2320 Beechmont Ave · Cincinnati, OH 45230

$299,000

3 bd · 2.0 ba · 2,106 sqft · MultiFamily public records · 3 Days on market

Built 1860 4,966 sqft lot Est $291k · at est.

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Why this score? — see what drove the D 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 +14.8/30.0
• ARV discount +6.2/15.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• 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

Nice Duplex Conveniently Located Near the Heart of Mt. Washington. Updated 2 Bedroom, 1 Bath First Floor Unit w/Laminate Flooring Throughout. Full Bath with Ceramic Flooring. Updated Kitchen w/Quartz Countertops, Island & Stainless Appliances. Spacious Living/Dining Room. Second Floor 1 Bedroom, 1 Bath Has Some Hardwood Flooring, Full Bath, Living/Dining Room. Off Street Parking. All Appliances Included. Selling AS IS.

Key facts

• Brand new range
• Refrigerator
• Duplex

Tags

• DUPLEX
• HEART OF MT WASHINGTON
• UPDATED FIRST FLOOR UNIT
• BRAND NEW OVEN
• BRAND NEW RANGE
• REFRIGERATOR

Property features AI

Finance

• Other: Zoned for multi-family
• Financial info: Two-unit property with current rents: 1-bedroom unit $900, 2-bedroom unit $1,800

Exterior

• Parking: Off-street parking with 4 open spaces; Private drive with rear parking access
• Utilities: Public water (owner pays); Public sewer; Natural gas
• Home design: Duplex; Two levels
• Construction: Shingle roof; Stone foundation; Brick construction
• Exterior features: Front porch; Vinyl insulated windows; Brick exterior

Interior

• Bedrooms: Unit 1: 1 bedroom; Unit 2: 2 bedrooms
• Bathrooms: Unit 1: 1 full bathroom; Unit 2: 1 full bathroom
• Heating & cooling: Forced air gas heating (heat paid by tenant); Central air conditioning; Separate A/C for units; Separate gas and electric meters
• Interior features: Partial basement

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $299k.

Deal economics

• At list price, monthly cash flow is $80 ($955/yr) — positive. Per door: $40/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $272k (9.2% below list).
• Recommended offer: $272k (9.2% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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 (+2.4%/yr); 64 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• This rent runs 36% of the median local income ($90k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 12 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.

Risks & watch-outs

• Watch-outs: built in 1860 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $271,500 (9.2% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1860 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.91% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.14%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $290,628
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2320 Beechmont Ave	0.00mi	3/2.0	2,106 (0%)	13mo	$265,000	$126	89
6234 Crestview Pl	0.08mi	3/3.0	2,330 (+11%)	16mo	$320,665	$138	61
6004 Wayside Ave	0.57mi	4/2.0 (+1)	2,093 (-1%)	15mo	$295,000	$141	55

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 · 2.39% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.46×
• Total profit: $-44,996
• Equity at exit: $44,582

10-year hold

• IRR: -7.6%
• Equity multiple: 0.53×
• Total profit: $-39,203
• Equity at exit: $25,852

Cash invested: $83,720 (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 45230

• Rents YoY: 2.4%
• Active inventory: 64
• Price-to-rent: 18.4×

Monthly cashflow live

• Estimated rent: $2,715 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$373 /mo · $4,472/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$570
• Net cashflow: $80

Break-even live

Break-even rent $2,614

Max offer price $299,000

Occupancy floor 92%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,714
Total (2 units)			$2,715

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6019 Tridale Ct Cincinnati, OH	3.0	2.0	1524	$2,131	$1.40	1d	1	0.55mi
6006 Stanhill Ct Cincinnati, OH	3.0	2.0	2056	$1,995	$0.97	23d	1	0.82mi
6951 Copperglow Ct Cincinnati, OH	4.0	2.5	1970	$2,595	$1.32	12d	1	1.25mi

Listing history 4 events

1. 2026-06-18
   days on market $299,000 Active 3 DOM
2. 2026-06-17
   days on market $299,000 Active 2 DOM
3. 2026-06-16
   remarks 389-char remark
4. 2026-06-16
   listed $299,000 Active 1 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: $4,472 · $373/mo
• Projected year-2 tax: $4,568 · $381/mo
• Expected delta: +$96/yr (+$8/mo · 2.2%)

ⓘ 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 ≥102°F today · 18 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,580
• − Mortgage interest: −$16,749
• − Property taxes: −$4,472
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,606
• − Management: −$2,606
• − Depreciation: −$8,698
• Taxable loss: −$4,047
• Est. tax savings @ 24.0%: +$971
• After-tax cash flow: $1,927/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): 27,501
• Household income: $89,516
• Rent vs Own: 25.3% rent · 74.7% own
• Severe rent burden: 527.0

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 (86%)
• Race & ethnicity: White 86% Two or more races 7% Hispanic / Latino 4% Black 4% Asian 1%
• Common ancestry: Romanian 2% Iranian 2% Slovak 2%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 3% 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: ▼ -231.96%
• Current HPI: 224.6954
• Rent YoY: ▲ 2.39%
• 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

+239.8% since first listed

37 events — show timeline

• 2026-06-15 Listed $299,000 Cincy MLS
• 2025-05-19 Sold (Public Records) $265,000 Public Records
• 2025-05-09 Sold (MLS) $265,000 Cincy MLS
• 2025-04-08 Contingent — Cincy MLS
• 2025-03-18 Listed $280,000 Cincy MLS
• 2022-06-06 Sold (Public Records) $200,000 Public Records
• 2022-05-31 Sold (MLS) $200,000 Cincy MLS
• 2022-05-20 Contingent — Cincy MLS
• 2022-05-18 Listed $200,000 Cincy MLS
• 2020-11-24 Sold (Public Records) $145,000 Public Records
• 2020-11-06 Sold (MLS) $145,000 Cincy MLS
• 2020-08-29 Contingent — Cincy MLS
• 2020-08-11 Listed $155,000 Cincy MLS
• 2019-10-09 Sold (Public Records) $129,640 Public Records
• 2019-09-27 Sold (MLS) $129,640 Cincy MLS
• 2019-08-14 Contingent — Cincy MLS
• 2019-08-02 Listed $129,900 Cincy MLS
• 2019-06-19 Listing Removed — Cincy MLS
• 2019-06-02 Price Changed $129,900 Cincy MLS
• 2019-05-01 Price Changed $134,900 Cincy MLS
• 2019-04-16 Listed $139,000 Cincy MLS
• 2015-02-09 Sold (Public Records) $111,000 Public Records
• 2015-02-05 Sold (MLS) $111,000 Cincy MLS
• 2014-10-21 Listed $115,000 Cincy MLS
• 2010-08-20 Sold (Public Records) $77,500 Public Records
• 2010-08-17 Sold (MLS) $77,500 Cincy MLS
• 2010-05-11 Listed $82,900 Cincy MLS
• 2010-04-28 Listing Removed — Cincy MLS
• 2009-10-28 Listed $94,900 Cincy MLS
• 2007-03-04 Listing Removed — Cincy MLS
• 2006-10-15 Listed $120,000 Cincy MLS
• 2005-10-18 Listing Removed — Cincy MLS
• 2005-07-16 Listed $125,000 Cincy MLS
• 2005-05-13 Listing Removed — Cincy MLS
• 2004-10-06 Listed $125,000 Cincy MLS
• 1995-12-14 Sold (Public Records) $118,000 Public Records
• 1989-07-31 Sold (Public Records) $88,000 Public Records

Property tax history

+8.6%/yr

Latest (2025): $4,472 · +0.1% YoY. Source: county tax records.