26 Juergens Ave · Cincinnati, OH 45220

$329,900

5 bd · 3.0 ba · 2,611 sqft · MultiFamily public records · 121 Days on market

Built 1914 Est $308k · 7% over

---

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 +21.8/30.0
• DSCR +7.0/10.0
• 1% rule +6.2/10.0
• ARV discount +4.3/15.0
• Livability +4.0/5.0
• Rent growth +2.6/5.0
• 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: 2 units. confirmed

Listing remarks MLS

Great investment opportunity with this nice brick 2 family! One side is partially furnished 5 bedroom, 2 tiled bath & other side is a 2 bedroom, 1 tiled bath! Beautiful dark laminate floors throughout! Every bedroom in the 5 bed has it's own a/c window unit & locks for tenant privacy! 2 bed has 3 a/c units. Very close to XU & UC. The entire building is per code & has fire proof insulation! Parking in driveway/street! New glass block windows being installed! Nothing to do but enjoy the income!

Key facts

• Spacious backyard
• Large family rooms
• Versatile duplex

Tags

• VERSATILE DUPLEX
• SPACIOUS UNITS
• LARGE FAMILY ROOMS
• ON-SITE LAUNDRY
• SPACIOUS BACKYARD
• OFF-STREET PARKING

Property features AI

Finance

• Financial info: Property contains 2 units (one 2-bedroom unit, one 5-bedroom unit); Unit 1 listed rent: $975; Unit 26 occupied; Unit 28 vacant

Exterior

• Parking: 3 garage spaces; 3 open parking spaces; On-street parking; Driveway
• Utilities: Public water; Public sewer; Natural gas
• Home design: Duplex; Three or more levels; Multi-family zoning
• Construction: Stone foundation; Built with brick exterior; Slate roof
• Exterior features: Front porch; Vinyl, wood, and insulated windows; Slate roof; Brick construction

Interior

• Bedrooms: Unit 1: 2 bedrooms; Unit 2: 5 bedrooms
• Bathrooms: Unit 1: 1 full bathroom; Unit 2: 2 full bathrooms
• Heating & cooling: Forced air heating (gas); Window unit cooling; Heat paid by tenant
• Interior features: Full basement; Individual laundry
• Laundry & utility: Individual laundry; Separate furnace for units; Separate air conditioning for units; Separate gas and electric meters

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/1.5-bath units multifamily listed at $330k.

Deal economics

• At list price, monthly cash flow is $516 ($6k/yr) — positive. Per door: $258/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $330k).
• Recommended offer: $290k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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 flat; 36 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• At $3,690/mo this rent would consume 83% of the median local household income ($53k/yr) (locally 1186% 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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 27y ago; this cycle's ask has dropped $30k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $290,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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 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: 1.12% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.70%
• DSCR: 1.30
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $308,098
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3762 Vine St	0.22mi	4/4.0 (-1)	2,624 (+0%)	3mo	$310,000	$118	78
101 Glenwood Ave	0.49mi	4/— (-1)	2,772 (+6%)	3mo	$154,330	$56	59
3552 Vine St	0.34mi	4/2.0 (-1)	2,848 (+9%)	3mo	$225,000	$79	58
3450 Ruther Ave	0.50mi	4/4.0 (-1)	2,800 (+7%)	2mo	$352,000	$126	54
138 Glenridge Pl	0.50mi	4/4.0 (-1)	2,772 (+6%)	15mo	$205,000	$74	45
3400 Bishop St	0.56mi	6/4.5 (+1)	2,938 (+12%)	13mo	$513,000	$175	32

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 · 0.41% rent growth · sell at horizon

5-year hold

• IRR: -9.1%
• Equity multiple: 0.68×
• Total profit: $-29,854
• Equity at exit: $49,189

10-year hold

• IRR: -3.6%
• Equity multiple: 0.79×
• Total profit: $-19,694
• Equity at exit: $28,524

Cash invested: $92,372 (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 45220

