2563 Trevor Pl · Cincinnati, OH 45225

$60,000

2 bd · 2.0 ba · 1,549 sqft · SingleFamily public records · 6 Days on market

Built 1895 2,091 sqft lot ↓ 25% since listing

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

Listing remarks MLS

Check out this 4 Bedroom 2 Full Bath! This house has a TON of room with three levels! Newer furnace, fresh pain and new carpet! Located just minutes away from the city! Shaded, flat, fenced in backyard!

Key facts

• 2,091 sq ft lot
• Built 1895
• Listed 5 days

Property features AI

Finance

• Other: Located in the Fairmount area; directions: Baltimore to Trevor
• Financial info: Lease not considered
• HOA & community: No homeowners association

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas; Gas water heating; Electric service with 220 volt
• Home design: Traditional style single-family home; Three or more levels; Stone foundation; Less than 0.5 acre lot (approximately 0.048 acres / 2,091 sq ft); Residential zoning; Second floor area approximately 896 sq ft
• Construction: Vinyl siding; Stone foundation; Shingle roof
• Exterior features: Porch; Wooded lot; Shingle roof; Wood windows

Interior

• Kitchen: Oven/Range; Refrigerator
• Bedrooms: Four bedrooms total — three bedrooms on the second level and one bedroom on the first level
• Bathrooms: Two full bathrooms — one full bath on the first level and one full bath on the second level; Primary bathroom: other configuration
• Heating & cooling: Forced air heating; Ceiling fans; Window air conditioning units; Natural gas
• Interior features: Full basement; Eight total rooms; 220 volt service; Busline nearby; Cable available; Ceiling fan(s); Smoke alarm(s)
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $850 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Cap rate 23.3% 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: 32 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1,601/mo this rent would consume 94% of the median local household income ($20k/yr) (locally 1466% 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 $6k of equity ($415 loan paydown + $6k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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 1895 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,000

Questions for the listing agent

1. Built in 1895 — 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 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.67% ✓
• Cap rate: 23.28%
• Cash-on-cash: 60.68%
• DSCR: 3.70
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $131,665
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1841 Carll St	0.25mi	2/2.5	1,626 (+5%)	10mo	$160,000	$98	70
1955 Fairmount Ave	0.44mi	3/1.0 (+1)	1,624 (+5%)	4mo	$120,000	$74	59
2473 Everglade Pl	0.38mi	3/2.0 (+1)	1,392 (-10%)	8mo	$104,000	$75	54
1798 Pulte St	0.28mi	2/1.0	1,392 (-10%)	14mo	$29,000	$21	54
1599 Tremont St	0.41mi	3/1.5 (+1)	1,394 (-10%)	6mo	$168,000	$121	52
1817 Forbus St	0.65mi	2/1.0	1,448 (-6%)	4mo	$10,000	$7	51
2040 Ley Ave	0.70mi	2/1.0	1,642 (+6%)	9mo	$165,000	$100	46
1797 Westwood Ave	0.57mi	3/1.5 (+1)	1,380 (-11%)	23mo	$117,500	$85	29

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 72.8%
• Equity multiple: 6.17×
• Total profit: $86,808
• Equity at exit: $54,053

10-year hold

• IRR: 66.7%
• Equity multiple: 13.69×
• Total profit: $213,135
• Equity at exit: $116,567

Cash invested: $16,800 (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 45225

• Home prices YoY: 4.6%
• Active inventory: 32
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,601 high
• Mortgage (P&I): −$315
• Tax from tax record: −$76 /mo · $912/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $850

Break-even live

Break-even rent $526

Max offer price $60,000

Occupancy floor 42%

Sensitivity live

Price	-10% $883	-5% $866	+0% $850	+5% $833	+10% $816
Rent	-10% $723	-5% $786	+0% $850	+5% $913	+10% $976
Rate	-1.0pp $880	-0.5pp $865	base $850	+0.5pp $834	+1.0pp $818

