510 Tafel St · Cincinnati, OH 45225

$169,900

3 bd · 1.5 ba · 1,636 sqft · SingleFamily public records · 69 Days on market

Built 1882 2,526 sqft lot Est $255k · 33% 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 +26.6/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +9.1/10.0
• 1% rule +7.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

PC5566 2-family estate sale! Just blocks from UC! Both apts move-in condition! 1st fl could use some paint/exterior in great condition! New replacement windows/roof!

Key facts

• 2,526 sq ft lot
• Built 1882
• Listed 69 days

Property features AI

Finance

• Other: Located in Clifton; Directions available: Central Parkway to E Marshall to McMicken to Tafel
• Financial info: One 1-bedroom unit (market rent listed at $750); One 2-bedroom unit (market rent listed at $1,000)

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Gas at street
• Home design: Duplex; Two levels
• Construction: Aluminum siding; Stone foundation; Shingle roof; Built as multi-unit with two total units (one 1-bed, one 2-bed)
• Exterior features: Storm windows; Small lot (approximately 0.058 acres)

Interior

• Heating & cooling: Gas heating; Separate furnace for units; Separate gas and electric utilities
• Interior features: Partial basement; Dummy fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: 32 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $2,110/mo this rent would consume 124% of the median local household income ($20k/yr) (locally 1466% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y 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 $90k; list at $170k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1882 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $159,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 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 1882 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 9.49%
• Cash-on-cash: 11.42%
• DSCR: 1.51
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $255,216
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2735 Wagner St	0.03mi	4/2.0 (+1)	1,500 (-8%)	5mo	$285,000	$190	74
2432 Halstead St	0.40mi	3/1.0	1,585 (-3%)	6mo	$72,500	$46	69
2528 Valley View Ct	0.11mi	3/2.0	1,400 (-14%)	5mo	$260,000	$186	64
420 Warner St	0.40mi	2/2.0 (-1)	1,548 (-5%)	3mo	$255,000	$165	63
2953 Sidney Ave	0.58mi	2/2.5 (-1)	1,656 (+1%)	1mo	$235,000	$142	62
1050 Marshall Ave	0.36mi	4/2.0 (+1)	1,774 (+8%)	4mo	$245,000	$138	58
607 Foulke St	0.38mi	3/2.0	1,393 (-15%)	3mo	$342,000	$246	53
305 Klotter Ave	0.63mi	2/2.0 (-1)	1,728 (+6%)	2mo	$349,000	$202	52
725 Riddle Rd	0.44mi	2/1.5 (-1)	1,466 (-10%)	6mo	$187,000	$128	52
318 W Mcmicken Ave	0.70mi	3/1.0	1,504 (-8%)	5mo	$57,500	$38	48
461 Fairview Pl	0.51mi	2/1.0 (-1)	1,450 (-11%)	5mo	$180,000	$124	46
2308 Stratford Ave	0.46mi	4/2.0 (+1)	1,856 (+13%)	6mo	$290,000	$156	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.7%
• Equity multiple: 3.55×
• Total profit: $121,423
• Equity at exit: $153,059

10-year hold

• IRR: 28.2%
• Equity multiple: 8.04×
• Total profit: $335,007
• Equity at exit: $330,078

Cash invested: $47,572 (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 45225

• Home prices YoY: 4.6%
• Active inventory: 32
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,110 high
• Mortgage (P&I): −$891
• Tax from tax record: −$252 /mo · $3,026/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $453

