3235 Wold Ave · Cincinnati, OH 45207

$184,900

4 bd · 2.0 ba · 1,637 sqft · SingleFamily public records · 146 Days on market

Built 1915 3,136 sqft lot Est $214k · 14% 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 +21.1/30.0
• ARV discount +13.7/15.0
• DSCR +6.7/10.0
• 1% rule +6.0/10.0
• 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

Listing remarks MLS

Newly remodeled 5-bedroom, 2.5-bath ideally located in Evanston. The home features granite countertops, new vinyl plank flooring, and stainless steel appliances. Conveniently situated just moments from Xavier University, UC, hospitals, restaurants, and shopping, with easy highway access!

Key facts

• 3,136 sq ft lot
• Built 1915
• Listed 146 days

Property features AI

Finance

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

Exterior

• Utilities: Public water; Public sewer; Natural gas
• Home design: Traditional style single-family home; Two levels; Slab foundation
• Construction: Vinyl siding construction; Shingle roof; Slab foundation; Two-story structure
• Exterior features: Vinyl siding; Shingle roof; Residential zoning; Lot approx. 51 x 62 (about 0.072 acres)

Interior

• Kitchen: Kitchen approx. 12 x 14
• Bedrooms: 5 bedrooms total; Primary bedroom on level 1 (approx. 11 x 14); Bedroom 2 on level 2 (approx. 10 x 13); Bedroom 3 on level 2 (approx. 10 x 13); Bedroom 4 on level 2 (approx. 9 x 13); Bedroom 5 on level 2 (approx. 9 x 13)
• Bathrooms: Two full bathrooms; One half bathroom (on level 1)
• Heating & cooling: Forced air heating (gas); Window air conditioning units; Gas water heater
• Interior features: 9 total rooms; Full basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: 51 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• At $2,041/mo this rent would consume 49% of the median local household income ($50k/yr) (locally 422% 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 16y ago; this cycle's ask has dropped $50k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $155k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $162,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.10% ✓
• Cap rate: 8.00%
• Cash-on-cash: 6.10%
• DSCR: 1.27
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $214,447
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3314 Wabash Ave	0.22mi	4/1.5	1,614 (-1%)	1mo	$168,000	$104	84
3419 Trimble Ave	0.17mi	3/1.5 (-1)	1,561 (-5%)	2mo	$285,000	$183	75
3423 Algona Pl	0.46mi	4/2.5	1,613 (-2%)	0mo	$336,000	$208	74
2037 Duck Creek Rd	0.49mi	4/2.0	1,605 (-2%)	3mo	$245,000	$153	71
1930 Kinney Ave	0.08mi	3/1.0 (-1)	1,833 (+12%)	3mo	$220,000	$120	65
1606 Brewster Ave	0.62mi	3/2.0 (-1)	1,600 (-2%)	2mo	$150,000	$94	61
1608 Brewster Ave	0.61mi	4/1.0	1,576 (-4%)	2mo	$147,500	$94	60
1534 Dixmont Ave	0.56mi	4/2.0	1,810 (+11%)	1mo	$329,900	$182	56
1609 Clarewood Ave	0.49mi	3/1.0 (-1)	1,767 (+8%)	3mo	$232,000	$131	52
3443 Woodburn Ave	0.52mi	5/2.0 (+1)	1,810 (+11%)	2mo	$125,000	$69	51
1521 Blair Ave	0.55mi	3/2.5 (-1)	1,479 (-10%)	2mo	$370,000	$250	49
3046 Obryon St	0.44mi	3/2.0 (-1)	1,398 (-15%)	1mo	$150,000	$107	49

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: -6.9%
• Equity multiple: 0.75×
• Total profit: $-13,133
• Equity at exit: $27,569

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $10,441
• Equity at exit: $15,987

Cash invested: $51,772 (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 45207

