3414 Woodburn Ave · Cincinnati, OH 45207

$249,000

5 bd · 3.0 ba · 2,324 sqft · MultiFamily public records · 20 Days on market

Built 1910 3,528 sqft lot Est $279k · 11% 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 +29.6/30.0
• ARV discount +12.3/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• 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

Price improvement on this unique duplex just steps away from Xavier University. First floor is a charming two bedroom one bath unit. Second and third floor contains a spacious four bedroom one and a half bath unit. Great cash flow for an investor looking to add to their portfolio. Would be great for an owner occupant as well.

Key facts

• Recent updates
• Fresh paint
• New refrigerators

Tags

• TURNKEY DUPLEX OPPORTUNITY
• INCOME GENERATING PROPERTY
• RECENT UPDATES
• FRESH PAINT
• NEW REFRIGERATORS
• BRAND NEW WATER HEATER

Property features AI

Finance

• Other: Total of 2 units in the building; Total buildings: 1; Lot size approximately 0.081 acres
• Financial info: Month-to-month leases; Unit 2 currently rents for $1,595; Rent information available for 3+ bedroom units: $1,595

Exterior

• Parking: 2-car garage; 2 additional off-street private parking spaces
• Utilities: Public sewer; Water at street; Gas at street
• Home design: Duplex; Three-plus levels; Poured foundation
• Construction: Shingle roof
• Exterior features: Vinyl windows; Aluminum siding

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: One 2-bedroom unit; Two 3+-bedroom units; Unit 1: 2 bedrooms (6 rooms total); Unit 2: 4 bedrooms (9 rooms total)
• Bathrooms: Unit 1: 1 full bathroom; Unit 2: 2 full bathrooms
• Heating & cooling: Forced air heating; Window AC units
• Interior features: Full basement
• Laundry & utility: Separate furnace for units; Separate gas/electric utilities per unit; Tenants pay heat; owner pays water

What this means for you Summary

Snapshot

• This is a 1×4.0bd/2.0ba + 1×2.0bd/1.0ba units multifamily listed at $249k.

Deal economics

• At list price, monthly cash flow is $901 ($11k/yr) — positive. Per door: $450/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $249k).
• Recommended offer: $245k (1.5% below list) — sets the bar for market timing.
• 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: 50 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• At $3,416/mo this rent would consume 82% of the median local household income ($50k/yr) (locally 422% 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $70k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($245k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 9y 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 $210k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $245,265 (1.5% 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 1910 — 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. 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 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: 1.37% ✓
• Cap rate: 10.63%
• Cash-on-cash: 15.50%
• DSCR: 1.69
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $278,880
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3409 Fernside Pl	0.10mi	5/4.5	2,359 (+2%)	6mo	$515,000	$218	82
3420 Woodburn Ave	0.01mi	6/3.0 (+1)	2,038 (-12%)	14mo	$145,000	$71	62
1852 Hewitt Ave	0.39mi	4/2.5 (-1)	2,128 (-8%)	6mo	$210,500	$99	56
1560 Dixmont Ave	0.24mi	6/2.0 (+1)	2,506 (+8%)	19mo	$107,250	$43	51
2031 Hewitt Ave	0.65mi	5/3.0	2,140 (-8%)	7mo	$300,000	$140	50
1874 Fairfax Ave	0.50mi	4/3.0 (-1)	2,577 (+11%)	4mo	$293,000	$114	50
1929 Kinney Ave	0.55mi	5/3.0	2,644 (+14%)	13mo	$316,250	$120	40
1927 Kinney Ave	0.55mi	5/4.0	2,644 (+14%)	13mo	$316,250	$120	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.3%
• Equity multiple: 1.25×
• Total profit: $17,114
• Equity at exit: $37,127

10-year hold

• IRR: 15.7%
• Equity multiple: 2.28×
• Total profit: $89,170
• Equity at exit: $21,529

Cash invested: $69,720 (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 45207

• Home prices YoY: -34.6%
• Active inventory: 50
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $3,416 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$388 /mo · $4,661/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$717
• Net cashflow: $901

Break-even live

Break-even rent $2,276

Max offer price $249,000

Occupancy floor 69%

Sensitivity live

Price	-10% $1,042	-5% $971	+0% $901	+5% $830	+10% $760
Rent	-10% $631	-5% $766	+0% $901	+5% $1,036	+10% $1,171
Rate	-1.0pp $1,026	-0.5pp $964	base $901	+0.5pp $836	+1.0pp $771

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

Units	Beds	Baths	Est. rent
1× unit	4.0	2	$1,958
1× unit	2.0	1	$1,459
Total (2 units)			$3,416

