2307 Vine St · Cincinnati, OH 45219

$195,000

4 bd · 2.0 ba · 2,215 sqft · MultiFamily public records · 122 Days on market

Built 1911 2,439 sqft lot Est $337k · 42% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Investor Special! This duplex in Clifton makes the perfect rental just minutes from UC, OTR and I-71. With some cosmetic work and a vision this will be a great property to add to the portfolio or a great flip opportunity with solid bones!

Key facts

• Solid bones
• Interior remodeling
• Flip opportunity

Tags

• DUPLEX
• INTERIOR REMODELING
• FLIP OPPORTUNITY
• SOLID BONES

Property features AI

Finance

• Financial info: Two-unit investment property

Exterior

• Parking: On-street parking and public parking available
• Utilities: Public water; Public sewer; Gas available at the street
• Home design: Duplex; Two stories; Block foundation
• Construction: Brick and wood siding construction; Shingle roof
• Exterior features: Vinyl windows; Small lot (approximately 0.056 acres / 2,439 sq ft)

Interior

• Bedrooms: Two-unit property: one 1-bedroom unit and one 2-bedroom unit
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.5-bath units multifamily listed at $195k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive. Per door: $833/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $195k).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.9% 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 (+2.1%/yr); 71 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $3,961/mo this rent would consume 133% of the median local household income ($36k/yr) (locally 2461% 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.1% rent growth), your $55k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 26y ago; this cycle's ask has dropped $30k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; list at $195k implies a 129% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1911 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1911 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.03% ✓
• Cap rate: 16.89%
• Cash-on-cash: 37.86%
• DSCR: 2.68
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $336,680
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2226 Ravine St	0.59mi	4/2.0	2,270 (+2%)	0mo	$297,500	$131	68
318 Mohawk St	0.59mi	3/2.0 (-1)	2,226 (+0%)	2mo	$380,000	$171	65
133 Parker St	0.22mi	4/2.5	2,433 (+10%)	10mo	$370,000	$152	63
2025 Burnet Ave	0.72mi	4/3.0	2,252 (+2%)	5mo	$242,500	$108	55
2373 Stratford Ave	0.52mi	5/2.0 (+1)	1,982 (-10%)	1mo	$325,000	$164	52
260 Earnshaw Ave	0.54mi	5/2.0 (+1)	2,446 (+10%)	14mo	$89,000	$36	41
2322 Maplewood Ave	0.57mi	5/3.0 (+1)	2,455 (+11%)	10mo	$290,000	$118	38
441 Klotter Ave	0.69mi	4/3.0	1,910 (-14%)	4mo	$385,000	$202	38
1624 Pleasant St	0.71mi	3/3.0 (-1)	2,496 (+13%)	21mo	$535,000	$214	19

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 · 2.07% rent growth · sell at horizon

5-year hold

• IRR: 31.4%
• Equity multiple: 2.30×
• Total profit: $71,024
• Equity at exit: $29,075

10-year hold

• IRR: 38.0%
• Equity multiple: 4.38×
• Total profit: $184,289
• Equity at exit: $16,860

Cash invested: $54,600 (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 45219

• Home prices YoY: -28.3%
• Rents YoY: 2.1%
• Active inventory: 71
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $3,961 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$303 /mo · $3,635/yr
• Insurance: −$81
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$832
• Net cashflow: $1,667

Break-even live

Break-even rent $1,851

Max offer price $195,000

Occupancy floor 53%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$3,962
Total (2 units)			$3,961

