1923 Ashbrook Dr · Cincinnati, OH 45238

$134,900

2 bd · 2.0 ba · 1,368 sqft · SingleFamily public records · 41 Days on market

Built 1947 7,623 sqft lot Est $198k · 32% under

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Why this score? — see what drove the C 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 +19.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HUD owned case#411-352676 Agents! See info re status at agent remarks.Bid online only/Sold as is/MLS info believed accurate, not guaranteed. Buyer must rely on own inspection. UI-FHA financ not avail try 203k.

Key facts

• Updated ranch
• Gourmet kitchen
• Full basement

Tags

• UPDATED RANCH
• GOURMET KITCHEN
• REFINISHED HARDWOOD FLOORS
• PRIVATE EN-SUITE BATH
• FULL BASEMENT
• LARGE LEVEL BACKYARD

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Built-in front garage with 1 garage space
• Utilities: Public water; Public sewer; Natural gas
• Home design: Traditional single-family home; One level
• Construction: Shingle roof; Block foundation
• Exterior features: Insulated windows; Vinyl siding

Interior

• Kitchen: Laminate flooring in kitchen; Kitchen window treatments; Oven/Range; Refrigerator
• Bedrooms: Three bedrooms on main level (Primary approx. 12 x 12; Bedroom 2 approx. 12 x 9; Bedroom 3 approx. 12 x 8)
• Flooring: Wood floors in living area; Laminate floors in kitchen
• Bathrooms: One full bathroom on main level
• Heating & cooling: Forced air heating (gas); Gas water heating
• Interior features: Window treatments throughout; Unfinished full basement; Five total rooms
• Laundry & utility: Basement utility space (unfinished)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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 (+4.9%/yr); 78 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 27y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1947 — 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: 1.01% ✓
• Cap rate: 7.56%
• Cash-on-cash: 4.52%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $198,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1702 Ashbrook Dr	0.18mi	3/1.0 (+1)	1,369 (+0%)	2mo	$139,900	$102	81
1758 Tuxworth Ave	0.23mi	3/2.0 (+1)	1,319 (-4%)	3mo	$227,000	$172	76
4925 Shirley Pl	0.34mi	3/2.0 (+1)	1,456 (+6%)	1mo	$230,000	$158	68
1772 Tuxworth Ave	0.25mi	3/2.0 (+1)	1,493 (+9%)	0mo	$155,000	$104	68
4998 Western Hills Ave	0.56mi	2/2.0	1,379 (+1%)	7mo	$192,000	$139	67
1147 Olivia Ln	0.61mi	3/2.0 (+1)	1,334 (-2%)	4mo	$194,000	$145	59
3020 Veazey Ave	0.58mi	3/2.0 (+1)	1,400 (+2%)	7mo	$297,500	$213	58
3124 Veazey Ave	0.74mi	3/2.0 (+1)	1,361 (-0%)	2mo	$210,000	$154	58
2739 Westbrook Dr	0.70mi	3/1.5 (+1)	1,467 (+7%)	6mo	$115,000	$78	43
4934 Relleum Ave	0.44mi	3/2.5 (+1)	1,564 (+14%)	7mo	$239,900	$153	43
5052 Casa Loma Blvd	0.60mi	3/1.0 (+1)	1,519 (+11%)	6mo	$120,000	$79	40
5252 Relluk Dr	0.64mi	3/1.5 (+1)	1,550 (+13%)	6mo	$221,000	$143	36

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 · 4.87% rent growth · sell at horizon

5-year hold

• IRR: -7.2%
• Equity multiple: 0.73×
• Total profit: $-10,174
• Equity at exit: $20,114

10-year hold

• IRR: 4.7%
• Equity multiple: 1.37×
• Total profit: $13,985
• Equity at exit: $11,664

Cash invested: $37,772 (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 45238

• Rents YoY: 4.9%
• Active inventory: 78
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,358 high
• Mortgage (P&I): −$707
• Tax from tax record: −$167 /mo · $2,001/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $142

Break-even live

Break-even rent $1,178

Max offer price $134,900

Occupancy floor 85%

Sensitivity live

Price	-10% $219	-5% $180	+0% $142	+5% $104	+10% $66
Rent	-10% $35	-5% $89	+0% $142	+5% $196	+10% $250
Rate	-1.0pp $210	-0.5pp $177	base $142	+0.5pp $107	+1.0pp $72