• Rents YoY: 0.4%
• Active inventory: 36
• Price-to-rent: 14.9×

Monthly cashflow live

• Estimated rent: $3,690 high
• Mortgage (P&I): −$1,730
• Tax from tax record: −$532 /mo · $6,382/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$775
• Net cashflow: $516

Break-even live

Break-even rent $3,037

Max offer price $329,900

Occupancy floor 81%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	4	1.5	$3,690
Total (2 units)			$3,690

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
223 Woolper Ave Cincinnati, OH	6.0	3.0	3000	$3,500	$1.17	12d	1	0.30mi
3476 Cornell Pl Cincinnati, OH	5.0	2.5	2930	$3,095	$1.06	4d	1	0.79mi
2800 Jefferson Ave Cincinnati, OH	4.0	2.0	2500	$625	$0.25	19d	1	1.39mi
241 E University Ave Cincinnati, OH	5.0	2.0	1836	$4,000	$2.18	23d	1	1.41mi
2813 Gerard St Unit 1540075P Cincinnati, OH	4.0	3.0	2152	$6,281	$2.92	20d	1	1.43mi

Listing history 35 events

1. 2026-06-18
   days on market $329,900 Active 121 DOM
2. 2026-06-17
   days on market $329,900 Active 120 DOM
3. 2026-06-16
   days on market $329,900 Active 119 DOM
4. 2026-06-15
   days on market $329,900 Active 118 DOM
5. 2026-06-13
   days on market $329,900 Active 116 DOM
6. 2026-06-13
   days on market $329,900 Active 115 DOM
7. 2026-06-09
   days on market $329,900 Active 112 DOM
8. 2026-06-08
   days on market $329,900 Active 111 DOM
9. 2026-06-07
   days on market $329,900 Active 110 DOM
10. 2026-06-03
    days on market $329,900 Active 106 DOM
11. 2026-06-02
    days on market $329,900 Active 105 DOM
12. 2026-06-01
    days on market $329,900 Active 104 DOM
13. 2026-05-31
    days on market $329,900 Active 103 DOM
14. 2026-04-24
    price $339,900
15. 2026-02-16
    listed $359,900 Active
16. 2022-06-06
    soldstatus $287,500 Sold 514-char remark

    Show marketing remark (514 chars)

    Great investment opportunity with this nice brick 2 family! One side is partially furnished 5 bedroom, 2 tiled bath & other side is a 2 bedroom, 1 tiled bath! Beautiful dark laminate floors throughout! Every bedroom in the 5 bed has it's own a/c window unit & locks for tenant privacy! 2 bed has 3 a/c units. Very close to XU & UC. The entire building is per code & has fire proof insulation! Parking in driveway/street! New glass block windows being installed! Nothing to do but enjoy the income!

17. 2022-05-04
    historical Contingency Pending 514-char remark

    Show marketing remark (514 chars)

    Great investment opportunity with this nice brick 2 family! One side is partially furnished 5 bedroom, 2 tiled bath & other side is a 2 bedroom, 1 tiled bath! Beautiful dark laminate floors throughout! Every bedroom in the 5 bed has it's own a/c window unit & locks for tenant privacy! 2 bed has 3 a/c units. Very close to XU & UC. The entire building is per code & has fire proof insulation! Parking in driveway/street! New glass block windows being installed! Nothing to do but enjoy the income!

18. 2022-03-14
    listed $299,900 Active 514-char remark

    Show marketing remark (514 chars)

    Great investment opportunity with this nice brick 2 family! One side is partially furnished 5 bedroom, 2 tiled bath & other side is a 2 bedroom, 1 tiled bath! Beautiful dark laminate floors throughout! Every bedroom in the 5 bed has it's own a/c window unit & locks for tenant privacy! 2 bed has 3 a/c units. Very close to XU & UC. The entire building is per code & has fire proof insulation! Parking in driveway/street! New glass block windows being installed! Nothing to do but enjoy the income!

