4747 Howard Ave · Cincinnati, OH 45223

$119,900

2 bd · 1.0 ba · 767 sqft · SingleFamily public records · 15 Days on market

Built 1910 2,570 sqft lot Est $142k · 16% 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).

• ARV discount +14.5/15.0
• Cash flow +14.2/30.0
• Rent growth +5.0/5.0
• 1% rule +4.7/10.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 bedroom cape cod home with updated electrical, HVAC,plumbing; new roof, siding, flooring; new paint; updated kitchen and bath; new DW, disposal, range hood

Key facts

• 2,570 sq ft lot
• Built 1910
• Listed 15 days

Property features AI

Finance

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

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Natural gas service; Gas water heating
• Home design: Cape Cod style; Single-family home; Two levels; Poured foundation
• Construction: Vinyl siding construction; Poured foundation; Shingle roof
• Exterior features: Shingle roof; Vinyl siding; Vinyl insulated windows; Lot approximately 0.059 acres (2,570 sq ft)

Interior

• Kitchen: Wood cabinets; Dishwasher; Oven/Range; Refrigerator
• Bedrooms: Two bedrooms total; Primary bedroom about 12 x 11 (on level 2); Second bedroom about 11 x 9 (on level 2)
• Bathrooms: One full bathroom (on level 2)
• Heating & cooling: Gas heating; Central air
• Interior features: Full basement; Five total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $19 ($233/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (3.3% below list).
• Recommended offer: $116k (3.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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.
• 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 fast (+16.7%/yr); 44 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y 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.

Risks & watch-outs

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

Recommended offer $115,999 (3.3% 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: 0.97% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.69%
• DSCR: 1.03
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $141,895
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4568 Innes Ave	0.49mi	1/1.0 (-1)	792 (+3%)	1mo	$175,000	$221	66
2637 Firtree Ct	0.34mi	2/1.0	875 (+14%)	2mo	$120,000	$137	60
2706 Firtree Ct	0.19mi	3/1.0 (+1)	875 (+14%)	6mo	$162,000	$185	57
4650 Kirby Ave	0.35mi	3/1.0 (+1)	875 (+14%)	6mo	$176,000	$201	50
4688 Kirby Ave	0.37mi	3/1.0 (+1)	875 (+14%)	8mo	$157,000	$179	47
4676 Kirby Ave	0.35mi	3/1.0 (+1)	875 (+14%)	15mo	$92,500	$106	42
4704 Kirby Ave	0.40mi	3/1.0 (+1)	875 (+14%)	15mo	$167,000	$191	41
4642 Kirby Ave	0.36mi	2/1.0	875 (+14%)	23mo	$98,000	$112	40
4682 Kirby Ave	0.36mi	3/2.0 (+1)	875 (+14%)	15mo	$215,000	$246	38
4692 Kirby Ave	0.38mi	3/1.0 (+1)	875 (+14%)	19mo	$167,275	$191	38
2614 Firtree Ct	0.37mi	3/1.0 (+1)	875 (+14%)	20mo	$149,500	$171	38
4638 Kirby Ave	0.36mi	3/1.0 (+1)	875 (+14%)	22mo	$127,000	$145	37

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.64×
• Total profit: $-12,005
• Equity at exit: $17,877

10-year hold

• IRR: 6.2%
• Equity multiple: 1.57×
• Total profit: $19,279
• Equity at exit: $10,367

Cash invested: $33,572 (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 45223

• Rents YoY: 16.7%
• Active inventory: 44
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,160 high
• Mortgage (P&I): −$629
• Tax from tax record: −$218 /mo · $2,619/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $19

Break-even live

Break-even rent $1,135

Max offer price $119,900

Occupancy floor 93%

Sensitivity live

Price	-10% $87	-5% $53	+0% $19	+5% $-15	+10% $-48
Rent	-10% $-72	-5% $-26	+0% $19	+5% $65	+10% $111
Rate	-1.0pp $80	-0.5pp $50	base $19	+0.5pp $-12	+1.0pp $-43

