1216 Carson Ave · Cincinnati, OH 45205

$97,000

2 bd · 2.0 ba · 1,640 sqft · SingleFamily public records · 34 Days on market

Built 1890 Est $169k · 43% under

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Why this score? — see what drove the B+ 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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Two story home in a quiet, park like setting. One half acre with mature trees and a fenced in yard. New carpet in three rooms.

Key facts

• Park like setting
• New carpet
• Fenced in yard

Tags

• PARK LIKE SETTING
• MATURE TREES
• FENCED IN YARD
• NEW CARPET

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $97k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $97k).
• Recommended offer: $94k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.3% 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 (+3.3%/yr); 70 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 38% 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 $671 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.3% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $72k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,090 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.42% ✓
• Cap rate: 11.34%
• Cash-on-cash: 18.02%
• DSCR: 1.80
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $168,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1120 Carson Ave	0.10mi	3/2.0 (+1)	1,756 (+7%)	7mo	$193,000	$110	73
1242 Ross Ave	0.12mi	3/2.0 (+1)	1,821 (+11%)	4mo	$103,000	$57	67
1026 Considine Ave	0.52mi	2/1.5	1,642 (+0%)	9mo	$140,000	$85	66
1027 Woodlawn Ave	0.30mi	3/2.0 (+1)	1,469 (-10%)	5mo	$176,500	$120	59
1113 Gilsey Ave	0.59mi	3/2.0 (+1)	1,560 (-5%)	3mo	$190,000	$122	57
1697 Atson Ln	0.30mi	3/1.5 (+1)	1,840 (+12%)	6mo	$175,000	$95	54
1013 Del Monte St	0.41mi	3/1.0 (+1)	1,472 (-10%)	8mo	$112,000	$76	49
1114 Wing St	0.73mi	2/2.0	1,464 (-11%)	1mo	$146,440	$100	47
928 Harris Ave	0.59mi	3/1.5 (+1)	1,806 (+10%)	7mo	$225,000	$125	43
836 Harris Ave	0.63mi	3/1.5 (+1)	1,464 (-11%)	4mo	$151,000	$103	42
1689 Grand Ave	0.60mi	3/1.0 (+1)	1,792 (+9%)	9mo	$167,000	$93	40
1114 Winfield Ave	0.69mi	3/2.0 (+1)	1,879 (+15%)	0mo	$234,000	$125	38

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 · 3.3% rent growth · sell at horizon

5-year hold

• IRR: 10.0%
• Equity multiple: 1.39×
• Total profit: $10,706
• Equity at exit: $14,463

10-year hold

• IRR: 19.3%
• Equity multiple: 2.64×
• Total profit: $44,607
• Equity at exit: $8,387

Cash invested: $27,160 (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 45205

• Rents YoY: 3.3%
• Active inventory: 70
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,377 high
• Mortgage (P&I): −$509
• Tax from tax record: −$131 /mo · $1,569/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $408

Break-even live

Break-even rent $861

Max offer price $97,000

Occupancy floor 65%

Sensitivity live

Price	-10% $463	-5% $435	+0% $408	+5% $380	+10% $353
Rent	-10% $299	-5% $354	+0% $408	+5% $462	+10% $517
Rate	-1.0pp $457	-0.5pp $433	base $408	+0.5pp $383	+1.0pp $357

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: $24,250
• Closing costs: $2,910
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3666 Glenway Ave Cincinnati, OH	3.0	1.0	1339	$1,250	$0.93	25d	1	0.14mi
3772 W Liberty St Cincinnati, OH	3.0	1.0	1066	$1,350	$1.27	5d	1	0.32mi
1607 Minion Ave Cincinnati, OH	3.0	1.5	1066	$1,675	$1.57	25d	1	0.36mi
931 Olive Ave Cincinnati, OH	3.0	1.0	1852	$1,500	$0.81	4d	1	0.39mi
1740 Minion Ave Cincinnati, OH	2.0	1.0	1320	$1,200	$0.91	25d	1	0.50mi
1214 Gilsey Ave Cincinnati, OH	3.0	1.0	1300	$1,300	$1.00	21d	1	0.54mi
1214 Gilsey Ave Cincinnati, OH	3.0	1.0	1300	$1,300	$1.00	25d	1	0.54mi
1233 Dewey Ave Cincinnati, OH	3.0	1.0	1411	$1,375	$0.97	5d	1	0.61mi
1240 Rosemont Ave Cincinnati, OH	2.0	1.0	1280	$1,100	$0.86	21d	1	0.64mi
717 Elberon Ave Unit Elberon 717 Cincinnati, OH	2.0	1.0	1117	$995	$0.89	25d	1	0.68mi
927 Chateau Ave Cincinnati, OH	3.0	1.0	1354	$1,550	$1.14	22d	1	0.72mi
810 Matson Pl Cincinnati, OH	2.0	2.0	1196	$2,100	$1.76	3d	1	0.96mi
1031 Schiff Ave Cincinnati, OH	2.0	1.0	2142	$1,300	$0.61	22d	1	1.06mi
4227 W 8th St Cincinnati, OH	3.0	2.0	1832	$2,050	$1.12	3d	1	1.16mi
2504 White St Apt 5 Cincinnati, OH	3.0	2.0	1150	$1,150	$1.00	25d	1	1.24mi
4284 Foley Rd Cincinnati, OH	3.0	2.0	1242	$2,800	$2.25	45d	1	1.34mi
1723 Tuxworth Ave Cincinnati, OH	3.0	2.0	1587	$1,800	$1.13	25d	1	1.42mi
2117 Saint Leo Pl Cincinnati, OH	2.0	1.0	1050	$1,150	$1.10	25d	1	1.47mi

