107 W Sixty Fifth St · Cincinnati, OH 45216

$150,000

2 bd · 2.0 ba · 1,556 sqft · MultiFamily public records · 109 Days on market

Built 1886 3,790 sqft lot Est $170k · 12% 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 +23.4/30.0
• ARV discount +12.7/15.0
• DSCR +7.5/10.0
• 1% rule +5.7/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Cash-flowing investment opportunity! 107 W Sixty-Fifth St is currently generating $1,500 per month in rental income with a tenant already in place, providing immediate returns from day one. This income-producing property offers stable cash flow and long-term appreciation potential in a high-demand rental area. Ideal for investors looking to expand their portfolio with a performing asset. Conveniently located near major highways, shopping, and employment centers, supporting continued rental demand. Secure a property that's already working for you and start collecting income at closing.

Key facts

• Stable cash flow
• 3,790 sq ft lot
• Built 1886

Tags

• GENERATING RENTAL INCOME
• INCOME-PRODUCING PROPERTY
• STABLE CASH FLOW
• HIGH-DEMAND RENTAL AREA

Property features AI

Finance

• Other: Lot size approximately 0.087 acres (3,790 sq ft); Census tract 61
• Financial info: Lease not considered
• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Natural gas
• Home design: Single family tract home; Two levels; Entry level: 1
• Construction: Aluminum siding; Stone foundation; Shingle roof; Built with traditional construction materials
• Exterior features: City street access; Vinyl insulated windows

Interior

• Kitchen: Eat-in kitchen with tile floor and walkout; Appliances: Dishwasher, Microwave, Oven/Range, Refrigerator
• Bedrooms: 3 bedrooms; Primary bedroom on level 2 (18 x 14); Second bedroom on level 2 (16 x 15); Third bedroom on level 2 (15 x 14)
• Flooring: Wall-to-wall carpet in living room; Carpet in entry/foyer; Tile flooring in kitchen
• Bathrooms: 2 full bathrooms; One full bathroom on level 1; One full bathroom on level 2
• Heating & cooling: Forced air heating (gas); Water heating: Other
• Interior features: 9 total rooms; Full unfinished basement with concrete floor; Fireplace in living room
• Laundry & utility: Laundry/utility details not provided

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $150k.

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 $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: 19 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 43% 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $15k; list at $150k implies a 900% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1886 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1886 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.07% ✓
• Cap rate: 8.52%
• Cash-on-cash: 7.95%
• DSCR: 1.35
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $169,604
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 Township Ave	0.44mi	3/2.0 (+1)	1,696 (+9%)	18mo	$185,000	$109	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.5%
• Equity multiple: 0.76×
• Total profit: $-10,101
• Equity at exit: $22,365

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $9,569
• 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 45216

• Home prices YoY: -19.1%
• Active inventory: 19
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,598 high
• Mortgage (P&I): −$787
• Tax from tax record: −$135 /mo · $1,626/yr
• Insurance: −$62
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $223

Break-even live

Break-even rent $1,317

Max offer price $150,000

Occupancy floor 81%

Sensitivity live

Price	-10% $308	-5% $265	+0% $223	+5% $180	+10% $138
Rent	-10% $96	-5% $159	+0% $223	+5% $286	+10% $349
Rate	-1.0pp $298	-0.5pp $261	base $223	+0.5pp $184	+1.0pp $144

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
113 W 66th St Cincinnati, OH	3.0	2.0	1166	$1,800	$1.54	5d	1	0.06mi
409 Locust St Cincinnati, OH	1.0	1.0	1728	$1,600	$0.93	24d	1	0.36mi
5912 Elmwood Ave Cincinnati, OH	3.0	1.0	1323	$1,450	$1.10	4d	1	0.38mi
1649 Anita Pl Unit 3 Cincinnati, OH	2.0	1.0	1100	$1,098	$1.00	24d	1	1.44mi
7209 Brookcrest Dr Unit 1 Cincinnati, OH	2.0	1.0	1100	$1,395	$1.27	5d	1	1.46mi
7209 Brookcrest Dr Unit 2 Cincinnati, OH	2.0	1.0	1100	$1,395	$1.27	17d	1	1.46mi

Listing history 17 events

1. 2026-06-18
   price $150,000 Active 109 DOM
2. 2026-06-18
   days on market $180,000 Active 109 DOM
3. 2026-06-17
   days on market $180,000 Active 108 DOM
4. 2026-06-16
   days on market $180,000 Active 107 DOM
5. 2026-06-15
   days on market $180,000 Active 106 DOM
6. 2026-06-13
   days on market $180,000 Active 104 DOM
7. 2026-06-13
   days on market $180,000 Active 103 DOM
8. 2026-06-09
   days on market $180,000 Active 100 DOM
9. 2026-06-08
   days on market $180,000 Active 99 DOM
10. 2026-06-07
    days on market $180,000 Active 98 DOM
11. 2026-06-03
    days on market $180,000 Active 94 DOM
12. 2026-06-02
    days on market $180,000 Active 93 DOM
13. 2026-06-01
    days on market $180,000 Active 92 DOM
14. 2026-05-31
    days on market $180,000 Active 91 DOM
15. 2026-02-23
    listed $180,000 Active
16. 2010-05-05
    soldstatus $15,000
17. 2002-12-05
    soldstatus $30,000

ⓘ 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: $1,626 · $135/mo
• Projected year-2 tax: $1,983 · $165/mo
• Expected delta: +$357/yr (+$30/mo · 22.0%)

ⓘ 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 (shaded) · 92% 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: $19,181
• − Mortgage interest: −$8,402
• − Property taxes: −$1,626
• − Insurance: −$1,416
• − Repairs & maintenance: −$1,534
• − Management: −$1,534
• − Depreciation: −$4,364
• Taxable income: $304
• Est. tax owed @ 24.0%: −$73
• After-tax cash flow: $2,599/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): 9,569
• Household income: $44,099
• Rent vs Own: 48.9% rent · 51.1% own
• Severe rent burden: 407.0

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 0.63)
• Race & ethnicity: White 56% Black 20% Hispanic / Latino 15% Two or more races 10%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 2% Serbian 2% Iranian 1%
• Foreign-born: 12% · Canada, Guatemala
• Languages at home: 88% English-only · Spanish 11%

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: ▼ -58.73%
• Current HPI: 248.8995
• 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

+500.0% since first listed

3 events — show timeline

• 2026-02-23 Listed $180,000 Cincy MLS
• 2010-05-05 Sold (Public Records) $15,000 Public Records
• 2002-12-05 Sold (Public Records) $30,000 Public Records

Property tax history

+15.1%/yr

Latest (2025): $1,626 · +0.1% YoY. Source: county tax records.