3556 Eden Ave · Cincinnati, OH 45229

$30,000

3 bd · 1.5 ba · 1,516 sqft · SingleFamily public records · 143 Days on market

Built 1900 4,574 sqft lot ↓ 43% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• Rent growth +3.9/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

PRICE to SELL! Now is your opportunity to rehab or construct a new build close to the top hospitals and the University of Cincinnati. New construction surrounds the Property, in the neighborhood. It's worth a drive-by! It is being sold as is, where is. It's a great lot to build new!!! Property will require a VBML (Vacant Building Management License) from the city to proceed. Structure is condemned. Buyers and agents walk property at own risk. All property information is provided to the best of our knowledge and is deemed reliable but not guaranteed. Room sizes are estimates. Buyers are encouraged to independently verify all details to their satisfaction. Cash Buyer preferred. Not suitable

Key facts

• New build
• Rehab opportunity
• Top hospitals

Tags

• REHAB OPPORTUNITY
• NEW BUILD
• CLOSE TO CINCINNATI ZOO
• TOP HOSPITALS
• UNIVERSITY OF CINCINNATI

Property features AI

Finance

• Other: Zoned residential; Lot about 0.105 acres (approx. 37.5 x 120.08); Located in Avondale; cross street Forest Ave.
• HOA & community: No HOA

Exterior

• Utilities: Water at street; Sewer at street
• Home design: Traditional single-family home; Two levels; Block foundation
• Construction: Wood siding construction
• Exterior features: Shingle roof; Double-hung and wood windows; Wood siding

Interior

• Kitchen: Kitchen approximately 10 x 10
• Bedrooms: Three bedrooms, each about 10 x 10 (primary on level 2)
• Bathrooms: One full bathroom (primary bathroom listed as 'Other')
• Heating & cooling: Baseboard heating
• Interior features: Six total rooms; Full basement
• Laundry & utility: Water heater: Other

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 50.6% 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 (+5.5%/yr); 49 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $1,734/mo this rent would consume 65% of the median local household income ($32k/yr) (locally 1730% 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 $207 of loan paydown is wiped out by about $900 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.5% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.7% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $26,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 5.78% ✓
• Cap rate: 50.56%
• Cash-on-cash: 158.09%
• DSCR: 8.03
• GRM: 1.4

CMA / ARV

• ARV (on-the-fly): $189,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3549 Dick St	0.16mi	3/2.0	1,456 (-4%)	5mo	$94,250	$65	80
3551 Dick St	0.16mi	3/2.0	1,435 (-5%)	3mo	$65,000	$45	79
434 Northern Ave	0.37mi	3/2.5	1,518 (+0%)	1mo	$365,000	$240	78
3548 Eden Ave	0.02mi	2/1.5 (-1)	1,377 (-9%)	8mo	$123,000	$89	72
430 Northern Ave	0.36mi	2/2.5 (-1)	1,518 (+0%)	12mo	$360,000	$237	64
3577 Wilson Ave	0.06mi	4/2.0 (+1)	1,726 (+14%)	14mo	$265,000	$154	55
57 Ehrman Ave	0.32mi	3/2.0	1,338 (-12%)	15mo	$196,000	$146	51
3557 Lossing St	0.37mi	2/1.0 (-1)	1,306 (-14%)	10mo	$83,000	$64	44
565 Prospect Pl	0.56mi	3/1.0	1,323 (-13%)	10mo	$75,000	$57	42
3542 Vine St	0.51mi	2/2.5 (-1)	1,364 (-10%)	11mo	$170,000	$125	42
3822 Vine St	0.54mi	3/2.0	1,298 (-14%)	10mo	$187,100	$144	41
3877 Vine St	0.66mi	3/2.0	1,667 (+10%)	14mo	$165,000	$99	39

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 · 5.55% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.36×
• Total profit: $70,245
• Equity at exit: $4,473

10-year hold

• IRR: —
• Equity multiple: 21.46×
• Total profit: $171,901
• Equity at exit: $2,594

Cash invested: $8,400 (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 45229

• Home prices YoY: -24.0%
• Rents YoY: 5.5%
• Active inventory: 49
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $1,734 high
• Mortgage (P&I): −$157
• Tax from tax record: −$94 /mo · $1,124/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $1,107

