1646 Quebec Rd · Cincinnati, OH 45205

$130,000

2 bd · 1.0 ba · 924 sqft · SingleFamily public records · 8 Days on market

Built 1940 6,316 sqft lot Est $152k · 14% 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 +16.6/30.0
• ARV discount +13.9/15.0
• DSCR +5.2/10.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• Rent growth +3.3/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Solid 2 bedroom, 1 bath, brick cape cod. Updated roof, gutters, windows, HWH. Estate sale. Sold As-Is. Cash or conventional financing only. Second floor could be finished into a 3rd bedroom or game room. Hardwood floors under carpet.

Key facts

• Updated windows
• Updated roof
• Updated gutters

Tags

• UPDATED ROOF
• UPDATED GUTTERS
• UPDATED WINDOWS
• HARDWOOD FLOORS

Property features AI

Finance

• Other: Lot is approximately 0.145 acres (about 47 x 136)
• HOA & community: No homeowners association

Exterior

• Parking: Attached front garage (1-car); Driveway parking; On-street parking
• Utilities: Public water; Public sewer; Natural gas service; Gas water heating
• Home design: Cape Cod style single-family home; One-and-one-half stories; Residential zoning
• Construction: Shingle roof; Poured foundation; Brick construction
• Exterior features: Covered deck/patio; Vinyl windows; Brick exterior

Interior

• Kitchen: Kitchen about 10 x 10; Gas cooktop; Refrigerator
• Bedrooms: Two bedrooms total; Primary bedroom about 12 x 11 (on main level); Second bedroom about 11 x 10 (on main level)
• Flooring: Wood floors in dining room; Wall-to-wall carpet in living room; Carpet/wood mix noted in dining/living areas
• Bathrooms: One full bathroom on the main level; Primary bathroom listed as other
• Heating & cooling: Natural gas forced-air heating
• Interior features: Five total rooms; Bonus room; Full unfinished basement with poured foundation and concrete floor
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $24 ($285/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (13.6% below list).
• Recommended offer: $112k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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 (+3.3%/yr); 69 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 31% of the median local income ($44k/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 $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,359 (13.6% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.86% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.61%
• DSCR: 1.12
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $151,536
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3634 W Liberty St	0.20mi	2/1.0	955 (+3%)	6mo	$142,000	$149	80
1705 Wyoming Ave	0.10mi	2/1.0	821 (-11%)	3mo	$70,000	$85	74
1732 Quebec Rd	0.07mi	2/1.0	1,033 (+12%)	9mo	$133,750	$129	70
1617 Dewey Ave	0.46mi	2/1.0	941 (+2%)	7mo	$111,000	$118	69
3906 W Liberty St	0.28mi	2/1.0	1,006 (+9%)	4mo	$72,000	$72	69
1124 Elberon Ave	0.62mi	2/2.0	934 (+1%)	1mo	$177,500	$190	64
1232 Fairbanks Ave	0.42mi	3/1.0 (+1)	900 (-3%)	8mo	$148,000	$164	64
2245 Quebec Rd	0.56mi	3/1.0 (+1)	948 (+3%)	1mo	$137,900	$145	64
1709 Wyoming Ave	0.10mi	3/1.5 (+1)	1,026 (+11%)	10mo	$170,000	$166	62
3627 W Liberty St	0.23mi	3/2.5 (+1)	1,008 (+9%)	5mo	$168,000	$167	59
1625 First Ave	0.31mi	3/2.0 (+1)	816 (-12%)	1mo	$175,000	$214	57
1228 Fairbanks Ave	0.43mi	2/1.0	800 (-13%)	6mo	$142,900	$179	52

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 · 3.3% rent growth · sell at horizon

5-year hold

• IRR: -14.7%
• Equity multiple: 0.47×
• Total profit: $-19,218
• Equity at exit: $19,383

10-year hold

• IRR: -5.6%
• Equity multiple: 0.63×
• Total profit: $-13,401
• Equity at exit: $11,240

Cash invested: $36,400 (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 45205

• Rents YoY: 3.3%
• Active inventory: 69
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,124 high
• Mortgage (P&I): −$682
• Tax from tax record: −$72 /mo · $870/yr
• Insurance: −$54
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $24

