3301 Camvic Ter · Cheviot, OH 45211

$995,000

121 bd · None ba · — sqft · MultiFamily · 80 Days on market

Built 1961 10,149 sqft lot

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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 +22.6/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.8/10.0
• Livability +3.9/5.0
• Rent growth +3.4/5.0
• 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 (5+ Unit). Listing-text estimate: 11 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Excellent investment opportunity in Cheviot. 11-one BR unit brick building with long-term tenants on month-to-month leases. Additional 30x60 storage garage and coin-op washer/dryer for additional revenue. Parking and storage for each unit. Newer membrane roof, newer windows & plumbing.

Key facts

• Large extra building
• Completely renovated
• Cul-de-sac

Tags

• CUL-DE-SAC
• COMPLETELY RENOVATED
• LARGE EXTRA BUILDING

Property features AI

Finance

• Other: Owner pays heat and water
• Financial info: Total of 11 units; All units are 1-bedroom; Typical 1-bedroom rent listed at $1,090
• HOA & community: Maintenance expense: $1,680

Exterior

• Parking: Detached garage; 11 open parking spaces; Parking on lot
• Utilities: Public water; Public sewer; Natural gas
• Home design: Three+ levels; Single building
• Construction: Block foundation
• Exterior features: Vinyl windows; Membrane roof; Brick exterior

Interior

• Bedrooms: Eleven 1-bedroom units
• Heating & cooling: Steam heating (heat paid by owner); Window AC units; Separate A/C in units; Natural gas service; Separate gas/electric meters
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 11 × 1-bed/1.0-bath units multifamily listed at $995k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive. Per door: $154/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $995k).
• Recommended offer: $935k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 5.1% in Cheviot — 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 78/100 on livability (#163 in OH, #2,446 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime C-, amenities D, employment 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 (+3.6%/yr); 82 active listings in the ZIP; 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• At $10,770/mo this rent would consume 240% of the median local household income ($54k/yr) (locally 1916% 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 $7k of loan paydown is wiped out by about $30k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($935k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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 $475k; list at $995k implies a 109% gain — meaningful room to come down on a strong offer.

Recommended offer $935,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% 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 1961 — 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. 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 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: 1.08% ✓
• Cap rate: 8.33%
• Cash-on-cash: 7.29%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.64% rent growth · sell at horizon

5-year hold

• IRR: -4.4%
• Equity multiple: 0.83×
• Total profit: $-46,334
• Equity at exit: $148,358

10-year hold

• IRR: 6.0%
• Equity multiple: 1.46×
• Total profit: $127,979
• Equity at exit: $86,029

Cash invested: $278,600 (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 45211

• Home prices YoY: -32.0%
• Rents YoY: 3.6%
• Active inventory: 82
• Price-to-rent: 84.7×

Monthly cashflow live

• Estimated rent: $10,770 high
• Mortgage (P&I): −$5,218
• Tax from tax record: −$1,183 /mo · $14,200/yr
• Insurance: −$415
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,262
• Net cashflow: $1,692

Break-even live

Break-even rent $8,628

Max offer price $995,000

Occupancy floor 79%

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

Units	Beds	Baths	Est. rent
▸ 11× units	1	1	$10,769
Total (11 units)			$10,770

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: $248,750
• Closing costs: $29,850
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $995,000 Active 80 DOM
2. 2026-06-17
   days on market $995,000 Active 79 DOM
3. 2026-06-16
   days on market $995,000 Active 78 DOM
4. 2026-06-15
   days on market $995,000 Active 77 DOM
5. 2026-06-13
   days on market $995,000 Active 75 DOM
6. 2026-06-13
   days on market $995,000 Active 74 DOM
7. 2026-06-09
   days on market $995,000 Active 71 DOM
8. 2026-06-08
   days on market $995,000 Active 70 DOM
9. 2026-06-07
   days on market $995,000 Active 69 DOM
10. 2026-06-03
    days on market $995,000 Active 65 DOM
11. 2026-06-02
    days on market $995,000 Active 64 DOM
12. 2026-06-01
    days on market $995,000 Active 63 DOM
13. 2026-05-31
    days on market $995,000 Active 62 DOM
14. 2026-04-20
    status Active
15. 2026-04-06
    historical Contingency Pending
16. 2026-03-30
    listed $995,000 Active
17. 2024-05-21
    soldstatus $475,000
18. 2024-05-16
    soldstatus $475,000 Sold 290-char remark