Break-even live

Break-even rent $333

Max offer price $30,000

Occupancy floor 31%

Sensitivity live

Price	-10% $1,124	-5% $1,115	+0% $1,107	+5% $1,098	+10% $1,090
Rent	-10% $970	-5% $1,038	+0% $1,107	+5% $1,175	+10% $1,244
Rate	-1.0pp $1,122	-0.5pp $1,114	base $1,107	+0.5pp $1,099	+1.0pp $1,091

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
434 Northern Ave Cincinnati, OH	3.0	2.5	1518	$2,700	$1.78	5d	1	0.33mi
3595 Harvey Ave Cincinnati, OH	3.0	3.0	1200	$2,250	$1.88	2d	1	0.34mi
562 Glenwood Ave Unit 1 Cincinnati, OH	2.0	1.0	1075	$1,160	$1.08	14d	1	0.41mi
566 Glenwood Ave Unit 5 Cincinnati, OH	2.0	1.0	1100	$1,095	$1.00	3d	1	0.41mi
132 Louis Ave Apt C Cincinnati, OH	2.0	1.0	1050	$1,000	$0.95	24d	1	0.41mi
28 Juergens Ave Cincinnati, OH	4.0	2.0	1306	$1,625	$1.24	5d	1	0.54mi
3564 Estes Pl Unit 2 Cincinnati, OH	3.0	1.0	1662	$1,500	$0.90	2d	1	0.54mi
3429 Ruther Ave Unit 1 Cincinnati, OH	2.0	1.0	1200	$1,500	$1.25	5d	1	0.56mi
575 Blair Ave Unit 575-3 Cincinnati, OH	3.0	1.0	1200	$1,375	$1.15	15d	1	0.62mi
811 Lexington Ave Unit 1 Cincinnati, OH	2.0	1.0	1674	$1,250	$0.75	5d	1	0.74mi
3263 Bishop St Cincinnati, OH	3.0	2.0	1465	$2,395	$1.63	24d	1	0.75mi
21 Clinton Springs Ln Cincinnati, OH	3.0	1.0	1304	$1,650	$1.27	24d	1	0.78mi
835 Hutchins Ave #3 Cincinnati, OH	2.0	1.0	1200	$950	$0.79	24d	1	0.83mi
3640 Reading Rd Unit 3640-1 Cincinnati, OH	3.0	1.0	1113	$1,295	$1.16	24d	1	0.86mi
3031 Eden Ave Unit A341 Cincinnati, OH	2.0	2.0	1067	$2,500	$2.34	3d	1	0.87mi
3031 Eden Ave Unit A204 Cincinnati, OH	2.0	2.0	1167	$2,525	$2.16	2d	1	0.87mi
3031 Eden Ave Cincinnati, OH	1.0–2.0	1.0–2.0	1113	$3,150	$2.83	22d	9	0.87mi
219 Stetson St Cincinnati, OH	2.0	1.0	1109	$2,200	$1.98	5d	1	0.87mi
215 Stetson St Cincinnati, OH	2.0	1.0	1109	$2,300	$2.07	15d	1	0.87mi
3010 Eden Ave Cincinnati, OH	1.0–2.0	1.0–2.0	1114	$3,060	$2.75	2d	28	0.89mi
3141 Bishop St Unit 1 Cincinnati, OH	3.0	1.0	1500	$2,100	$1.40	24d	1	0.90mi
870 Rockdale Ave Cincinnati, OH	4.0	2.0	1749	$1,800	$1.03	24d	1	0.90mi
358 Shiloh St Cincinnati, OH	1.0–3.0	1.0	1400	$2,100	$1.50	2d	1	1.03mi
800 N Fred Shuttlesworth Cir Apt 3 Cincinnati, OH	2.0	1.0	1200	$1,300	$1.08	24d	1	1.03mi
359 Ludlow Ave Cincinnati, OH	2.0	1.0	1400	$1,350	$0.96	24d	1	1.04mi
2813 Gerard St Unit 1540075P Cincinnati, OH	4.0	3.0	2152	$6,281	$2.92	21d	1	1.06mi
611 E Mitchell Ave Unit 2 Cincinnati, OH	2.0	1.0	1400	$1,395	$1.00	11d	1	1.07mi
611 E Mitchell Ave Unit 2 Cincinnati, OH	2.0	1.0	1200	$1,395	$1.16	24d	1	1.07mi
979 Burton Ave Cincinnati, OH	3.0	1.0	1725	$1,595	$0.92	3d	1	1.08mi
2809 Glendora Ave Cincinnati, OH	2.0	1.0	1100	$1,500	$1.36	3d	1	1.10mi
3404 Whitfield Ave Cincinnati, OH	2.0	1.0	1291	$1,595	$1.23	5d	55	1.11mi
4342 Vine St #2 Cincinnati, OH	3.0	1.0	1100	$1,400	$1.27	24d	1	1.15mi
3240 Whitfield Ave Cincinnati, OH	1.0–2.0	1.0–2.0	865	$2,225	$2.57	2d	80	1.20mi
3015 Clifton Ave Unit 3015-02 Cincinnati, OH	2.0	1.0	1050	$995	$0.95	24d	1	1.21mi
3139 Gaff Ave Cincinnati, OH	3.0	2.0	1711	$1,795	$1.05	17d	1	1.21mi
15 Bertus St Cincinnati, OH	3.0	2.0	1520	$1,895	$1.25	15d	1	1.21mi
205 William Howard Taft Rd Cincinnati, OH	3.0	2.0	1300	$1,300	$1.00	24d	1	1.33mi
2611 May St Cincinnati, OH	2.0	2.5	1637	$3,070	$1.88	14d	1	1.37mi
651 William Howard Taft Rd Cincinnati, OH	2.0	2.5	1637	$3,070	$1.88	24d	1	1.38mi
2601 May St Cincinnati, OH	2.0–3.0	2.5–3.5	1737	$3,325	$1.91	2d	12	1.41mi