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1723 Tuxworth Ave Cincinnati, OH	3.0	2.0	1587	$1,800	$1.13	24d	1	0.21mi
2706 E Tower Dr Cincinnati, OH	1.0–3.0	1.0–2.0	951	$1,188	$1.25	2d	61	0.40mi
2621 Gehrum Ln Cincinnati, OH	3.0	1.0	1373	$1,850	$1.35	24d	1	0.52mi
3053 N Hegry Cir #1 Cincinnati, OH	2.0	1.0	954	$1,250	$1.31	5d	1	0.54mi
2511 Ferguson Rd Unit 2537 Cincinnati, OH	3.0	1.5	1100	$1,650	$1.50	24d	1	0.60mi
2969 Four Towers Dr Unit 2 Cincinnati, OH	2.0	1.0	960	$1,150	$1.20	24d	1	0.61mi
2682 Lafeuille Cir Cincinnati, OH	2.0–3.0	1.0–2.0	950	$1,176	$1.24	4d	16	0.65mi
2905 Queen City Ave Cincinnati, OH	2.0	1.0	1000	$1,350	$1.35	5d	1	0.66mi
2905 Queen City Ave Unit 1 Cincinnati, OH	2.0	1.0	900	$1,350	$1.50	24d	1	0.66mi
2598 Ferguson Rd Cincinnati, OH	2.0	1.0	950	$1,145	$1.21	5d	1	0.70mi
5256 Ponce Ln Cincinnati, OH	3.0	2.0	1270	$1,866	$1.47	2d	1	0.73mi
1240 Rosemont Ave Cincinnati, OH	2.0	1.0	1280	$1,100	$0.86	21d	1	0.95mi
1224 Sliker Ave Cincinnati, OH	1.0	1.0	950	$850	$0.89	5d	1	0.96mi
1872 Sunset Ave Cincinnati, OH	2.0	1.0	888	$1,075	$1.21	5d	7	0.96mi
4370 Saint Lawrence Ave #1 Cincinnati, OH	1.0	1.0	876	$1,050	$1.20	17d	1	0.96mi
1233 Dewey Ave Cincinnati, OH	3.0	1.0	1411	$1,375	$0.97	5d	1	0.98mi
1214 Gilsey Ave Cincinnati, OH	3.0	1.0	1300	$1,300	$1.00	21d	1	1.07mi
1214 Gilsey Ave Cincinnati, OH	3.0	1.0	1300	$1,300	$1.00	24d	1	1.07mi
1057 Winfield Ave Unit 2 Cincinnati, OH	2.0	1.0	1000	$1,250	$1.25	24d	1	1.08mi
1740 Minion Ave Cincinnati, OH	2.0	1.0	1320	$1,200	$0.91	24d	1	1.14mi
1607 Minion Ave Cincinnati, OH	3.0	1.5	1066	$1,675	$1.57	24d	1	1.19mi
3772 W Liberty St Cincinnati, OH	3.0	1.0	1066	$1,350	$1.27	5d	1	1.23mi
4227 W 8th St Cincinnati, OH	3.0	2.0	1832	$2,050	$1.12	2d	1	1.25mi
4244 Loubell Ln Cincinnati, OH	1.0	1.0	900	$895	$0.99	24d	1	1.27mi
2747 McKinley Ave Fl 1 Cincinnati, OH	1.0	1.0	900	$895	$0.99	22d	1	1.29mi
2356 Harrison Ave Cincinnati, OH	2.0	1.0	900	$1,000	$1.11	24d	1	1.33mi
2860 Harrison Ave Apt 21 Cincinnati, OH	2.0	1.5	950	$1,000	$1.05	21d	1	1.34mi
2532 Harrison Ave Unit 2217 02 Cincinnati, OH	2.0	1.0	1000	$1,250	$1.25	24d	1	1.34mi
3666 Glenway Ave Cincinnati, OH	3.0	1.0	1339	$1,250	$0.93	24d	1	1.42mi
2854 Shaffer Ave Unit 1 Cincinnati, OH	2.0	1.0	1100	$1,125	$1.02	14d	1	1.42mi
4284 Foley Rd Cincinnati, OH	3.0	2.0	1242	$2,800	$2.25	44d	1	1.49mi
3052 Worthington Ave Cincinnati, OH	3.0	1.0	1105	$1,195	$1.08	5d	1	1.49mi