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4652 Ashtree Dr Cincinnati, OH	3.0	1.0	925	$1,350	$1.46	23d	1	0.29mi
1759 Monterey Ct Cincinnati, OH	3.0	1.0	920	$1,750	$1.90	6d	1	0.34mi
1590 Glen Parker Ave Unit 8 Cincinnati, OH	2.0	1.0	794	$995	$1.25	16d	1	0.59mi
1599 Glen Parker Ave Apt 12 Cincinnati, OH	1.0	1.0	539	$850	$1.58	25d	1	0.61mi
1599 Glen Parker Ave Unit 3 Cincinnati, OH	1.0	1.0	539	$825	$1.53	25d	1	0.61mi
1165 Hillcrest Rd Cincinnati, OH	1.0	1.0	550	$992	$1.80	6d	3	0.75mi
1942 Kentucky Ave Unit 8 Cincinnati, OH	2.0	1.0	728	$1,098	$1.51	25d	1	0.75mi
1942 Kentucky Ave Unit 10 Cincinnati, OH	2.0	1.0	728	$1,098	$1.51	5d	1	0.75mi
1946 Kentucky Ave Cincinnati, OH	1.0	1.0	608	$898	$1.48	6d	1	0.76mi
1932-1978 Kentucky Ave Cincinnati, OH	2.0	1.0	728	$1,098	$1.51	18d	1	0.76mi
1938 Kentucky Ave Unit 3 Cincinnati, OH	1.0	1.0	608	$898	$1.48	6d	1	0.78mi
1976 Kentucky Ave Cincinnati, OH	1.0	1.0	608	$898	$1.48	25d	1	0.79mi
1974 Kentucky Ave Cincinnati, OH	2.0	1.0	728	$1,098	$1.51	6d	1	0.79mi
1710 Bruce Ave Cincinnati, OH	2.0	1.0	974	$1,495	$1.53	25d	1	0.79mi
1978 Kentucky Ave Unit 7 Cincinnati, OH	2.0	1.0	728	$1,098	$1.51	25d	1	0.79mi
1932 Kentucky Ave Cincinnati, OH	1.0–2.0	1.0	668	$1,098	$1.64	4d	4	0.80mi
1934 Kentucky Ave Unit 10 Cincinnati, OH	1.0	1.0	608	$898	$1.48	6d	1	0.81mi
1948 Kentucky Ave Apt 2 Cincinnati, OH	2.0	1.0	728	$1,098	$1.51	25d	1	0.83mi
1976 Kentucky Ave Unit 7 Cincinnati, OH	1.0	1.0	608	$898	$1.48	18d	1	0.84mi
2992 High Forest Ln Cincinnati, OH	1.0–2.0	1.0–1.5	748	$1,100	$1.47	4d	9	0.89mi
4308 Hamilton Ave Unit 9 Cincinnati, OH	2.0	1.0	650	$925	$1.42	25d	1	0.91mi
4479 Colerain Ave Cincinnati, OH	1.0–2.0	1.0	762	$1,075	$1.41	25d	1	1.02mi
5674 Folchi Dr Unit 4-5674 Cincinnati, OH	2.0	1.0	721	$1,200	$1.66	25d	1	1.04mi
5680 Folchi Dr Apt 4 Cincinnati, OH	2.0	1.0	721	$1,200	$1.66	25d	1	1.05mi
5680 Folchi Dr Cincinnati, OH	2.0	1.0	721	$1,200	$1.66	18d	1	1.05mi
5101 Hawaiian Ter Apt 7 Cincinnati, OH	2.0	1.0	850	$1,150	$1.35	4d	1	1.11mi
1500 Groesbeck Rd Cincinnati, OH	1.0	1.0	475	$799	$1.68	13d	11	1.16mi
1500 Groesbeck Rd Cincinnati, OH	1.0	1.0	475	$799	$1.68	3d	21	1.16mi
1632 Linden Dr Unit 954 Cincinnati, OH	1.0	1.0	750	$999	$1.33	25d	1	1.17mi
1628 Linden Dr Unit 937 Cincinnati, OH	2.0	1.0	950	$1,163	$1.22	25d	1	1.18mi
1686 Blue Rock St Cincinnati, OH	1.0	1.0	750	$1,045	$1.39	6d	1	1.26mi
4046 Colerain Ave Unit 1 Cincinnati, OH	1.0	1.0	900	$1,400	$1.56	5d	1	1.31mi
1580 Blue Rock St Cincinnati, OH	2.0	1.0–2.0	730	$1,970	$2.70	3d	5	1.32mi
4101 Spring Grove Ave Cincinnati, OH	2.0	1.0–2.0	2586	$2,130	$0.82	3d	8	1.32mi
4880 Winton Rd Cincinnati, OH	1.0	1.0	550	$825	$1.50	25d	1	1.32mi
4692 Winton Rd Cincinnati, OH	2.0	1.0	1105	$1,195	$1.08	6d	1	1.36mi
5219 Colerain Ave Cincinnati, OH	2.0	1.0	1007	$1,550	$1.54	25d	1	1.38mi
5484 Bahama Ter Cincinnati, OH	1.0	1.0	600	$885	$1.48	25d	2	1.49mi