Listing history 17 events

1. 2026-06-18
   days on market $30,000 Active 143 DOM
2. 2026-06-17
   days on market $30,000 Active 142 DOM
3. 2026-06-16
   days on market $30,000 Active 141 DOM
4. 2026-06-15
   days on market $30,000 Active 140 DOM
5. 2026-06-13
   days on market $30,000 Active 138 DOM
6. 2026-06-13
   days on market $30,000 Active 137 DOM
7. 2026-06-09
   days on market $30,000 Active 134 DOM
8. 2026-06-08
   days on market $30,000 Active 133 DOM
9. 2026-06-07
   pricedays on market $30,000 Active 132 DOM
10. 2026-06-03
    days on market $40,000 Active 128 DOM
11. 2026-06-02
    days on market $40,000 Active 127 DOM
12. 2026-06-01
    days on market $40,000 Active 126 DOM
13. 2026-05-31
    days on market $40,000 Active 125 DOM
14. 2026-05-06
    price $40,000
15. 2026-04-21
    price $50,000
16. 2026-03-30
    price $62,000
17. 2026-01-26
    listed $70,000 Active

ⓘ 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: $1,124 · $94/mo
• Projected year-2 tax: $1,124 · $94/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 · 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: $20,812
• − Mortgage interest: −$1,680
• − Property taxes: −$1,124
• − Insurance: −$150
• − Repairs & maintenance: −$1,665
• − Management: −$1,665
• − Depreciation: −$873
• Taxable income: $13,655
• Est. tax owed @ 24.0%: −$3,277
• After-tax cash flow: $10,003/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): 13,529
• Household income: $32,263
• Rent vs Own: 69.4% rent · 30.6% own
• Severe rent burden: 1730.0

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 (65%)
• Race & ethnicity: Black 65% White 24% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Italian 2% Iranian 1% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 4% Russian/Polish/Slavic 1% Other Indo-European 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: ▼ -80.34%
• Current HPI: 254.492
• Rent YoY: ▲ 5.55%
• 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

-42.9% since first listed

4 events — show timeline

• 2026-05-06 Price Changed $40,000 Cincy MLS
• 2026-04-21 Price Changed $50,000 Cincy MLS
• 2026-03-30 Price Changed $62,000 Cincy MLS
• 2026-01-26 Listed $70,000 Cincy MLS

Property tax history

+20.7%/yr

Latest (2025): $1,124 · +147.5% YoY. Source: county tax records.