3629 Evanston Ave · Cincinnati, OH 45207

$169,900

3 bd · 1.5 ba · 1,694 sqft · SingleFamily public records · 129 Days on market

Built 1896 4,095 sqft lot Est $332k · 49% under ↓ 15% since listing

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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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +6.9/10.0
• 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

The property is tenant occupied. Current tenant is month to month and pays $1200 plus all utilities. The home is part of a portfolio that can be sold separate or together. Roof, HVAC, electric and plumbing updated in last 5 years.

Key facts

• 4,095 sq ft lot
• Garage
• Built 1896

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Detached garage with 1 garage space
• Utilities: Public water; Public sewer; Natural gas
• Home design: Traditional single-family home; Two levels; Entry level: 1st floor
• Construction: Aluminum siding; Shingle roof; Other foundation; Second floor area approximately 580
• Exterior features: Vinyl windows

Interior

• Kitchen: Dining room on the 1st level
• Bedrooms: 3 bedrooms (all on the 2nd level)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Gas heating; Other cooling; Gas water heating
• Interior features: 8 total rooms; Partial basement

🏷️ Possibly a rental listed for sale. The $169,900 price doesn't fit this home's estimated sale value (~$332,024) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $446 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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: 50 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• At $2,015/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 $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1896 — 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 $149,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 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 1896 — 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: 1.19% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.26%
• DSCR: 1.50
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $332,024
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3743 Spencer Ave	0.21mi	3/2.5	1,750 (+3%)	1mo	$360,000	$206	80
3732 Elsmere Ave	0.27mi	3/2.0	1,634 (-4%)	1mo	$325,000	$199	78
2497 Downing Dr	0.59mi	3/2.0	1,711 (+1%)	1mo	$505,000	$295	68
4009 Forest Ave	0.63mi	3/1.5	1,647 (-3%)	2mo	$329,500	$200	64
3419 Trimble Ave	0.50mi	3/1.5	1,561 (-8%)	2mo	$285,000	$183	62
3314 Wabash Ave	0.55mi	4/1.5 (+1)	1,614 (-5%)	1mo	$168,000	$104	61
1606 Brewster Ave	0.61mi	3/2.0	1,600 (-6%)	2mo	$150,000	$94	58
3635 Barberry Ave	0.40mi	3/3.0	1,866 (+10%)	3mo	$365,000	$196	56
1608 Brewster Ave	0.60mi	4/1.0 (+1)	1,576 (-7%)	2mo	$147,500	$94	52
3423 Algona Pl	0.71mi	4/2.5 (+1)	1,613 (-5%)	0mo	$336,000	$208	49
3600 Tamarack Ave	0.49mi	3/3.0	1,940 (+14%)	1mo	$356,400	$184	46
3923 S Madison Ave	0.65mi	4/1.5 (+1)	1,901 (+12%)	2mo	$360,000	$189	43

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: 0.5%
• Equity multiple: 1.02×
• Total profit: $914
• Equity at exit: $25,333

10-year hold

• IRR: 10.2%
• Equity multiple: 1.79×
• Total profit: $37,457
• Equity at exit: $14,690

Cash invested: $47,572 (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 45207

• Home prices YoY: -34.6%
• Active inventory: 50
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,015 high
• Mortgage (P&I): −$891
• Tax from tax record: −$183 /mo · $2,200/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $446

Break-even live

Break-even rent $1,449

Max offer price $169,900

Occupancy floor 73%

Sensitivity live

Price	-10% $543	-5% $494	+0% $446	+5% $398	+10% $350
Rent	-10% $287	-5% $367	+0% $446	+5% $526	+10% $606
Rate	-1.0pp $532	-0.5pp $490	base $446	+0.5pp $402	+1.0pp $358