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2271 Vine St Cincinnati, OH	4.0	2.0	2268	$1,525	$0.67	4d	1	0.07mi
7 W Hollister St Cincinnati, OH	5.0	2.0	1585	$2,750	$1.74	14d	1	0.20mi
217 Emming St Unit 1 Cincinnati, OH	4.0	2.0	1510	$1,800	$1.19	23d	1	0.34mi
2386 Wheeler St Cincinnati, OH	4.0	1.0	1740	$2,700	$1.55	23d	1	0.37mi
2388 Wheeler St Cincinnati, OH	4.0	2.0	1740	$2,700	$1.55	23d	1	0.37mi
107 E Clifton Ave Unit 1234537P Cincinnati, OH	2.0–3.0	1.0–2.0	2260	$6,619	$2.93	14d	2	0.39mi
2332 Chickasaw St Unit 1 Cincinnati, OH	3.0	1.0	2000	$1,800	$0.90	23d	1	0.40mi
55 Mulberry St Cincinnati, OH	3.0	3.0	2500	$3,500	$1.40	23d	1	0.41mi
2317 Chickasaw St Cincinnati, OH	5.0	2.0	2826	$2,750	$0.97	14d	1	0.41mi
216 Gilman Ave Unit 1363975P Cincinnati, OH	3.0	1.0	1776	$3,474	$1.96	3d	1	0.42mi
236 Gilman Ave Cincinnati, OH	3.0	2.5	1699	$2,200	$1.29	12d	1	0.46mi
2235 Victor St Cincinnati, OH	4.0	2.0	2043	$2,250	$1.10	23d	1	0.49mi
2231 Flora St Cincinnati, OH	4.0	2.0	1728	$1,500	$0.87	23d	1	0.54mi
348 Volkert Ave Cincinnati, OH	4.0	2.5	1400	$2,800	$2.00	23d	1	0.58mi
2800 Jefferson Ave Cincinnati, OH	4.0	2.0	2500	$625	$0.25	19d	1	0.59mi
328 Mulberry St Cincinnati, OH	3.0	3.5	2640	$5,500	$2.08	23d	1	0.64mi
328 Mulberry St Cincinnati, OH	3.0	3.5	2640	$5,500	$2.08	14d	1	0.64mi
111 W Elder St Unit 1056044P Cincinnati, OH	1.0–4.0	1.0–4.0	1835	$7,140	$3.89	10d	2	0.64mi
2521 Ravine St Cincinnati, OH	3.0	3.5	1528	$2,995	$1.96	23d	1	0.68mi
2105 Burnet Ave Unit 1056017P Cincinnati, OH	4.0	2.0	2960	$7,384	$2.49	1d	1	0.72mi
2025 Burnet Ave Unit 2 Cincinnati, OH	3.0	2.0	1513	$1,795	$1.19	3d	1	0.74mi
2813 Gerard St Unit 1540075P Cincinnati, OH	4.0	3.0	2152	$6,281	$2.92	20d	1	0.74mi
1610 Pleasant St Unit 1056041P Cincinnati, OH	3.0–4.0	2.0–3.0	2960	$7,037	$2.38	10d	2	0.75mi
2421 Fairview Ave Cincinnati, OH	5.0	2.0	2400	$3,300	$1.38	23d	1	0.77mi
812 Dayton St Unit 1056021P Cincinnati, OH	3.0	1.0	1453	$2,995	$2.06	1d	1	0.77mi
1617 Elm St Cincinnati, OH	3.0	1.0–2.0	1028	$4,819	$4.69	1d	44	0.77mi
1537 Republic St Unit 1058850P Cincinnati, OH	4.0	3.0	2421	$10,677	$4.41	21d	1	0.79mi
21 E 15th St Unit 1512946P Cincinnati, OH	3.0	2.0	2852	$12,830	$4.50	23d	1	0.82mi
241 E University Ave Cincinnati, OH	5.0	2.0	1836	$4,000	$2.18	23d	1	0.84mi
1508 Pleasant St Unit 1495913P Cincinnati, OH	1.0–3.0	1.0–2.0	1431	$8,294	$5.80	1d	2	0.86mi
1410 Mansfield St Apt 3 Cincinnati, OH	3.0	2.0	1412	$2,401	$1.70	10d	1	0.87mi
1410 Mansfield St Apt 4 Cincinnati, OH	3.0	2.0	1412	$2,387	$1.69	10d	1	0.87mi
424 Liberty Hl Unit 1056033P Cincinnati, OH	3.0	2.0	1453	$5,780	$3.98	1d	1	0.87mi
1354 Broadway Unit 1056136P Cincinnati, OH	4.0	3.0	2529	$7,307	$2.89	3d	1	0.87mi
1424 Pleasant St Unit 1056038P Cincinnati, OH	4.0	3.0	2960	$7,167	$2.42	14d	1	0.91mi
3141 Bishop St Unit 1 Cincinnati, OH	3.0	1.0	1500	$2,100	$1.40	23d	1	0.91mi
2704 W McMicken Ave Unit 2 Cincinnati, OH	3.0	1.0	1760	$1,500	$0.85	23d	1	0.94mi
1326 Broadway Unit 1324946P Cincinnati, OH	1.0–3.0	1.0–3.0	1162	$10,683	$9.19	23d	2	0.94mi
242 Stetson St Unit NA Cincinnati, OH	3.0	2.5	2300	$3,500	$1.52	21d	1	0.96mi
126 E 13th St Unit 1056025P Cincinnati, OH	5.0	4.0	2960	$5,339	$1.80	3d	1	0.98mi

Listing history 38 events

1. 2026-06-18
   days on market $195,000 Active 122 DOM
2. 2026-06-17
   days on market $195,000 Active 121 DOM
3. 2026-06-16
   days on market $195,000 Active 120 DOM
4. 2026-06-15
   days on market $195,000 Active 119 DOM
5. 2026-06-13
   days on market $195,000 Active 117 DOM
6. 2026-06-13
   days on market $195,000 Active 116 DOM
7. 2026-06-09
   days on market $195,000 Active 113 DOM
8. 2026-06-08
   days on market $195,000 Active 112 DOM
9. 2026-06-07
   days on market $195,000 Active 111 DOM
10. 2026-06-03
    days on market $195,000 Active 107 DOM
11. 2026-06-02
    days on market $195,000 Active 106 DOM
12. 2026-06-01
    days on market $195,000 Active 105 DOM
13. 2026-05-31
    days on market $195,000 Active 104 DOM
14. 2026-03-27
    price $195,000
15. 2026-02-16
    listed $225,000 Active
16. 2025-10-31
    historical 238-char remark

    Show marketing remark (238 chars)

    Investor Special! This duplex in Clifton makes the perfect rental just minutes from UC, OTR and I-71. With some cosmetic work and a vision this will be a great property to add to the portfolio or a great flip opportunity with solid bones!

