 2025-01-02 Relisted — Cincy MLS
• 2024-12-27 Contingent — Cincy MLS
• 2024-12-19 Listed $99,999 Cincy MLS
• 2017-05-03 Sold (Public Records) $109,900 Public Records
• 2017-04-25 Sold (MLS) $109,900 Cincy MLS
• 2017-03-09 Contingent — Cincy MLS
• 2016-11-11 Price Changed $114,900 Cincy MLS
• 2016-10-13 Listed $116,500 Cincy MLS
• 2004-08-25 Sold (Public Records) $83,800 Public Records
• 2004-08-18 Sold (MLS) $83,731 Cincy MLS
• 2004-05-22 Listed $86,900 Cincy MLS

Property tax history

+9.0%/yr

Latest (2025): $2,417 · +3.1% YoY. Source: county tax records.