Listing history 31 events

1. 2026-06-18
   price $134,900 Active 41 DOM
2. 2026-06-18
   days on market $144,900 Active 41 DOM
3. 2026-06-17
   days on market $144,900 Active 40 DOM
4. 2026-06-16
   days on market $144,900 Active 39 DOM
5. 2026-06-15
   days on market $144,900 Active 38 DOM
6. 2026-06-13
   days on market $144,900 Active 36 DOM
7. 2026-06-13
   days on market $144,900 Active 35 DOM
8. 2026-06-09
   days on market $144,900 Active 32 DOM
9. 2026-06-08
   days on market $144,900 Active 31 DOM
10. 2026-06-07
    days on market $144,900 Active 30 DOM
11. 2026-06-03
    days on market $144,900 Active 26 DOM
12. 2026-06-02
    days on market $144,900 Active 25 DOM
13. 2026-06-01
    days on market $144,900 Active 24 DOM
14. 2026-05-31
    days on market $144,900 Active 23 DOM
15. 2026-05-08
    listed $144,900 Active
16. 2022-01-20
    soldstatus $90,000
17. 2009-02-10
    soldstatus $20,501 209-char remark

    Show marketing remark (209 chars)

    HUD owned case#411-352676 Agents! See info re status at agent remarks.Bid online only/Sold as is/MLS info believed accurate, not guaranteed. Buyer must rely on own inspection. UI-FHA financ not avail try 203k.

18. 2008-10-31
    listed $25,000 209-char remark

    Show marketing remark (209 chars)

    HUD owned case#411-352676 Agents! See info re status at agent remarks.Bid online only/Sold as is/MLS info believed accurate, not guaranteed. Buyer must rely on own inspection. UI-FHA financ not avail try 203k.

19. 2008-05-14
    historical
20. 2007-12-15
    listed $44,900
21. 2007-12-03
    historical
22. 2007-07-27
    listed $89,900
23. 2002-12-09
    soldstatus $89,000
24. 2002-11-15
    soldstatus $89,000
25. 2002-09-23
    listed $88,500
26. 2001-05-15
    soldstatus $81,500
27. 2001-04-27
    soldstatus $81,500
28. 2001-01-13
    listed $82,500
29. 1999-07-01
    soldstatus $73,500
30. 1999-06-23
    soldstatus $73,500
31. 1999-04-03
    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: $2,001 · $167/mo
• Projected year-2 tax: $2,053 · $171/mo
• Expected delta: +$52/yr (+$4/mo · 2.6%)

ⓘ 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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,294
• − Mortgage interest: −$7,556
• − Property taxes: −$2,001
• − Insurance: −$674
• − Repairs & maintenance: −$1,304
• − Management: −$1,304
• − Depreciation: −$3,924
• Taxable loss: −$469
• Est. tax savings @ 24.0%: +$113
• After-tax cash flow: $1,820/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): 48,351
• Household income: $66,277
• Rent vs Own: 40.3% rent · 59.7% own
• Severe rent burden: 2012.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 28% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 10% · Canada
• Languages at home: 88% English-only · French/Haitian/Cajun 4% Spanish 2% 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: ▼ -197.57%
• Current HPI: 213.5097
• Rent YoY: ▲ 4.87%
• 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

+93.5% since first listed

17 events — show timeline

• 2026-05-08 Listed $144,900 Cincy MLS
• 2022-01-20 Sold (Public Records) $90,000 Public Records
• 2009-02-10 Sold (MLS) $20,501 Cincy MLS
• 2008-10-31 Listed $25,000 Cincy MLS
• 2008-05-14 Listing Removed — Cincy MLS
• 2007-12-15 Listed $44,900 Cincy MLS
• 2007-12-03 Listing Removed — Cincy MLS
• 2007-07-27 Listed $89,900 Cincy MLS
• 2002-12-09 Sold (Public Records) $89,000 Public Records
• 2002-11-15 Sold (MLS) $89,000 Cincy MLS
• 2002-09-23 Listed $88,500 Cincy MLS
• 2001-05-15 Sold (Public Records) $81,500 Public Records
• 2001-04-27 Sold (MLS) $81,500 Cincy MLS
• 2001-01-13 Listed $82,500 Cincy MLS
• 1999-07-01 Sold (Public Records) $73,500 Public Records
• 1999-06-23 Sold (MLS) $73,500 Cincy MLS
• 1999-04-03 Listed $74,900 Cincy MLS

Property tax history

+15.0%/yr

Latest (2025): $2,001 · +0.1% YoY. Source: county tax records.