2457 Everglade Pl · Cincinnati, OH 45214

$75,000

2 bd · 1.5 ba · 1,344 sqft · SingleFamily public records · 17 Days on market

Built 1910 5,140 sqft lot Est $146k · 49% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

**Online Auction** Bidding ends May 13th at 12:00pm ET. Great investment opportunity. Rented at 1,395.00/month with a lease until 2027. Don't miss out on this excellent money maker! Sold 100% As-Is. 10% Buyer Premium is added to the high bid. $7,000 deposit is due within 24 hours of the auction end time.

Key facts

• Wooded cul-de-sac
• 5,140 sq ft lot
• Built 1910

Tags

• WOODED CUL-DE-SAC

Property features AI

Finance

• Other: Lease not considered
• HOA & community: No homeowners association

Exterior

• Utilities: Public water; Public sewer; Natural gas available; Gas water heater
• Home design: Traditional single-family home; Less than 0.5 acre lot; Residential zoning
• Construction: Brick construction; Stone foundation
• Exterior features: Vinyl windows; Shingle roof

Interior

• Kitchen: Wood cabinets; Wood flooring
• Bedrooms: Three bedrooms total; Primary bedroom approximately 10 x 12 (Level 2); Second bedroom approximately 10 x 12 (Level 3); Third bedroom approximately 10 x 12 (Level 3)
• Flooring: Wood floor in kitchen
• Bathrooms: One full bathroom (Level 2); One half bathroom (Level 1)
• Heating & cooling: Electric forced air heating
• Interior features: Five total rooms; Full basement

🏷️ Possibly a rental listed for sale. The $75,000 price doesn't fit this home's estimated sale value (~$146,496) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $564 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.3% 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: Rents rising fast (+8.1%/yr); 67 active listings in the ZIP; 24 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).
• At $1,331/mo this rent would consume 57% 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 $8k of equity ($519 loan paydown + $8k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 8.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 30y 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.
• Current owner paid $40k; list at $75k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — 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: 1.77% ✓
• Cap rate: 15.32%
• Cash-on-cash: 32.25%
• DSCR: 2.43
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $146,496
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1871 Fairmount Ave	0.15mi	2/1.0	1,301 (-3%)	5mo	$143,500	$110	81
2473 Everglade Pl	0.04mi	3/2.0 (+1)	1,392 (+4%)	8mo	$104,000	$75	79
1817 Forbus St	0.30mi	2/1.0	1,448 (+8%)	4mo	$10,000	$7	68
1599 Tremont St	0.34mi	3/1.5 (+1)	1,394 (+4%)	6mo	$168,000	$121	68
2456 Saturn St	0.23mi	2/1.0	1,155 (-14%)	6mo	$36,500	$32	59
1798 Pulte St	0.60mi	2/1.0	1,392 (+4%)	14mo	$29,000	$21	52
1613 Pulte St	0.69mi	2/2.0	1,200 (-11%)	3mo	$43,000	$36	46
1712 Holden St	0.45mi	3/2.0 (+1)	1,193 (-11%)	11mo	$225,000	$189	44
1829 Carll St	0.47mi	2/1.0	1,190 (-12%)	17mo	$130,000	$109	43
2495 Knorr Ave	0.63mi	3/1.0 (+1)	1,539 (+14%)	2mo	$219,900	$143	38
2040 Queen City Ave	0.63mi	3/1.0 (+1)	1,147 (-15%)	5mo	$74,000	$65	35
1531 Grove St	0.55mi	3/2.0 (+1)	1,192 (-11%)	19mo	$142,000	$119	33

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: 52.0%
• Equity multiple: 4.99×
• Total profit: $83,823
• Equity at exit: $67,566

10-year hold

• IRR: 47.7%
• Equity multiple: 12.24×
• Total profit: $236,007
• Equity at exit: $145,709

Cash invested: $21,000 (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 45214

• Home prices YoY: 3.6%
• Rents YoY: 8.1%
• Active inventory: 67
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,331 high
• Mortgage (P&I): −$393
• Tax from tax record: −$63 /mo · $751/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $564

