1373 Byrd Ave · Lincoln Heights, OH 45215

$150,000

3 bd · 1.5 ba · 1,100 sqft · SingleFamily public records · 9 Days on market

Built 1928 4,182 sqft lot Est $174k · 14% 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 +25.2/30.0
• ARV discount +13.7/15.0
• DSCR +8.3/10.0
• 1% rule +5.9/10.0
• Rent growth +4.5/5.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This home is full of potential and ready for any investor/or home buyer with a little tender loving care.

Key facts

• 4,182 sq ft lot
• Built 1928
• Listed 9 days

Property features AI

Finance

• Other: Lease not considered
• HOA & community: No HOA

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas; Gas water heater
• Home design: Ranch-style single family home; One level; Block foundation
• Construction: Wood siding construction; Block foundation
• Exterior features: Shingle roof; Wood siding; Residential zoning; Lot about 40 x 105 (approx. 0.096 acres)

Interior

• Kitchen: Kitchen approximately 10 x 14; Oven/Range; Refrigerator
• Bedrooms: 3 bedrooms (all on level 1); Primary bedroom about 11 x 10; Second bedroom about 11 x 11; Third bedroom about 11 x 11
• Flooring: Wall-to-wall carpet in living room
• Bathrooms: 1 full bathroom on level 1; 1 half (partial) bathroom on level 1
• Heating & cooling: Forced air heating (gas)
• Interior features: 8 total rooms; Full basement with concrete floor and glass block windows; Ceiling fan
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $337 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).

Location & tenants

• Location reads 69/100 on livability (#534 in OH) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, crime B+; Watch: housing D, schools D-, amenities F.
• Princeton City (suburban): math 34% / reading 43% proficiency, ranked #542 of 656 in OH (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+8.0%/yr); 47 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 18y 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 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,000

Questions for the listing agent

1. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.09% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.64%
• DSCR: 1.43
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $173,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
910 Byrd Ave	0.32mi	3/1.5	1,208 (+10%)	0mo	$75,000	$62	68
116 Eggerding Dr	0.57mi	3/1.0	1,082 (-2%)	9mo	$209,900	$194	61
837 Matthews Dr	0.59mi	3/1.0	1,036 (-6%)	2mo	$110,000	$106	59
954 Van Buren Ave	0.52mi	3/1.0	1,195 (+9%)	2mo	$110,000	$92	58
405 Home Ave	0.44mi	3/1.0	1,231 (+12%)	3mo	$232,000	$188	55
1337 Shepherd Ln	0.28mi	2/1.0 (-1)	979 (-11%)	8mo	$155,000	$158	55
405 W Forrer St	0.70mi	3/1.0	1,133 (+3%)	8mo	$196,000	$173	54
306 Pershing Ave	0.45mi	3/1.0	1,201 (+9%)	10mo	$215,000	$179	53
315 Home Ave	0.43mi	2/1.0 (-1)	945 (-14%)	4mo	$188,000	$199	46
1124 Lindale Ct	0.30mi	4/1.0 (+1)	1,260 (+14%)	11mo	$135,000	$107	46
310 Westview Ave	0.57mi	2/1.0 (-1)	1,199 (+9%)	8mo	$90,000	$75	44
1010 Shepherd Ln	0.38mi	2/1.0 (-1)	1,244 (+13%)	11mo	$35,000	$28	44

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 3.4%
• Equity multiple: 1.14×
• Total profit: $5,822
• Equity at exit: $22,365

10-year hold

• IRR: 17.0%
• Equity multiple: 2.72×
• Total profit: $72,092
• Equity at exit: $12,969

Cash invested: $42,000 (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 45215

• Rents YoY: 8.0%
• Active inventory: 47
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,640 high
• Mortgage (P&I): −$787
• Tax from tax record: −$109 /mo · $1,313/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $337

Break-even live

Break-even rent $1,213

Max offer price $150,000

Occupancy floor 74%

Sensitivity live

Price	-10% $422	-5% $380	+0% $337	+5% $295	+10% $252
Rent	-10% $208	-5% $273	+0% $337	+5% $402	+10% $467
Rate	-1.0pp $413	-0.5pp $375	base $337	+0.5pp $298	+1.0pp $259

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
738 Adams St Apt 1 Cincinnati, OH	2.0	1.0	750	$1,095	$1.46	44d	1	0.53mi
911 Prairie Ave Cincinnati, OH	4.0	1.0	1243	$1,995	$1.60	8d	1	0.75mi
617 Van Roberts Pl Cincinnati, OH	2.0	1.0	1109	$1,475	$1.33	8d	1	1.01mi
301 W Benson St Unit 6 Cincinnati, OH	3.0	2.0	1500	$1,995	$1.33	44d	1	1.22mi
332 Arlington Ave Cincinnati, OH	3.0	2.0	1500	$1,750	$1.17	18d	1	1.33mi
918 2nd St Cincinnati, OH	2.0	1.0	1360	$1,300	$0.96	24d	1	1.39mi

Listing history 8 events

1. 2026-06-18
   days on market $150,000 Active 9 DOM
2. 2026-06-17
   days on market $150,000 Active 8 DOM
3. 2026-06-16
   days on market $150,000 Active 7 DOM
4. 2026-06-15
   days on market $150,000 Active 6 DOM
5. 2026-06-13
   days on market $150,000 Active 4 DOM
6. 2026-06-13
   days on market $150,000 Active 3 DOM
7. 2026-06-10
   remarks 105-char remark
8. 2026-06-10
   listed $150,000 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: $1,313 · $109/mo
• Projected year-2 tax: $1,827 · $152/mo
• Expected delta: +$513/yr (+$43/mo · 39.1%)

ⓘ 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 5/10 Major 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: $19,684
• − Mortgage interest: −$8,402
• − Property taxes: −$1,313
• − Insurance: −$750
• − Repairs & maintenance: −$1,575
• − Management: −$1,575
• − Depreciation: −$4,364
• Taxable income: $1,705
• Est. tax owed @ 24.0%: −$409
• After-tax cash flow: $3,638/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: Princeton City
• NCES district ID: 3904467
• Math proficiency: 34% ▼ -18.00%
• Reading proficiency: 43% ▼ -8.00%
• Median HH income: $53,182
• Composite: 33.52/100
• National rank: #5436
• State rank: #542 of 656 in OH

Livability — Lincoln Heights

• Score: 69/100
• State rank: #534
• US rank: #9027

Category grades

Amenities F Commute A+ Cost of living A+ Crime B+ Employment F Housing D Health & safety C+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lincoln Heights, OH
• County: Hamilton County · 701,295 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 30,586
• Household income: $69,372
• Rent vs Own: 44.3% rent · 55.7% own
• Severe rent burden: 1529.0

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 (63%)
• Race & ethnicity: White 63% Black 26% Two or more races 6% Hispanic / Latino 3% Asian 2%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -263.50%
• Current HPI: 217.3319
• Rent YoY: ▲ 8.02%
• 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

+233.3% since first listed

3 events — show timeline

• 2026-06-09 Listed $150,000 Cincy MLS
• 2008-12-09 Listing Removed — Cincy MLS
• 2008-07-15 Listed $45,000 Cincy MLS

Property tax history

+10.5%/yr

Latest (2025): $1,313 · +20.9% YoY. Source: county tax records.