• Home prices YoY: -34.6%
• Active inventory: 51
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,041 high
• Mortgage (P&I): −$970
• Tax from tax record: −$303 /mo · $3,634/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $263

Break-even live

Break-even rent $1,708

Max offer price $184,900

Occupancy floor 82%

Sensitivity live

Price	-10% $368	-5% $315	+0% $263	+5% $211	+10% $158
Rent	-10% $102	-5% $182	+0% $263	+5% $344	+10% $424
Rate	-1.0pp $356	-0.5pp $310	base $263	+0.5pp $215	+1.0pp $166

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3326 Fairfield Ave Cincinnati, OH	3.0	2.0	1566	$1,600	$1.02	11d	1	0.22mi
1710 Fairfax Ave Unit 1710 Cincinnati, OH	5.0	2.0	1500	$2,000	$1.33	24d	1	0.32mi
3508 Bevis Ave Cincinnati, OH	5.0	2.0	1744	$2,400	$1.38	2d	1	0.38mi
3131 Harvard Ave Cincinnati, OH	3.0	1.0	1264	$1,645	$1.30	24d	1	0.50mi
3113 Harvard Ave Cincinnati, OH	4.0	3.0	1895	$2,700	$1.42	15d	1	0.52mi
3209 Gilbert Ave Unit 2 Cincinnati, OH	4.0	2.0	1548	$1,395	$0.90	3d	1	0.55mi
1524 Ruth Ave Unit 2 Cincinnati, OH	4.0	1.0	1971	$1,595	$0.81	24d	1	0.57mi
1512 Blair Ave Apt B Cincinnati, OH	3.0	1.5	1100	$1,795	$1.63	24d	1	0.59mi
3550 Woodburn Ave Cincinnati, OH	3.0	1.0	1308	$2,000	$1.53	15d	1	0.62mi
2365 Madison Rd Cincinnati, OH	1.0–3.0	1.0–2.0	1100	$1,600	$1.45	24d	1	0.67mi
1725 Cleneay Ave Norwood, OH	1.0–5.0	1.0–5.0	1060	$2,827	$2.67	2d	46	0.77mi
3139 Gaff Ave Cincinnati, OH	3.0	2.0	1711	$1,795	$1.05	17d	1	0.83mi
3028 Gilbert Ave Cincinnati, OH	5.0	1.5	1936	$1,700	$0.88	21d	1	0.92mi
2533 Woodburn Ave Cincinnati, OH	3.0	1.0–3.0	912	$3,320	$3.64	2d	39	0.97mi
3915 Lindley Ave Unit 2 Norwood, OH	4.0	2.0	1500	$1,950	$1.30	44d	1	1.00mi
3901 Elsmere Ave Cincinnati, OH	3.0	2.0	1415	$1,995	$1.41	3d	1	1.01mi
3921 Spencer Ave Apt 2 Norwood, OH	4.0	1.0	1636	$2,400	$1.47	18d	1	1.02mi
870 Rockdale Ave Cincinnati, OH	4.0	2.0	1749	$1,800	$1.03	24d	1	1.11mi
3538 Burch Ave #2 Cincinnati, OH	3.0	1.0	1485	$2,250	$1.52	2d	1	1.18mi
979 Burton Ave Cincinnati, OH	3.0	1.0	1725	$1,595	$0.92	3d	1	1.19mi
1931 Delaware Ave Unit 2 Norwood, OH	3.0	2.0	1650	$1,810	$1.10	44d	1	1.22mi
4133 Huston Ave Cincinnati, OH	3.0	1.0	1210	$1,725	$1.43	13d	1	1.25mi
4133 Huston Ave Cincinnati, OH	3.0	1.0	1210	$1,725	$1.43	44d	1	1.25mi
2123 Cameron Ave Cincinnati, OH	4.0	2.5	2165	$4,500	$2.08	44d	1	1.28mi
1065 Manhattan Blvd Dayton, KY	1.0–3.0	1.0–2.0	1038	$2,749	$2.65	2d	19	1.32mi
3640 Reading Rd Unit 3640-1 Cincinnati, OH	3.0	1.0	1113	$1,295	$1.16	24d	1	1.35mi
2331 Park Ave Unit 1 Cincinnati, OH	3.0	2.5	2200	$2,350	$1.07	2d	1	1.38mi
2612 Stanton Ave Unit 1 Cincinnati, OH	3.0	1.0	1080	$1,599	$1.48	24d	1	1.43mi
808 William Howard Taft Rd Cincinnati, OH	3.0	2.0	1178	$2,050	$1.74	22d	1	1.44mi
1607 Asmann Ave Cincinnati, OH	1.0–4.0	1.0–1.5	1069	$1,695	$1.58	13d	6	1.45mi
575 Blair Ave Unit 575-3 Cincinnati, OH	3.0	1.0	1200	$1,375	$1.15	15d	1	1.46mi