Break-even live

Break-even rent $617

Max offer price $75,000

Occupancy floor 53%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 24 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	23d	1	0.41mi
2556 Beekman St Unit 301 Cincinnati, OH	2.0	1.0	1000	$950	$0.95	23d	1	0.63mi
2570 Sarvis Ct Unit 2570 01 Cincinnati, OH	2.0	1.0	1000	$1,195	$1.20	23d	1	0.80mi
2570 Sarvis Ct Unit 2572 12 Cincinnati, OH	2.0	1.0	1000	$1,250	$1.25	23d	1	0.80mi
2117 Saint Leo Pl Cincinnati, OH	2.0	1.0	1050	$1,150	$1.10	23d	1	0.84mi
1740 Minion Ave Cincinnati, OH	2.0	1.0	1320	$1,200	$0.91	23d	1	1.18mi
1872 Sunset Ave Cincinnati, OH	2.0	1.0	888	$1,075	$1.21	4d	7	1.21mi
1048 Marshall Ave Unit 5 Cincinnati, OH	2.0	1.0	888	$965	$1.09	23d	1	1.23mi
1042 Marshall Ave Apt 3 Cincinnati, OH	3.0	1.0	1400	$1,195	$0.85	23d	1	1.24mi
2341 W McMicken Ave Unit 1 Cincinnati, OH	1.0	1.0	1291	$1,300	$1.01	4d	1	1.28mi
2341 W McMicken Ave Apt 2 Cincinnati, OH	1.0	1.0	1051	$1,200	$1.14	4d	1	1.28mi
3772 W Liberty St Cincinnati, OH	3.0	1.0	1066	$1,350	$1.27	4d	1	1.29mi
1607 Minion Ave Cincinnati, OH	3.0	1.5	1066	$1,675	$1.57	23d	1	1.32mi
3666 Glenway Ave Cincinnati, OH	3.0	1.0	1339	$1,250	$0.93	23d	1	1.34mi
2356 Harrison Ave Cincinnati, OH	2.0	1.0	900	$1,000	$1.11	23d	1	1.36mi
2230 Westwood Northern Blvd Cincinnati, OH	1.0–2.0	1.0–2.0	792	$940	$1.19	23d	3	1.38mi
2704 W McMicken Ave Unit 2 Cincinnati, OH	3.0	1.0	1760	$1,500	$0.85	23d	1	1.39mi
1925 Colerain Ave Unit 1056034P Cincinnati, OH	2.0	1.0	1453	$2,790	$1.92	12d	1	1.40mi
927 Chateau Ave Cincinnati, OH	3.0	1.0	1354	$1,550	$1.14	21d	1	1.41mi
3064 Aquadale Ln Cincinnati, OH	3.0	3.0	1102	$1,850	$1.68	23d	1	1.41mi
944 Elberon Ave Cincinnati, OH	2.0	1.0	900	$1,200	$1.33	23d	1	1.42mi
3301 Colerain Ave Cincinnati, OH	1.0	1.0	1021	$1,491	$1.46	4d	9	1.42mi
1 Foxhall Ct Unit 1 Cincinnati, OH	2.0	2.5	1500	$2,200	$1.47	23d	1	1.43mi
1007 Dayton St Unit 6 Cincinnati, OH	1.0	1.0	1035	$1,150	$1.11	23d	1	1.47mi

Listing history 12 events

1. 2026-06-18
   days on market $75,000 Active 17 DOM
2. 2026-06-17
   days on market $75,000 Active 16 DOM
3. 2026-06-16
   days on market $75,000 Active 15 DOM
4. 2026-06-15
   days on market $75,000 Active 14 DOM
5. 2026-06-13
   days on market $75,000 Active 12 DOM
6. 2026-06-13
   days on market $75,000 Active 11 DOM
7. 2026-06-09
   days on market $75,000 Active 8 DOM
8. 2026-06-08
   days on market $75,000 Active 7 DOM
9. 2026-06-07
   days on market $75,000 Active 6 DOM
10. 2026-06-03
    days on market $75,000 Active 2 DOM
11. 2026-06-02
    remarks 699-char remark
12. 2026-06-02
    listed $75,000 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: $751 · $63/mo
• Projected year-2 tax: $961 · $80/mo
• Expected delta: +$209/yr (+$17/mo · 27.9%)

ⓘ 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 ≥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: $15,972
• − Mortgage interest: −$4,201
• − Property taxes: −$751
• − Insurance: −$375
• − Repairs & maintenance: −$1,278
• − Management: −$1,278
• − Depreciation: −$2,182
• Taxable income: $5,907
• Est. tax owed @ 24.0%: −$1,418
• After-tax cash flow: $5,354/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

+177.8% since first listed

20 events — show timeline

• 2026-06-01 Listed $75,000 Cincy MLS
• 2026-05-21 Listing Removed — Cincy MLS
• 2026-04-22 Price Changed $69,000 Cincy MLS
• 2026-03-09 Listed $74,000 Cincy MLS
• 2022-08-19 Sold (Public Records) $82,500 Public Records
• 2022-08-19 Sold (Public Records) $40,000 Public Records
• 2006-02-08 Sold (Public Records) $8,800 Public Records
• 2006-01-30 Sold (MLS) $8,750 Cincy MLS
• 2005-09-20 Sold (Public Records) $16,000 Public Records
• 2005-08-25 Listed $8,900 Cincy MLS
• 2005-05-20 Listing Removed — Cincy MLS
• 2005-01-25 Listed $61,000 Cincy MLS
• 2000-10-20 Sold (Public Records) $12,000 Public Records
• 2000-09-08 Sold (MLS) $12,000 Cincy MLS
• 2000-07-11 Listed $24,900 Cincy MLS
• 2000-01-03 Sold (Public Records) $12,000 Public Records
• 1996-08-28 Sold (Public Records) $35,000 Public Records
• 1996-08-24 Sold (MLS) $35,000 Cincy MLS
• 1996-03-28 Listed $39,900 Cincy MLS
• 1990-06-26 Sold (Public Records) $27,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $751 · +0.1% YoY. Source: county tax records.