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1524 Ruth Ave Unit 2 Cincinnati, OH	4.0	1.0	1971	$1,595	$0.81	24d	1	0.20mi
3113 Harvard Ave Cincinnati, OH	4.0	3.0	1895	$2,700	$1.42	15d	1	0.42mi
1718 Dexter Ave Cincinnati, OH	4.0	2.0	2539	$2,100	$0.83	24d	1	0.48mi
3508 Bevis Ave Cincinnati, OH	5.0	2.0	1744	$2,400	$1.38	3d	1	0.54mi
1725 Cleneay Ave Norwood, OH	1.0–5.0	1.0–5.0	1060	$3,507	$3.31	3d	46	0.60mi
870 Rockdale Ave Cincinnati, OH	4.0	2.0	1749	$1,800	$1.03	24d	1	0.66mi
3028 Gilbert Ave Cincinnati, OH	5.0	1.5	1936	$1,700	$0.88	21d	1	0.67mi
1768 Williams Ave Cincinnati, OH	6.0	3.0	2594	$3,000	$1.16	45d	1	0.94mi
3921 Spencer Ave Apt 2 Norwood, OH	4.0	1.0	1636	$2,400	$1.47	18d	1	1.04mi
1607 Asmann Ave Cincinnati, OH	1.0–4.0	1.0–1.5	1069	$1,695	$1.58	13d	6	1.11mi
2123 Cameron Ave Cincinnati, OH	4.0	2.5	2165	$4,500	$2.08	45d	1	1.25mi

Listing history 13 events

1. 2026-06-21
   days on market $249,000 Active 20 DOM
2. 2026-06-18
   days on market $249,000 Active 17 DOM
3. 2026-06-17
   days on market $249,000 Active 16 DOM
4. 2026-06-16
   days on market $249,000 Active 15 DOM
5. 2026-06-15
   days on market $249,000 Active 14 DOM
6. 2026-06-13
   days on market $249,000 Active 12 DOM
7. 2026-06-13
   days on market $249,000 Active 11 DOM
8. 2026-06-09
   days on market $249,000 Active 8 DOM
9. 2026-06-08
   days on market $249,000 Active 7 DOM
10. 2026-06-07
    days on market $249,000 Active 6 DOM
11. 2026-06-03
    days on market $249,000 Active 2 DOM
12. 2026-06-02
    remarks 585-char remark
13. 2026-06-02
    listed $249,000 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: $4,661 · $388/mo
• Projected year-2 tax: $4,661 · $388/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 · 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,992
• − Mortgage interest: −$13,948
• − Property taxes: −$4,661
• − Insurance: −$1,245
• − Repairs & maintenance: −$3,279
• − Management: −$3,279
• − Depreciation: −$7,244
• Taxable income: $7,335
• Est. tax owed @ 24.0%: −$1,761
• After-tax cash flow: $9,047/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): 6,983
• Household income: $49,801
• Rent vs Own: 45.7% rent · 54.3% own
• Severe rent burden: 422.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Black 51% White 39% Hispanic / Latino 6% Two or more races 4% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Portuguese 1% Serbian 1% Romanian 1%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 88% English-only · Spanish 5% French/Haitian/Cajun 4% Chinese 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: ▼ -144.98%
• Current HPI: 273.9444
• 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

+522.5% since first listed

25 events — show timeline

• 2026-06-01 Listed $249,000 Cincy MLS
• 2023-06-28 Listing Removed — Cincy MLS
• 2023-06-19 Price Changed $255,000 Cincy MLS
• 2023-06-13 Listed $285,000 Cincy MLS
• 2022-05-20 Sold (MLS) $210,000 Cincy MLS
• 2022-05-19 Listed — Cincy MLS
• 2022-05-13 Sold (MLS) $210,000 Cincy MLS
• 2022-04-24 Contingent — Cincy MLS
• 2022-04-22 Listed $195,000 Cincy MLS
• 2020-01-10 Sold (Public Records) $153,000 Public Records
• 2019-12-31 Sold (MLS) $153,000 Cincy MLS
• 2019-11-14 Contingent — Cincy MLS
• 2019-10-28 Relisted — Cincy MLS
• 2019-08-28 Contingent — Cincy MLS
• 2019-07-09 Relisted — Cincy MLS
• 2019-06-13 Contingent — Cincy MLS
• 2019-06-05 Relisted — Cincy MLS
• 2019-03-30 Contingent — Cincy MLS
• 2019-03-18 Listed $170,000 Cincy MLS
• 2018-01-04 Sold (Public Records) $99,900 Public Records
• 2017-12-20 Sold (Public Records) $79,000 Public Records
• 2017-12-18 Sold (MLS) $79,000 Cincy MLS
• 2017-11-07 Contingent — Cincy MLS
• 2017-10-30 Listed $79,900 Cincy MLS
• 1993-03-01 Sold (Public Records) $40,000 Public Records

Property tax history

+11.9%/yr

Latest (2025): $4,661 · +0.1% YoY. Source: county tax records.