Break-even live

Break-even rent $1,537

Max offer price $169,900

Occupancy floor 74%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2521 Ravine St Cincinnati, OH	3.0	3.5	1528	$2,995	$1.96	24d	1	0.14mi
2704 W McMicken Ave Unit 2 Cincinnati, OH	3.0	1.0	1760	$1,500	$0.85	24d	1	0.18mi
421 Southview Ave Unit 2 Cincinnati, OH	3.0	1.0	1350	$1,800	$1.33	24d	1	0.28mi
348 Volkert Ave Cincinnati, OH	4.0	2.5	1400	$2,800	$2.00	24d	1	0.29mi
623 Riddle Rd Cincinnati, OH	3.0	2.0	2028	$1,800	$0.89	24d	1	0.33mi
1 Foxhall Ct Unit 1 Cincinnati, OH	2.0	2.5	1500	$2,200	$1.47	24d	1	0.34mi
1042 Marshall Ave Apt 3 Cincinnati, OH	3.0	1.0	1400	$1,195	$0.85	24d	1	0.37mi
2332 Chickasaw St Unit 1 Cincinnati, OH	3.0	1.0	2000	$1,800	$0.90	24d	1	0.43mi
2388 Wheeler St Cincinnati, OH	4.0	2.0	1740	$2,700	$1.55	24d	1	0.44mi
2386 Wheeler St Cincinnati, OH	4.0	1.0	1740	$2,700	$1.55	24d	1	0.44mi
2235 Victor St Cincinnati, OH	4.0	2.0	2043	$2,250	$1.10	24d	1	0.48mi
3015 Clifton Ave Unit 3015-02 Cincinnati, OH	2.0	1.0	1050	$995	$0.95	24d	1	0.49mi
2231 Flora St Cincinnati, OH	4.0	2.0	1728	$1,500	$0.87	24d	1	0.50mi
717 Martin Luther King Dr W Cincinnati, OH	2.0	1.0–2.0	767	$1,875	$2.44	2d	56	0.58mi
595 Martin Luther King Dr W Cincinnati, OH	3.0	2.0	2048	$1,650	$0.81	10d	1	0.59mi
231 Emming St Unit 2 Cincinnati, OH	3.0	1.0	1200	$1,800	$1.50	24d	1	0.64mi
217 Emming St Unit 1 Cincinnati, OH	4.0	2.0	1510	$1,800	$1.19	24d	1	0.66mi
445 W McMicken Ave Cincinnati, OH	3.0	1.0	1090	$1,350	$1.24	24d	1	0.66mi
3240 Whitfield Ave Cincinnati, OH	1.0–2.0	1.0–2.0	865	$2,225	$2.57	2d	80	0.70mi
3141 Bishop St Unit 1 Cincinnati, OH	3.0	1.0	1500	$2,100	$1.40	24d	1	0.82mi
812 Dayton St Unit 1056021P Cincinnati, OH	3.0	1.0	1453	$2,995	$2.06	2d	1	0.86mi
1241 Bates Ave Cincinnati, OH	3.0	2.5	2100	$1,875	$0.89	24d	1	0.88mi
414 Dayton St Cincinnati, OH	3.0	2.5	1176	$2,400	$2.04	24d	1	0.88mi
2809 Glendora Ave Cincinnati, OH	2.0	1.0	1100	$1,500	$1.36	3d	1	0.90mi
359 Ludlow Ave Cincinnati, OH	2.0	1.0	1400	$1,350	$0.96	24d	1	0.91mi
1925 Colerain Ave Unit 1056034P Cincinnati, OH	2.0	1.0	1453	$2,790	$1.92	12d	1	0.93mi
107 E Clifton Ave Unit 1234537P Cincinnati, OH	2.0–3.0	1.0–2.0	2260	$6,619	$2.93	14d	2	0.94mi
3404 Whitfield Ave Cincinnati, OH	2.0	1.0	1291	$1,595	$1.23	4d	55	0.94mi
3263 Bishop St Cincinnati, OH	3.0	2.0	1465	$2,395	$1.63	24d	1	0.95mi
358 Shiloh St Cincinnati, OH	1.0–3.0	1.0	1400	$2,100	$1.50	2d	1	1.00mi
1826 Republic St Unit 1056093P Cincinnati, OH	2.0	1.0	1614	$2,812	$1.74	14d	1	1.12mi
55 E Clifton Ave Unit B Cincinnati, OH	2.0	2.0	1395	$2,500	$1.79	24d	1	1.13mi
205 William Howard Taft Rd Cincinnati, OH	3.0	2.0	1300	$1,300	$1.00	24d	1	1.15mi
3031 Eden Ave Unit A204 Cincinnati, OH	2.0	2.0	1167	$2,525	$2.16	2d	1	1.16mi
3031 Eden Ave Unit A341 Cincinnati, OH	2.0	2.0	1067	$2,500	$2.34	3d	1	1.16mi
3031 Eden Ave Cincinnati, OH	1.0–2.0	1.0–2.0	1113	$3,150	$2.83	21d	9	1.16mi
2813 Gerard St Unit 1540075P Cincinnati, OH	4.0	3.0	2152	$6,281	$2.92	20d	1	1.17mi
3429 Ruther Ave Unit 1 Cincinnati, OH	2.0	1.0	1200	$1,500	$1.25	4d	1	1.17mi
3010 Eden Ave Cincinnati, OH	1.0–2.0	1.0–2.0	1114	$3,060	$2.75	2d	28	1.18mi
111 W Elder St Unit 1056044P Cincinnati, OH	1.0–4.0	1.0–4.0	1835	$5,561	$3.03	10d	2	1.18mi