Listing history 12 events

1. 2026-06-21
   days on market $119,900 Active 15 DOM
2. 2026-06-18
   days on market $119,900 Active 12 DOM
3. 2026-06-17
   price $119,900 Active 11 DOM
4. 2026-06-17
   days on market $124,900 Active 11 DOM
5. 2026-06-16
   days on market $124,900 Active 10 DOM
6. 2026-06-15
   days on market $124,900 Active 9 DOM
7. 2026-06-13
   days on market $124,900 Active 7 DOM
8. 2026-06-13
   days on market $124,900 Active 6 DOM
9. 2026-06-09
   days on market $124,900 Active 3 DOM
10. 2026-06-08
    days on market $124,900 Active 2 DOM
11. 2026-06-07
    remarks 161-char remark
12. 2026-06-07
    listed $124,900 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: $2,619 · $218/mo
• Projected year-2 tax: $2,619 · $218/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 · 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: $13,920
• − Mortgage interest: −$6,716
• − Property taxes: −$2,619
• − Insurance: −$600
• − Repairs & maintenance: −$1,114
• − Management: −$1,114
• − Depreciation: −$3,488
• Taxable loss: −$1,731
• Est. tax savings @ 24.0%: +$415
• After-tax cash flow: $648/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): 14,182
• Household income: $49,312
• Rent vs Own: 51.4% rent · 48.6% own
• Severe rent burden: 943.0

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 0.61)
• Race & ethnicity: White 53% Black 33% Two or more races 11% Hispanic / Latino 6% Asian 1%
• Common ancestry: Slovak 3% Romanian 2% Italian 1%
• Foreign-born: 6% · Canada, Guatemala
• Languages at home: 93% English-only · Spanish 4% German/W. Germanic 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: ▼ -171.27%
• Current HPI: 239.5488
• Rent YoY: ▲ 16.66%
• 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

+115.3% since first listed

13 events — show timeline

• 2026-06-06 Listed $124,900 Cincy MLS
• 2024-07-25 Rental Removed $995 APPFOLIO
• 2024-07-18 Listed for Rent $995 APPFOLIO
• 2024-03-30 Rental Removed $1,095 APPFOLIO
• 2024-03-13 Price Changed $1,095 APPFOLIO
• 2024-01-26 Listed for Rent $1,125 APPFOLIO
• 2019-12-05 Sold (Public Records) $177,800 Public Records
• 2019-11-26 Sold (MLS) $97,900 Cincy MLS
• 2019-10-16 Listed — Cincy MLS
• 2019-10-16 Listed $100,400 Cincy MLS
• 2008-04-12 Sold (MLS) $9,900 Cincy MLS
• 2007-11-26 Listed $9,900 Cincy MLS
• 2005-11-23 Sold (Public Records) $58,000 Public Records

Property tax history

+11.2%/yr

Latest (2025): $2,619 · +0.1% YoY. Source: county tax records.