4107 W 8th St · Cincinnati, OH 45205

$165,000

3 bd · 1.0 ba · 2,549 sqft · SingleFamily public records · 52 Days on market

Built 1950 7,536 sqft lot Est $268k · 38% 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 +20.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.8/10.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover a charming oasis in the heart of Cincinnati just minutes from Downtown, where comfort meets convenience in this delightful residence. This inviting home boasts three generously sized bedrooms and 2 1/2 bathrooms, offering ample space for relaxation and daily living. With a single-story layout and massive walkout basement, accessibility and ease of movement are paramount, creating an effortless flow throughout the 2549 square feet of living area. Situated on a substantial 0.17-acre lot with a huge fenced in yard, the property provides a wonderful setting for outdoor activities and personal enjoyment. The expansive living spaces are thoughtfully designed to maximize both functionalit

Key facts

• 7,536 sq ft lot
• Garage
• Built 1950

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Detached or attached garage not specified, 1-car garage
• Utilities: Electric heating; Central air conditioning
• Home design: Single-story home; Brick construction
• Construction: Brick construction
• Exterior features: Residential zoning; Lot approximately 0.173 acres

Interior

• Kitchen: Kitchen on the main level
• Bedrooms: Main level bedrooms (2)
• Bathrooms: 2 full bathrooms; 1 half bathroom; 2 bathrooms on the main level
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Finished basement; 7 total rooms; Entry/foyer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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.
• Zoned schools: Roberts Academy (math 16% / reading 22%, grade F, #1,320 of 1,584 statewide, top 83%, 765 students, 0% 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 5% FRL vs 70% district-wide (66 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.3%/yr); 70 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $1,777/mo this rent would consume 49% of the median local household income ($44k/yr) (locally 980% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $115k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $160,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.08% ✓
• Cap rate: 7.91%
• Cash-on-cash: 5.78%
• DSCR: 1.26
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $267,645
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1030 Rutledge Ave	0.30mi	3/2.5	2,275 (-11%)	1mo	$239,900	$105	61
828 Suire Ave	0.26mi	4/2.0 (+1)	2,395 (-6%)	9mo	$265,000	$111	61
821 Academy Ave	0.38mi	4/2.5 (+1)	2,419 (-5%)	2mo	$245,000	$101	61
1034 Rutledge Ave	0.32mi	4/2.5 (+1)	2,323 (-9%)	2mo	$265,000	$114	57
1057 Gilsey Ave	0.42mi	3/3.0	2,376 (-7%)	8mo	$195,000	$82	54
873 Academy Ave	0.42mi	3/2.0	2,207 (-13%)	1mo	$276,000	$125	53
1104 Seton Ave	0.66mi	4/2.0 (+1)	2,326 (-9%)	2mo	$52,000	$22	44
1018 Winfield Ave	0.29mi	2/2.5 (-1)	2,302 (-10%)	20mo	$160,000	$70	43

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: -7.0%
• Equity multiple: 0.74×
• Total profit: $-11,975
• Equity at exit: $24,602

10-year hold

• IRR: 3.0%
• Equity multiple: 1.22×
• Total profit: $10,252
• Equity at exit: $14,266

Cash invested: $46,200 (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: 70
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,777 high
• Mortgage (P&I): −$865
• Tax from tax record: −$247 /mo · $2,965/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $223

Break-even live

Break-even rent $1,495

Max offer price $165,000

Occupancy floor 82%

Sensitivity live

Price	-10% $316	-5% $269	+0% $223	+5% $176	+10% $129
Rent	-10% $82	-5% $152	+0% $223	+5% $293	+10% $363
Rate	-1.0pp $306	-0.5pp $264	base $223	+0.5pp $180	+1.0pp $136

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4227 W 8th St Cincinnati, OH	3.0	2.0	1832	$2,050	$1.12	3d	1	0.20mi
1031 Schiff Ave Cincinnati, OH	2.0	1.0	2142	$1,300	$0.61	23d	1	0.39mi
931 Olive Ave Cincinnati, OH	3.0	1.0	1852	$1,500	$0.81	4d	1	0.72mi
1620 Minion Ave Cincinnati, OH	4.0	2.0	1845	$1,550	$0.84	22d	1	0.94mi
1024 Edgetree Ln Cincinnati, OH	3.0	2.0	1949	$2,250	$1.15	23d	1	1.31mi
1014 Considine Ave Cincinnati, OH	4.0	2.0	2200	$2,000	$0.91	3d	1	1.33mi
775 Summit Ave Cincinnati, OH	3.0	2.0	2700	$2,100	$0.78	16d	1	1.49mi

Listing history 21 events

1. 2026-06-21
   days on market $165,000 Active 52 DOM
2. 2026-06-19
   price $165,000 Active 49 DOM
3. 2026-06-18
   days on market $170,000 Active 49 DOM
4. 2026-06-17
   days on market $170,000 Active 48 DOM
5. 2026-06-16
   days on market $170,000 Active 47 DOM
6. 2026-06-15
   days on market $170,000 Active 46 DOM
7. 2026-06-13
   days on market $170,000 Active 44 DOM
8. 2026-06-13
   days on market $170,000 Active 43 DOM
9. 2026-06-10
   price $170,000 Active 40 DOM
10. 2026-06-09
    days on market $174,500 Active 40 DOM
11. 2026-06-08
    days on market $174,500 Active 39 DOM
12. 2026-06-07
    pricedays on market $174,500 Active 38 DOM
13. 2026-06-03
    days on market $180,000 Active 34 DOM
14. 2026-06-02
    days on market $180,000 Active 33 DOM
15. 2026-06-01
    days on market $180,000 Active 32 DOM
16. 2026-05-31
    days on market $180,000 Active 31 DOM
17. 2026-05-22
    price $185,000
18. 2026-04-30
    listed $189,000 Active
19. 2025-10-24
    soldstatus $115,000
20. 1992-06-01
    soldstatus $66,000
21. 1986-05-05
    soldstatus $61,500

ⓘ 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: $2,965 · $247/mo
• Projected year-2 tax: $2,965 · $247/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 ≥102°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: $21,321
• − Mortgage interest: −$9,243
• − Property taxes: −$2,965
• − Insurance: −$825
• − Repairs & maintenance: −$1,706
• − Management: −$1,706
• − Depreciation: −$4,800
• Taxable income: $77
• Est. tax owed @ 24.0%: −$18
• After-tax cash flow: $2,652/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

+200.8% since first listed

5 events — show timeline

• 2026-05-22 Price Changed $185,000 Dayton MLS
• 2026-04-30 Listed $189,000 Dayton MLS
• 2025-10-24 Sold (Public Records) $115,000 Public Records
• 1992-06-01 Sold (Public Records) $66,000 Public Records
• 1986-05-05 Sold (Public Records) $61,500 Public Records

Property tax history

+4.8%/yr

Latest (2025): $2,965 · +3.0% YoY. Source: county tax records.