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2504 White St Apt 5 Cincinnati, OH	3.0	2.0	1150	$1,150	$1.00	24d	1	0.54mi
2117 Saint Leo Pl Cincinnati, OH	2.0	1.0	1050	$1,150	$1.10	24d	1	0.85mi
1241 Bates Ave Cincinnati, OH	3.0	2.5	2100	$1,875	$0.89	24d	1	1.00mi
1042 Marshall Ave Apt 3 Cincinnati, OH	3.0	1.0	1400	$1,195	$0.85	24d	1	1.04mi
3301 Colerain Ave Cincinnati, OH	1.0	1.0	1021	$1,491	$1.46	5d	9	1.06mi
2704 W McMicken Ave Unit 2 Cincinnati, OH	3.0	1.0	1760	$1,500	$0.85	24d	1	1.23mi
2341 W McMicken Ave Unit 1 Cincinnati, OH	1.0	1.0	1291	$1,300	$1.01	5d	1	1.24mi
2341 W McMicken Ave Apt 2 Cincinnati, OH	1.0	1.0	1051	$1,200	$1.14	5d	1	1.24mi
717 Martin Luther King Dr W Cincinnati, OH	2.0	1.0–2.0	767	$1,875	$2.44	2d	56	1.31mi
3064 Aquadale Ln Cincinnati, OH	3.0	3.0	1102	$1,850	$1.68	24d	1	1.32mi
1 Foxhall Ct Unit 1 Cincinnati, OH	2.0	2.5	1500	$2,200	$1.47	24d	1	1.34mi
623 Riddle Rd Cincinnati, OH	3.0	2.0	2028	$1,800	$0.89	24d	1	1.39mi
595 Martin Luther King Dr W Cincinnati, OH	3.0	2.0	2048	$1,650	$0.81	11d	1	1.40mi
421 Southview Ave Unit 2 Cincinnati, OH	3.0	1.0	1350	$1,800	$1.33	24d	1	1.44mi
1925 Colerain Ave Unit 1056034P Cincinnati, OH	2.0	1.0	1453	$2,790	$1.92	13d	1	1.47mi
2521 Ravine St Cincinnati, OH	3.0	3.5	1528	$2,995	$1.96	24d	1	1.49mi

Listing history 5 events

1. 2026-06-21
   days on market $60,000 Active 6 DOM
2. 2026-06-18
   days on market $60,000 Active 3 DOM
3. 2026-06-17
   days on market $60,000 Active 2 DOM
4. 2026-06-16
   remarks 101-char remark
5. 2026-06-16
   listed $60,000 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: $912 · $76/mo
• Projected year-2 tax: $924 · $77/mo
• Expected delta: +$12/yr (+$1/mo · 1.3%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 65% 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: $19,218
• − Mortgage interest: −$3,361
• − Property taxes: −$912
• − Insurance: −$300
• − Repairs & maintenance: −$1,537
• − Management: −$1,537
• − Depreciation: −$1,745
• Taxable income: $9,824
• Est. tax owed @ 24.0%: −$2,358
• After-tax cash flow: $7,836/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): 9,583
• Household income: $20,348
• Rent vs Own: 87.2% rent · 12.8% own
• Severe rent burden: 1466.0

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 (72%)
• Race & ethnicity: Black 72% White 17% Two or more races 7% Hispanic / Latino 5%
• Common ancestry: Slovak 1% Romanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 2%

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: ▲ 10.21%
• Current HPI: 232.7908
• 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

-25.0% since first listed

9 events — show timeline

• 2026-06-15 Listed $60,000 Cincy MLS
• 2024-02-15 Contingent — Cincy MLS
• 2023-08-21 Sold (Public Records) $70,000 Public Records
• 2023-08-11 Sold (MLS) $70,000 Cincy MLS
• 2023-07-29 Pending — Cincy MLS
• 2023-07-20 Price Changed $75,000 Cincy MLS
• 2023-07-19 Relisted — Cincy MLS
• 2023-07-12 Pending — Cincy MLS
• 2023-06-28 Listed $80,000 Cincy MLS

Property tax history

+14.2%/yr

Latest (2025): $912 · +174.9% YoY. Source: county tax records.