1443 Laurel Park Dr · Cincinnati, OH 45214

$295,000

2 bd · 2.5 ba · 1,530 sqft · SingleFamily public records · 109 Days on market

Built 2006 2,161 sqft lot Est $370k · 20% under $175/mo HOA · 7% of rent ↓ 5% 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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +6.7/30.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• 1% rule +3.0/10.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +1.0/10.0

Listing remarks

Rare Opportunity with Grant Options available toward this purchase! Classic townhome in Cincinnati's West End located steps from TQL Stadium. This refined 2-bedroom, 2.5-bath residence offers an elevated urban lifestyle with thoughtfully curated interiors and modern design throughout. This home features sophisticated finishes, open-concept living, and private outdoor spaceideal for both entertaining and everyday living. Garage parking with low monthly HOA. A ideal home minutes away from everything that downtown and OTR has to offer. An exceptional offering where style, flexibility, and location is maximized.

Key facts

• Modern design
• Garage parking
• Open-concept living

Tags

• PRIVATE OUTDOOR SPACE
• OPEN-CONCEPT LIVING
• GARAGE PARKING
• SOPHISTICATED FINISHES
• MODERN DESIGN

Property features AI

Finance

• Other: Zoned residential
• HOA & community: Homeowners association with a $175 monthly fee

Exterior

• Parking: Attached rear garage (1 car); On-street parking available
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Townhouse (Traditional style); Two levels; Entry level: 1st floor; Slab foundation
• Construction: Brick and vinyl siding exterior; Shingle roof; Built with slab foundation
• Exterior features: Patio; Busline nearby

Interior

• Kitchen: Island; Wood cabinets; Marble/granite/stone countertops; Dishwasher; Garbage disposal; Microwave; Oven/Range; Refrigerator
• Bedrooms: Two bedrooms total; Primary bedroom on 2nd floor (17 x 12); Second bedroom on 2nd floor (14 x 13)
• Flooring: Laminate flooring in dining and living areas
• Bathrooms: Two full bathrooms (both on 2nd floor); One half bathroom on 1st floor; Primary bathroom includes tub and shower
• Heating & cooling: Forced air heating (gas); Central air conditioning; Gas water heating
• Interior features: 9-foot+ ceilings; Multi-panel doors; Ceiling fan; Recessed lighting
• Laundry & utility: First-floor laundry room (11 x 8)

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $-468 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (28.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (20.2% below list).
• Recommended offer: $212k (28.0% below list) — sets the bar for cash-flow.

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.
• Zoned schools: Sands Montessori School (math 70% / reading 77%, grade A, #311 of 1,584 statewide, top 20%, 683 students, 22% FRL); Hartwell School (math 17% / reading 31%, grade F, #593 of 654 statewide, top 91%, 447 students, 0% FRL); Walnut Hills High School (math 79% / reading 89%, grade A, #17 of 781 statewide, top 2%, 2,582 students, 14% FRL) — zoned schools average 12% FRL vs 70% district-wide (59 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 60% at this address vs 30% district-wide (+30 pts) — the actual schools serving this property are materially stronger than the Cincinnati Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+8.1%/yr); 67 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• At $2,353/mo this rent would consume 101% of the median local household income ($28k/yr) (locally 857% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $212,292 (28.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.80% ✗
• Cap rate: 4.39%
• Cash-on-cash: -6.80%
• DSCR: 0.70
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $370,260
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1420 Laurel Park Dr	0.05mi	2/2.5	1,530 (0%)	16mo	$327,000	$214	84
1445 Laurel Park Dr	0.00mi	2/2.5	1,530 (0%)	23mo	$332,500	$217	81
938 Weninger Cir	0.44mi	2/2.5	1,500 (-2%)	2mo	$335,000	$223	74
416 Old Court St	0.42mi	3/2.5 (+1)	1,515 (-1%)	3mo	$388,000	$256	71
943 Weninger Cir	0.42mi	2/2.5	1,609 (+5%)	1mo	$440,000	$273	71
423 Elizabeth St	0.39mi	2/1.5	1,485 (-3%)	4mo	$360,000	$242	69
828 Livingston St	0.36mi	2/2.5	1,512 (-1%)	23mo	$180,000	$119	62
1007 John St	0.39mi	3/2.5 (+1)	1,485 (-3%)	12mo	$399,996	$269	61
318 W Mcmicken Ave	0.70mi	3/1.0 (+1)	1,504 (-2%)	5mo	$57,500	$38	50
1008 John St	0.40mi	3/2.5 (+1)	1,342 (-12%)	10mo	$385,000	$287	47
425 Elizabeth St	0.38mi	3/2.5 (+1)	1,342 (-12%)	12mo	$385,000	$287	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 21.1%
• Equity multiple: 2.74×
• Total profit: $143,491
• Equity at exit: $265,759