    Show marketing remark (290 chars)

    Excellent investment opportunity in Cheviot. 11-one BR unit brick building with long-term tenants on month-to-month leases. Additional 30x60 storage garage and coin-op washer/dryer for additional revenue. Parking and storage for each unit. Newer membrane roof, newer windows & plumbing.

19. 2024-05-06
    historical Contingency Pending 290-char remark

    Show marketing remark (290 chars)

    Excellent investment opportunity in Cheviot. 11-one BR unit brick building with long-term tenants on month-to-month leases. Additional 30x60 storage garage and coin-op washer/dryer for additional revenue. Parking and storage for each unit. Newer membrane roof, newer windows & plumbing.

20. 2024-05-01
    listed $550,000 Active 290-char remark

    Show marketing remark (290 chars)

    Excellent investment opportunity in Cheviot. 11-one BR unit brick building with long-term tenants on month-to-month leases. Additional 30x60 storage garage and coin-op washer/dryer for additional revenue. Parking and storage for each unit. Newer membrane roof, newer windows & plumbing.

21. 2015-06-28
    historical
22. 2014-09-16
    listed $269,900 Active
23. 2005-09-29
    soldstatus $290,000
24. 2005-05-23
    listed $299,900

ⓘ 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: $14,200 · $1,183/mo
• Projected year-2 tax: $14,861 · $1,238/mo
• Expected delta: +$661/yr (+$55/mo · 4.7%)

ⓘ 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 ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $129,240
• − Mortgage interest: −$55,735
• − Property taxes: −$14,200
• − Insurance: −$4,975
• − Repairs & maintenance: −$10,339
• − Management: −$10,339
• − Depreciation: −$28,945
• Taxable income: $4,705
• Est. tax owed @ 24.0%: −$1,129
• After-tax cash flow: $19,180/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 — Cheviot

• Score: 78/100
• State rank: #163
• US rank: #2446

Category grades

Amenities D Commute A+ Cost of living A+ Crime C- Employment F Housing A+ Health & safety B User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cheviot, OH
• County: Hamilton County · 701,295 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 38,049
• Household income: $53,868
• Rent vs Own: 47.5% rent · 52.5% own
• Severe rent burden: 1916.0

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 0.60)
• Race & ethnicity: White 50% Black 38% Two or more races 8% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Italian 1% Romanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 4% French/Haitian/Cajun 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: ▼ -101.15%
• Current HPI: 215.0659
• Rent YoY: ▲ 3.64%
• 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

+231.8% since first listed

11 events — show timeline

• 2026-04-20 Relisted — Cincy MLS
• 2026-04-06 Contingent — Cincy MLS
• 2026-03-30 Listed $995,000 Cincy MLS
• 2024-05-21 Sold (Public Records) $475,000 Public Records
• 2024-05-16 Sold (MLS) $475,000 Cincy MLS
• 2024-05-06 Contingent — Cincy MLS
• 2024-05-01 Listed $550,000 Cincy MLS
• 2015-06-28 Listing Removed — Cincy MLS
• 2014-09-16 Listed $269,900 Cincy MLS
• 2005-09-29 Sold (MLS) $290,000 Cincy MLS
• 2005-05-23 Listed $299,900 Cincy MLS

Property tax history

+4.5%/yr

Latest (2025): $14,200 · -15.9% YoY. Source: county tax records.