Listing history 16 events

1. 2026-06-15
   days on market $97,000 Active 34 DOM
2. 2026-06-13
   days on market $97,000 Active 32 DOM
3. 2026-06-13
   days on market $97,000 Active 31 DOM
4. 2026-06-09
   days on market $97,000 Active 28 DOM
5. 2026-06-08
   days on market $97,000 Active 27 DOM
6. 2026-06-07
   days on market $97,000 Active 26 DOM
7. 2026-06-03
   days on market $97,000 Active 22 DOM
8. 2026-06-02
   days on market $97,000 Active 21 DOM
9. 2026-06-01
   days on market $97,000 Active 20 DOM
10. 2026-05-31
    days on market $97,000 Active 19 DOM
11. 2026-05-12
    listed $97,000 Active 126-char remark

    Show marketing remark (126 chars)

    Two story home in a quiet, park like setting. One half acre with mature trees and a fenced in yard. New carpet in three rooms.

12. 2026-05-04
    listed $97,000 Active
13. 2022-03-03
    soldstatus $72,000
14. 2022-03-02
    soldstatus $72,000 Sold 337-char remark

    Show marketing remark (337 chars)

    Welcome home! Why rent when it's cheaper to buy? This adorable 2 story home has been in the same family for over 40 years. Privately situated on a little less than 1/2 acre with mature trees-a parklike setting. Spacious family room and dining room. Lower level Rec room. Relax on your front porch. Great location - Minutes from downtown!

15. 2022-02-11
    historical Contingency Pending 337-char remark

    Show marketing remark (337 chars)

    Welcome home! Why rent when it's cheaper to buy? This adorable 2 story home has been in the same family for over 40 years. Privately situated on a little less than 1/2 acre with mature trees-a parklike setting. Spacious family room and dining room. Lower level Rec room. Relax on your front porch. Great location - Minutes from downtown!

16. 2022-02-09
    listed $69,900 Active 337-char remark

    Show marketing remark (337 chars)

    Welcome home! Why rent when it's cheaper to buy? This adorable 2 story home has been in the same family for over 40 years. Privately situated on a little less than 1/2 acre with mature trees-a parklike setting. Spacious family room and dining room. Lower level Rec room. Relax on your front porch. Great location - Minutes from downtown!

ⓘ 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: $1,569 · $131/mo
• Projected year-2 tax: $1,569 · $131/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 5/10 Major FEMA zone X (unshaded) · 27% 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: $16,523
• − Mortgage interest: −$5,434
• − Property taxes: −$1,569
• − Insurance: −$485
• − Repairs & maintenance: −$1,322
• − Management: −$1,322
• − Depreciation: −$2,822
• Taxable income: $3,570
• Est. tax owed @ 24.0%: −$857
• After-tax cash flow: $4,038/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): 18,651
• Household income: $43,682
• Rent vs Own: 63.1% rent · 36.9% own
• Severe rent burden: 980.0

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 0.69)
• Race & ethnicity: Black 43% White 32% Hispanic / Latino 16% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 1% Slovak 1% Serbian 1%
• Foreign-born: 9% · Canada, India, China
• Languages at home: 84% English-only · Spanish 10% Other Asian/Pacific 2% 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: ▼ -138.67%
• Current HPI: 163.3375
• Rent YoY: ▲ 3.30%
• 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

+38.8% since first listed

6 events — show timeline

• 2026-05-12 Listed $97,000 FSBO.com
• 2026-05-04 Listed $97,000 Fizber.com
• 2022-03-03 Sold (Public Records) $72,000 Public Records
• 2022-03-02 Sold (MLS) $72,000 Cincy MLS
• 2022-02-11 Contingent — Cincy MLS
• 2022-02-09 Listed $69,900 Cincy MLS

Property tax history

+15.6%/yr

Latest (2025): $1,569 · +3.0% YoY. Source: county tax records.