10-year hold

• IRR: 20.4%
• Equity multiple: 6.78×
• Total profit: $477,233
• Equity at exit: $573,120

Cash invested: $82,600 (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 45214

• Home prices YoY: 3.6%
• Rents YoY: 8.1%
• Active inventory: 67
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,353 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$482 /mo · $5,783/yr
• Insurance: −$123
• HOA: −$175
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $-468

Break-even live

Break-even rent $2,945

Max offer price $212,292

Occupancy floor —

Sensitivity live

Price	-10% $-301	-5% $-385	+0% $-468	+5% $-552	+10% $-635
Rent	-10% $-654	-5% $-561	+0% $-468	+5% $-375	+10% $-282
Rate	-1.0pp $-320	-0.5pp $-393	base $-468	+0.5pp $-545	+1.0pp $-622

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
432 Hopkins St Cincinnati, OH	1.0	1.0	1200	$1,500	$1.25	19d	1	0.25mi
432 Hopkins St Unit STREET-8 Cincinnati, OH	1.0	1.0	1300	$1,500	$1.15	25d	1	0.25mi
1617 Elm St Cincinnati, OH	3.0	1.0–2.0	1028	$3,673	$3.57	3d	44	0.38mi
1423 Pleasant St Unit 1056037P Cincinnati, OH	2.0	1.0	1560	$3,411	$2.19	3d	1	0.42mi
1508 Pleasant St Unit 1495913P Cincinnati, OH	1.0–3.0	1.0–2.0	1431	$5,854	$4.09	3d	2	0.43mi
1606 Pleasant St Unit 1056043P Cincinnati, OH	1.0	1.0	1076	$2,493	$2.32	3d	1	0.44mi
1507 Race St Unit 1056026P Cincinnati, OH	2.0	1.0	1453	$3,630	$2.50	16d	1	0.46mi
1510 Race St Unit 1056158P Cincinnati, OH	2.0	1.0	1076	$4,248	$3.95	25d	1	0.48mi
111 W Elder St Unit 1056044P Cincinnati, OH	1.0–4.0	1.0–4.0	1835	$3,983	$2.17	12d	2	0.48mi
474 Dayton St Apt A Cincinnati, OH	1.0	1.5	1500	$1,300	$0.87	25d	1	0.51mi
414 Dayton St Cincinnati, OH	3.0	2.5	1176	$2,400	$2.04	25d	1	0.51mi
812 Dayton St Unit 1056021P Cincinnati, OH	3.0	1.0	1453	$2,995	$2.06	3d	1	0.52mi
1407 Vine St Unit 1056101P Cincinnati, OH	2.0	1.0	1076	$3,361	$3.12	3d	1	0.56mi
20 W 12th St Unit 403A Cincinnati, OH	2.0	1.5	1100	$1,900	$1.73	23d	1	0.59mi
1826 Republic St Unit 1056093P Cincinnati, OH	2.0	1.0	1614	$2,812	$1.74	16d	1	0.60mi
1925 Colerain Ave Unit 1056034P Cincinnati, OH	2.0	1.0	1453	$2,790	$1.92	14d	1	0.63mi
28 E 13th St Cincinnati, OH	1.0	1.0	900	$1,830	$2.03	4d	2	0.65mi
55 E Clifton Ave Unit B Cincinnati, OH	2.0	2.0	1395	$2,500	$1.79	25d	1	0.68mi
100 E 13th St Unit 1056089P Cincinnati, OH	1.0	1.0	1184	$5,172	$4.37	4d	1	0.69mi
107 E Clifton Ave Unit 1234537P Cincinnati, OH	2.0–3.0	1.0–2.0	2260	$3,754	$1.66	16d	2	0.69mi
118 E Liberty St Apt B Cincinnati, OH	2.0	1.0	1100	$1,525	$1.39	6d	1	0.69mi
118 E Liberty St Apt D Cincinnati, OH	2.0	1.5	1100	$1,525	$1.39	6d	1	0.69mi
1435 Main St Unit 4 Cincinnati, OH	1.0	1.0	1075	$1,380	$1.28	25d	1	0.72mi
131 E 14th St Apt 303 Cincinnati, OH	2.0	1.0	1200	$1,300	$1.08	19d	1	0.72mi
445 W McMicken Ave Cincinnati, OH	3.0	1.0	1090	$1,350	$1.24	25d	1	0.73mi
100 East Central Pkwy Cincinnati, OH	1.0–2.0	1.0–2.0	1080	$2,734	$2.53	6d	8	0.74mi
151 Seventh St W Cincinnati, OH	2.0	1.0–2.0	1191	$2,129	$1.79	3d	4	0.76mi
19 Garfield Pl Cincinnati, OH	1.0–2.0	1.0–2.0	1054	$2,300	$2.18	45d	20	0.78mi
19 Garfield Pl Cincinnati, OH	1.0–2.0	1.0–2.0	1680	$2,260	$1.34	3d	11	0.78mi
7 W 7th St Cincinnati, OH	1.0–2.0	1.0–2.0	976	$3,420	$3.50	4d	65	0.83mi
1610 Sycamore St Cincinnati, OH	2.0	2.0	1600	$1,900	$1.19	12d	1	0.83mi
231 Emming St Unit 2 Cincinnati, OH	3.0	1.0	1200	$1,800	$1.50	25d	1	0.84mi
630 Vine St Cincinnati, OH	2.0	1.0–2.0	741	$2,239	$3.02	5d	18	0.86mi
306 Grear Aly Unit 1459457P Cincinnati, OH	1.0	1.0	1722	$4,150	$2.41	25d	1	0.87mi
1410 Mansfield St Apt 3 Cincinnati, OH	3.0	2.0	1412	$2,401	$1.70	12d	1	0.87mi
1410 Mansfield St Apt 4 Cincinnati, OH	3.0	2.0	1412	$2,387	$1.69	12d	1	0.87mi
1602 Mansfield St Unit 1056028P Cincinnati, OH	2.0	2.0	1453	$4,145	$2.85	3d	1	0.89mi
1118 Sycamore St Cincinnati, OH	2.0	1.0–2.0	891	$3,194	$3.58	4d	22	0.89mi
2227 Wheeler St Cincinnati, OH	1.0	1.0	1984	$1,495	$0.75	25d	1	0.92mi
721 Main St Cincinnati, OH	2.0	1.0–2.0	991	$3,205	$3.23	3d	15	0.93mi