Listing history 36 events

1. 2026-06-18
   days on market $184,900 Active 146 DOM
2. 2026-06-17
   days on market $184,900 Active 145 DOM
3. 2026-06-16
   days on market $184,900 Active 144 DOM
4. 2026-06-15
   days on market $184,900 Active 143 DOM
5. 2026-06-13
   days on market $184,900 Active 141 DOM
6. 2026-06-13
   pricedays on market $184,900 Active 140 DOM
7. 2026-06-09
   days on market $194,900 Active 137 DOM
8. 2026-06-08
   days on market $194,900 Active 136 DOM
9. 2026-06-07
   days on market $194,900 Active 135 DOM
10. 2026-06-03
    days on market $194,900 Active 131 DOM
11. 2026-06-02
    days on market $194,900 Active 130 DOM
12. 2026-06-01
    days on market $194,900 Active 129 DOM
13. 2026-05-31
    days on market $194,900 Active 128 DOM
14. 2026-05-09
    price $194,900
15. 2026-04-01
    price $204,900
16. 2026-02-27
    price $219,900
17. 2026-01-23
    listed $234,900 Active
18. 2025-04-13
    historical 288-char remark

    Show marketing remark (288 chars)

    Newly remodeled 5-bedroom, 2.5-bath ideally located in Evanston. The home features granite countertops, new vinyl plank flooring, and stainless steel appliances. Conveniently situated just moments from Xavier University, UC, hospitals, restaurants, and shopping, with easy highway access!

19. 2025-02-28
    listed $270,000 Active 288-char remark

    Show marketing remark (288 chars)

    Newly remodeled 5-bedroom, 2.5-bath ideally located in Evanston. The home features granite countertops, new vinyl plank flooring, and stainless steel appliances. Conveniently situated just moments from Xavier University, UC, hospitals, restaurants, and shopping, with easy highway access!

20. 2025-02-27
    historical 349-char remark

    Show marketing remark (349 chars)

    Investors ! This newly remodeled 5 bedroom 2,5 baths rental is ideally located in Evanston. This home features granite counter tops, new vp flooring , stainless steel appliances .Moments to Xavier , Uc , Hospitals , restaurants and shopping easy access to highways , on bus line , lease through 2/22/25 at 2110 monthly tenant pays all utilities .

21. 2025-01-23
    price $290,000 349-char remark

    Show marketing remark (349 chars)

    Investors ! This newly remodeled 5 bedroom 2,5 baths rental is ideally located in Evanston. This home features granite counter tops, new vp flooring , stainless steel appliances .Moments to Xavier , Uc , Hospitals , restaurants and shopping easy access to highways , on bus line , lease through 2/22/25 at 2110 monthly tenant pays all utilities .

22. 2024-11-05
    price $320,000 349-char remark

    Show marketing remark (349 chars)

    Investors ! This newly remodeled 5 bedroom 2,5 baths rental is ideally located in Evanston. This home features granite counter tops, new vp flooring , stainless steel appliances .Moments to Xavier , Uc , Hospitals , restaurants and shopping easy access to highways , on bus line , lease through 2/22/25 at 2110 monthly tenant pays all utilities .