Break-even live

Break-even rent $1,094

Max offer price $130,000

Occupancy floor 93%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3772 W Liberty St Cincinnati, OH	3.0	1.0	1066	$1,350	$1.27	4d	1	0.19mi
1607 Minion Ave Cincinnati, OH	3.0	1.5	1066	$1,675	$1.57	23d	1	0.22mi
1905 Wyoming Ave Cincinnati, OH	2.0	1.0	850	$1,012	$1.19	1d	2	0.34mi
2291 Wyoming Ave Unit 2291-11 Cincinnati, OH	1.0	1.0	680	$850	$1.25	23d	1	0.46mi
2291 Wyoming Ave Unit 2291-1 Cincinnati, OH	1.0	1.0	680	$800	$1.18	4d	1	0.46mi
2303 Wyoming Ave Unit 2303-8 Cincinnati, OH	1.0	1.0	680	$800	$1.18	4d	1	0.49mi
2303 Wyoming Ave Unit 2303-5 Cincinnati, OH	1.0	1.0	680	$880	$1.29	4d	1	0.49mi
2303 Wyoming Ave Unit 2303-7 Cincinnati, OH	1.0	1.0	680	$850	$1.25	23d	1	0.49mi
2303 Wyoming Ave Cincinnati, OH	1.0	1.0	680	$912	$1.34	16d	2	0.49mi
2303 Wyoming Ave Unit 2303-4 Cincinnati, OH	1.0	1.0	680	$975	$1.43	23d	1	0.49mi
2299 Wyoming Ave Cincinnati, OH	1.0	1.0	680	$850	$1.25	16d	1	0.49mi
1872 Sunset Ave Cincinnati, OH	2.0	1.0	888	$1,075	$1.21	4d	7	0.50mi
1820 Sunset Ave Cincinnati, OH	1.0–2.0	1.0	750	$1,049	$1.40	21d	6	0.55mi
1224 Sliker Ave Cincinnati, OH	1.0	1.0	950	$850	$0.89	4d	1	0.61mi
953 Wells St Unit 1 Cincinnati, OH	1.0	1.0	650	$850	$1.31	3d	1	0.70mi
1057 Winfield Ave Unit 2 Cincinnati, OH	2.0	1.0	1000	$1,250	$1.25	23d	1	0.78mi
944 Elberon Ave Cincinnati, OH	2.0	1.0	900	$1,200	$1.33	23d	1	0.82mi
3643 W 8th St Unit 1 Cincinnati, OH	2.0	1.0	850	$995	$1.17	23d	1	0.90mi
808 Elberon Ave Cincinnati, OH	1.0	1.5	591	$850	$1.44	23d	1	0.96mi
937 Grand Ave Cincinnati, OH	2.0	1.0	825	$1,395	$1.69	23d	1	0.98mi
2504 White St Unit 7 Cincinnati, OH	1.0	1.0	600	$695	$1.16	23d	1	0.98mi
2570 Sarvis Ct Unit 2570 01 Cincinnati, OH	2.0	1.0	1000	$1,195	$1.20	23d	1	1.01mi
2570 Sarvis Ct Unit 2572 12 Cincinnati, OH	2.0	1.0	1000	$1,250	$1.25	23d	1	1.01mi
2101 Harrison Ave Cincinnati, OH	1.0	1.0	800	$699	$0.87	3d	1	1.02mi
2101 Harrison Ave Cincinnati, OH	1.0	1.0	800	$699	$0.87	17d	1	1.02mi
2109 Harrison Ave Unit 15 Cincinnati, OH	1.0	1.0	625	$900	$1.44	3d	1	1.02mi
717 Elberon Ave Unit Elberon 717 Cincinnati, OH	2.0	1.0	1117	$995	$0.89	23d	1	1.04mi
944 Chateau Ave Cincinnati, OH	1.0	1.0	700	$895	$1.28	23d	1	1.05mi
938 Chateau Ave Cincinnati, OH	1.0	1.0	700	$895	$1.28	23d	1	1.06mi
2496 Queen City Ave Cincinnati, OH	1.0–2.0	1.0	625	$940	$1.50	13d	6	1.07mi
2721 Baker Ave Unit 23-35 Cincinnati, OH	2.0	1.0	785	$1,095	$1.39	23d	1	1.09mi
2822 Price Ave Unit 10 Cincinnati, OH	1.0	1.0	544	$832	$1.53	23d	1	1.10mi
2822 Price Ave Cincinnati, OH	1.0	1.0	544	$860	$1.58	4d	9	1.10mi
2822 Price Ave Unit 9 Cincinnati, OH	1.0	1.0	544	$840	$1.54	23d	1	1.10mi
2500 Warsaw Ave #39 Cincinnati, OH	1.0	1.0	700	$1,050	$1.50	23d	1	1.13mi
2117 Saint Leo Pl Cincinnati, OH	2.0	1.0	1050	$1,150	$1.10	23d	1	1.14mi
2703 Erlene Dr Cincinnati, OH	1.0–2.0	1.0–1.5	691	$1,045	$1.51	3d	39	1.14mi
2701 Lehman Rd Unit 18 Cincinnati, OH	2.0	1.0	652	$1,400	$2.15	23d	1	1.15mi
1657 Lionel Ave Cincinnati, OH	1.0	1.0	675	$1,100	$1.63	23d	1	1.17mi
4370 Saint Lawrence Ave #1 Cincinnati, OH	1.0	1.0	876	$1,050	$1.20	16d	1	1.27mi

Listing history 7 events

1. 2026-06-18
   days on market $130,000 Active 8 DOM
2. 2026-06-17
   days on market $130,000 Active 7 DOM
3. 2026-06-16
   days on market $130,000 Active 6 DOM
4. 2026-06-15
   days on market $130,000 Active 5 DOM
5. 2026-06-13
   days on market $130,000 Active 3 DOM
6. 2026-06-13
   remarks 233-char remark
7. 2026-06-13
   listed $130,000 Active 2 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: $870 · $72/mo
• Projected year-2 tax: $1,449 · $121/mo
• Expected delta: +$579/yr (+$48/mo · 66.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% 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: $13,483
• − Mortgage interest: −$7,282
• − Property taxes: −$870
• − Insurance: −$1,316
• − Repairs & maintenance: −$1,079
• − Management: −$1,079
• − Depreciation: −$3,782
• Taxable loss: −$1,924
• Est. tax savings @ 24.0%: +$462
• After-tax cash flow: $747/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): 18,651
• Household income: $43,682
• Rent vs Own: 63.1% rent · 36.9% own
• Severe rent burden: 980.0

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 0.69)
• Race & ethnicity: Black 43% White 32% Hispanic / Latino 16% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 1% Slovak 1% Serbian 1%
• Foreign-born: 9% · Canada, India, China
• Languages at home: 84% English-only · Spanish 10% Other Asian/Pacific 2% 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: ▼ -138.67%
• Current HPI: 163.3375
• Rent YoY: ▲ 3.30%
• 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

1 event — show timeline

• 2026-06-10 Listed $130,000 Cincy MLS

Property tax history

+7.4%/yr

Latest (2025): $870 · +2.7% YoY. Source: county tax records.