17. 2025-05-31
    listed $245,000 Active 238-char remark

    Show marketing remark (238 chars)

    Investor Special! This duplex in Clifton makes the perfect rental just minutes from UC, OTR and I-71. With some cosmetic work and a vision this will be a great property to add to the portfolio or a great flip opportunity with solid bones!

18. 2024-12-31
    historical 238-char remark

    Show marketing remark (238 chars)

    Investor Special! This duplex in Clifton makes the perfect rental just minutes from UC, OTR and I-71. With some cosmetic work and a vision this will be a great property to add to the portfolio or a great flip opportunity with solid bones!

19. 2024-08-15
    listed $249,999 Active 238-char remark

    Show marketing remark (238 chars)

    Investor Special! This duplex in Clifton makes the perfect rental just minutes from UC, OTR and I-71. With some cosmetic work and a vision this will be a great property to add to the portfolio or a great flip opportunity with solid bones!

20. 2021-03-17
    soldstatus $85,000
21. 2021-03-12
    soldstatus $85,000 Sold
22. 2021-03-01
    historical Contingency Pending
23. 2021-01-21
    price $95,000
24. 2020-12-04
    status Active
25. 2020-11-23
    historical Contingency Pending
26. 2020-10-15
    price $110,000
27. 2020-09-29
    listed $114,900 Active
28. 2020-08-16
    historical
29. 2020-07-22
    price $135,000
30. 2020-06-19
    price $145,000
31. 2020-03-20
    status Active
32. 2020-02-27
    historical Contingency Pending
33. 2020-02-16
    listed $160,000 Active
34. 2001-04-09
    soldstatus $70,000
35. 2001-03-30
    soldstatus $70,000
36. 2000-12-13
    listed $68,000
37. 2000-10-12
    historical
38. 2000-07-11
    listed $74,900

ⓘ 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: $3,635 · $303/mo
• Projected year-2 tax: $3,635 · $303/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 9/10 Extreme FEMA zone X (unshaded) · 99% 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: $47,532
• − Mortgage interest: −$10,923
• − Property taxes: −$3,635
• − Insurance: −$1,642
• − Repairs & maintenance: −$3,803
• − Management: −$3,803
• − Depreciation: −$5,673
• Taxable income: $18,055
• Est. tax owed @ 24.0%: −$4,333
• After-tax cash flow: $15,669/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): 20,012
• Household income: $35,657
• Rent vs Own: 82.9% rent · 17.1% own
• Severe rent burden: 2461.0

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 White (67%)
• Race & ethnicity: White 67% Black 16% Asian 7% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Romanian 3% Italian 2% Slovak 1%
• Foreign-born: 10% · China, Canada
• Languages at home: 88% English-only · Chinese 3% Spanish 2% Other Indo-European 2%

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: ▼ -134.46%
• Current HPI: 340.1262
• Rent YoY: ▲ 2.07%
• 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

+160.3% since first listed

25 events — show timeline

• 2026-03-27 Price Changed $195,000 Cincy MLS
• 2026-02-16 Listed $225,000 Cincy MLS
• 2025-10-31 Listing Removed — Cincy MLS
• 2025-05-31 Listed $245,000 Cincy MLS
• 2024-12-31 Listing Removed — Cincy MLS
• 2024-08-15 Listed $249,999 Cincy MLS
• 2021-03-17 Sold (Public Records) $85,000 Public Records
• 2021-03-12 Sold (MLS) $85,000 Cincy MLS
• 2021-03-01 Contingent — Cincy MLS
• 2021-01-21 Price Changed $95,000 Cincy MLS
• 2020-12-04 Relisted — Cincy MLS
• 2020-11-23 Contingent — Cincy MLS
• 2020-10-15 Price Changed $110,000 Cincy MLS
• 2020-09-29 Listed $114,900 Cincy MLS
• 2020-08-16 Listing Removed — Cincy MLS
• 2020-07-22 Price Changed $135,000 Cincy MLS
• 2020-06-19 Price Changed $145,000 Cincy MLS
• 2020-03-20 Relisted — Cincy MLS
• 2020-02-27 Contingent — Cincy MLS
• 2020-02-16 Listed $160,000 Cincy MLS
• 2001-04-09 Sold (Public Records) $70,000 Public Records
• 2001-03-30 Sold (MLS) $70,000 Cincy MLS
• 2000-12-13 Listed $68,000 Cincy MLS
• 2000-10-12 Listing Removed — Cincy MLS
• 2000-07-11 Listed $74,900 Cincy MLS

Property tax history

+4.7%/yr

Latest (2025): $3,635 · +0.1% YoY. Source: county tax records.