23. 2024-10-15
    listed $330,000 Active 349-char remark

    Show marketing remark (349 chars)

    Investors ! This newly remodeled 5 bedroom 2,5 baths rental is ideally located in Evanston. This home features granite counter tops, new vp flooring , stainless steel appliances .Moments to Xavier , Uc , Hospitals , restaurants and shopping easy access to highways , on bus line , lease through 2/22/25 at 2110 monthly tenant pays all utilities .

24. 2024-03-03
    historical $2,400
25. 2024-01-02
    listed $2,400
26. 2021-11-29
    soldstatus $155,000
27. 2021-11-24
    soldstatus $155,000 Sold
28. 2021-10-06
    historical Contingency Pending
29. 2021-09-26
    listed $170,000 Active
30. 2011-01-27
    soldstatus $13,600
31. 2010-12-03
    listed $13,900
32. 2010-10-08
    historical
33. 2010-09-29
    listed $14,500
34. 1994-06-30
    soldstatus $46,500
35. 1987-01-05
    soldstatus $34,864
36. 1983-08-01
    soldstatus $37,500

ⓘ 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: $3,634 · $303/mo
• Projected year-2 tax: $3,634 · $303/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 ≥103°F today · 18 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: $24,494
• − Mortgage interest: −$10,357
• − Property taxes: −$3,634
• − Insurance: −$924
• − Repairs & maintenance: −$1,960
• − Management: −$1,960
• − Depreciation: −$5,379
• Taxable income: $281
• Est. tax owed @ 24.0%: −$67
• After-tax cash flow: $3,089/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): 6,983
• Household income: $49,801
• Rent vs Own: 45.7% rent · 54.3% own
• Severe rent burden: 422.0

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: Black 51% White 39% Hispanic / Latino 6% Two or more races 4% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Portuguese 1% Serbian 1% Romanian 1%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 88% English-only · Spanish 5% French/Haitian/Cajun 4% Chinese 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: ▼ -144.98%
• Current HPI: 273.9444
• 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

+419.7% since first listed

23 events — show timeline

• 2026-05-09 Price Changed $194,900 Cincy MLS
• 2026-04-01 Price Changed $204,900 Cincy MLS
• 2026-02-27 Price Changed $219,900 Cincy MLS
• 2026-01-23 Listed $234,900 Cincy MLS
• 2025-04-13 Listing Removed — Cincy MLS
• 2025-02-28 Listed $270,000 Cincy MLS
• 2025-02-27 Listing Removed — Cincy MLS
• 2025-01-23 Price Changed $290,000 Cincy MLS
• 2024-11-05 Price Changed $320,000 Cincy MLS
• 2024-10-15 Listed $330,000 Cincy MLS
• 2024-03-03 Rental Removed $2,400 LEASESTAR
• 2024-01-02 Listed for Rent $2,400 LEASESTAR
• 2021-11-29 Sold (Public Records) $155,000 Public Records
• 2021-11-24 Sold (MLS) $155,000 Cincy MLS
• 2021-10-06 Contingent — Cincy MLS
• 2021-09-26 Listed $170,000 Cincy MLS
• 2011-01-27 Sold (MLS) $13,600 Cincy MLS
• 2010-12-03 Listed $13,900 Cincy MLS
• 2010-10-08 Listing Removed — Cincy MLS
• 2010-09-29 Listed $14,500 Cincy MLS
• 1994-06-30 Sold (Public Records) $46,500 Public Records
• 1987-01-05 Sold (Public Records) $34,864 Public Records
• 1983-08-01 Sold (Public Records) $37,500 Public Records

Property tax history

+24.5%/yr

Latest (2025): $3,634 · +0.1% YoY. Source: county tax records.