HOA detail

• Monthly dues: $175 · $2,100/yr

Listing history 4 events

1. 2026-04-30
   status Active
2. 2026-04-23
   historical Contingency Pending
3. 2026-03-24
   price $295,000
4. 2026-02-09
   listed $310,000 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: $5,783 · $482/mo
• Projected year-2 tax: $5,783 · $482/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 5/10 Major 7 d/yr ≥103°F today · 20 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: $28,232
• − Mortgage interest: −$16,525
• − Property taxes: −$5,783
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,259
• − Management: −$2,259
• − HOA: −$2,100
• − Depreciation: −$8,582
• Taxable loss: −$10,749
• Est. tax savings @ 24.0%: +$2,580
• After-tax cash flow: $-3,039/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): 8,630
• Household income: $27,852
• Rent vs Own: 76.1% rent · 23.9% own
• Severe rent burden: 857.0

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 Black (63%)
• Race & ethnicity: Black 63% White 27% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 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: ▲ 15.01%
• Current HPI: 433.2346
• Rent YoY: ▲ 8.09%
• 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

-4.8% since first listed

4 events — show timeline

• 2026-04-30 Relisted — Cincy MLS
• 2026-04-23 Contingent — Cincy MLS
• 2026-03-24 Price Changed $295,000 Cincy MLS
• 2026-02-09 Listed $310,000 Cincy MLS

Property tax history

+25.7%/yr

Latest (2025): $5,783 · +3.1% YoY. Source: county tax records.