19. 2007-05-21
    soldstatus $27,400
20. 2007-05-01
    soldstatus $27,400 239-char remark

    Show marketing remark (239 chars)

    Opportunity Knocks! Close to UC-Large Brick 3 family -3 separate furnaces, updated elec./plumbing and a new roof! Property right next door listed for $165,000-Structurally/Mechanically solid-Owner does not have time to turn and lease apts-

21. 2006-08-16
    listed $34,000 239-char remark

    Show marketing remark (239 chars)

    Opportunity Knocks! Close to UC-Large Brick 3 family -3 separate furnaces, updated elec./plumbing and a new roof! Property right next door listed for $165,000-Structurally/Mechanically solid-Owner does not have time to turn and lease apts-

22. 2005-06-28
    soldstatus $47,000
23. 2005-06-24
    soldstatus $47,000
24. 2005-05-23
    listed $49,900
25. 2004-12-01
    historical
26. 2004-10-18
    listed $54,500
27. 2002-06-24
    historical
28. 2002-06-24
    historical
29. 2001-07-30
    soldstatus $55,000
30. 2001-07-25
    soldstatus $55,000
31. 2001-04-24
    listed $60,000
32. 1999-12-01
    listed $62,000
33. 1999-01-28
    listed $60,000
34. 1987-06-19
    soldstatus $35,000
35. 1983-04-01
    soldstatus $35,500

ⓘ 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: $6,382 · $532/mo
• Projected year-2 tax: $6,382 · $532/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 · 19 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: $44,280
• − Mortgage interest: −$18,480
• − Property taxes: −$6,382
• − Insurance: −$1,650
• − Repairs & maintenance: −$3,542
• − Management: −$3,542
• − Depreciation: −$9,597
• Taxable income: $1,087
• Est. tax owed @ 24.0%: −$261
• After-tax cash flow: $5,928/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): 14,109
• Household income: $53,440
• Rent vs Own: 71.0% rent · 29.0% own
• Severe rent burden: 1186.0

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 0.58)
• Race & ethnicity: White 60% Black 20% Asian 14% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Lithuanian 2% Serbian 1% Italian 1%
• Foreign-born: 19% · China, Canada, Vietnam
• Languages at home: 80% English-only · Other Indo-European 6% Chinese 3% 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: ▼ -196.81%
• Current HPI: 246.0631
• Rent YoY: ▲ 0.41%
• 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

+857.5% since first listed

22 events — show timeline

• 2026-04-24 Price Changed $339,900 Cincy MLS
• 2026-02-16 Listed $359,900 Cincy MLS
• 2022-06-06 Sold (MLS) $287,500 Cincy MLS
• 2022-05-04 Contingent — Cincy MLS
• 2022-03-14 Listed $299,900 Cincy MLS
• 2007-05-21 Sold (Public Records) $27,400 Public Records
• 2007-05-01 Sold (MLS) $27,400 Cincy MLS
• 2006-08-16 Listed $34,000 Cincy MLS
• 2005-06-28 Sold (Public Records) $47,000 Public Records
• 2005-06-24 Sold (MLS) $47,000 Cincy MLS
• 2005-05-23 Listed $49,900 Cincy MLS
• 2004-12-01 Listing Removed — Cincy MLS
• 2004-10-18 Listed $54,500 Cincy MLS
• 2002-06-24 Listing Removed — Cincy MLS
• 2002-06-24 Listing Removed — Cincy MLS
• 2001-07-30 Sold (Public Records) $55,000 Public Records
• 2001-07-25 Sold (MLS) $55,000 Cincy MLS
• 2001-04-24 Listed $60,000 Cincy MLS
• 1999-12-01 Listed $62,000 Cincy MLS
• 1999-01-28 Listed $60,000 Cincy MLS
• 1987-06-19 Sold (Public Records) $35,000 Public Records
• 1983-04-01 Sold (Public Records) $35,500 Public Records

Property tax history

+22.9%/yr

Latest (2025): $6,382 · +0.1% YoY. Source: county tax records.