Listing history 21 events

1. 2026-06-18
   days on market $169,900 Active 69 DOM
2. 2026-06-17
   days on market $169,900 Active 68 DOM
3. 2026-06-16
   days on market $169,900 Active 67 DOM
4. 2026-06-15
   days on market $169,900 Active 66 DOM
5. 2026-06-13
   days on market $169,900 Active 64 DOM
6. 2026-06-13
   days on market $169,900 Active 63 DOM
7. 2026-06-09
   days on market $169,900 Active 60 DOM
8. 2026-06-08
   days on market $169,900 Active 59 DOM
9. 2026-06-07
   days on market $169,900 Active 58 DOM
10. 2026-06-03
    days on market $169,900 Active 54 DOM
11. 2026-06-02
    days on market $169,900 Active 53 DOM
12. 2026-06-01
    days on market $169,900 Active 52 DOM
13. 2026-05-31
    days on market $169,900 Active 51 DOM
14. 2026-04-23
    price $169,900
15. 2026-04-09
    listed $175,000 Active
16. 2025-05-29
    soldstatus $90,000
17. 2007-02-21
    historical
18. 2006-08-20
    listed $94,900
19. 2003-05-13
    soldstatus $57,500
20. 2003-05-12
    soldstatus $57,500 165-char remark

    Show marketing remark (165 chars)

    PC5566 2-family estate sale! Just blocks from UC! Both apts move-in condition! 1st fl could use some paint/exterior in great condition! New replacement windows/roof!

21. 2003-03-20
    listed $65,000 165-char remark

    Show marketing remark (165 chars)

    PC5566 2-family estate sale! Just blocks from UC! Both apts move-in condition! 1st fl could use some paint/exterior in great condition! New replacement windows/roof!

ⓘ 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: $3,026 · $252/mo
• Projected year-2 tax: $3,026 · $252/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 4/10 Moderate FEMA zone X (unshaded) · 24% 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: $25,317
• − Mortgage interest: −$9,517
• − Property taxes: −$3,026
• − Insurance: −$850
• − Repairs & maintenance: −$2,025
• − Management: −$2,025
• − Depreciation: −$4,943
• Taxable income: $2,931
• Est. tax owed @ 24.0%: −$703
• After-tax cash flow: $4,729/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): 9,583
• Household income: $20,348
• Rent vs Own: 87.2% rent · 12.8% own
• Severe rent burden: 1466.0

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 (72%)
• Race & ethnicity: Black 72% White 17% Two or more races 7% Hispanic / Latino 5%
• Common ancestry: Slovak 1% Romanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 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: ▲ 10.21%
• Current HPI: 232.7908
• 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

+161.4% since first listed

8 events — show timeline

• 2026-04-23 Price Changed $169,900 Cincy MLS
• 2026-04-09 Listed $175,000 Cincy MLS
• 2025-05-29 Sold (Public Records) $90,000 Public Records
• 2007-02-21 Listing Removed — Cincy MLS
• 2006-08-20 Listed $94,900 Cincy MLS
• 2003-05-13 Sold (Public Records) $57,500 Public Records
• 2003-05-12 Sold (MLS) $57,500 Cincy MLS
• 2003-03-20 Listed $65,000 Cincy MLS

Property tax history

+6.8%/yr

Latest (2025): $3,026 · +0.1% YoY. Source: county tax records.