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1725 Cleneay Ave Norwood, OH	1.0–5.0	1.0–5.0	1060	$2,147	$2.02	2d	46	0.38mi
3901 Elsmere Ave Cincinnati, OH	3.0	2.0	1415	$1,995	$1.41	4d	1	0.40mi
3915 Lindley Ave Unit 2 Norwood, OH	4.0	2.0	1500	$1,950	$1.30	44d	1	0.40mi
3921 Spencer Ave Apt 2 Norwood, OH	4.0	1.0	1636	$2,400	$1.47	18d	1	0.41mi
3550 Woodburn Ave Cincinnati, OH	3.0	1.0	1308	$2,000	$1.53	15d	1	0.61mi
1931 Delaware Ave Unit 2 Norwood, OH	3.0	2.0	1650	$1,810	$1.10	44d	1	0.64mi
3326 Fairfield Ave Cincinnati, OH	3.0	2.0	1566	$1,600	$1.02	11d	1	0.66mi
2123 Cameron Ave Cincinnati, OH	4.0	2.5	2165	$4,500	$2.08	44d	1	0.67mi
2365 Madison Rd Cincinnati, OH	1.0–3.0	1.0–2.0	1100	$1,600	$1.45	24d	1	0.67mi
4133 Huston Ave Cincinnati, OH	3.0	1.0	1210	$1,725	$1.43	44d	1	0.75mi
4133 Huston Ave Cincinnati, OH	3.0	1.0	1210	$1,725	$1.43	13d	1	0.75mi
2584 Madison Rd Unit 1056073P Cincinnati, OH	2.0	1.0	1431	$4,609	$3.22	2d	1	0.82mi
4303 Allison St Cincinnati, OH	2.0	1.0	1070	$1,495	$1.40	5d	1	0.83mi
1512 Blair Ave Apt B Cincinnati, OH	3.0	1.5	1100	$1,795	$1.63	24d	1	0.87mi
3578 Burch Ave Cincinnati, OH	2.0	2.0	1250	$2,595	$2.08	2d	1	0.89mi
1524 Ruth Ave Unit 2 Cincinnati, OH	4.0	1.0	1971	$1,595	$0.81	24d	1	0.90mi
3538 Burch Ave #2 Cincinnati, OH	3.0	1.0	1485	$2,250	$1.52	2d	1	0.91mi
2101 Grandin Rd Cincinnati, OH	1.0–2.0	1.0–2.0	1042	$2,099	$2.01	2d	12	0.92mi
3209 Gilbert Ave Unit 2 Cincinnati, OH	4.0	2.0	1548	$1,395	$0.90	4d	1	0.99mi
3116 Woodburn Ave Cincinnati, OH	2.0	2.5	2110	$3,500	$1.66	5d	1	0.99mi
3131 Harvard Ave Cincinnati, OH	3.0	1.0	1264	$1,645	$1.30	24d	1	0.99mi
3113 Harvard Ave Cincinnati, OH	4.0	3.0	1895	$2,700	$1.42	15d	1	1.02mi
961 Avondale Ave Cincinnati, OH	2.0	1.0	1800	$2,200	$1.22	4d	1	1.05mi
4539 Montgomery Rd Unit 3 Cincinnati, OH	2.0	1.0	1200	$1,375	$1.15	11d	1	1.08mi
4539 Montgomery Rd Unit 3 Cincinnati, OH	2.0	1.0	1200	$1,375	$1.15	24d	1	1.08mi
1607 Asmann Ave Cincinnati, OH	1.0–4.0	1.0–1.5	1069	$1,428	$1.34	13d	6	1.08mi
979 Burton Ave Cincinnati, OH	3.0	1.0	1725	$1,595	$0.92	4d	1	1.13mi
1709 Sherman Ave Unit 2 Cincinnati, OH	4.0	2.0	1500	$2,300	$1.53	2d	1	1.14mi
2733 Willard Ave Cincinnati, OH	2.0	1.0	1242	$3,000	$2.42	20d	1	1.17mi
3139 Gaff Ave Cincinnati, OH	3.0	2.0	1711	$1,795	$1.05	17d	1	1.17mi
2320 Kenilworth Ave Cincinnati, OH	3.0	2.5	1660	$2,300	$1.39	21d	1	1.22mi
3001-A Woodburn Ave Cincinnati, OH	1.0–2.0	1.0–2.0	947	$2,252	$2.38	2d	12	1.22mi
870 Rockdale Ave Cincinnati, OH	4.0	2.0	1749	$1,800	$1.03	24d	1	1.27mi
2607 Robertson Ave Unit 2 ROBERTSON 2607 Cincinnati, OH	3.0	1.0	1399	$1,895	$1.35	44d	1	1.27mi
2705 Hackberry St Unit 1 Cincinnati, OH	2.0	1.0	1200	$1,395	$1.16	4d	1	1.31mi
835 Hutchins Ave #3 Cincinnati, OH	2.0	1.0	1200	$950	$0.79	24d	1	1.33mi
3640 Reading Rd Unit 3640-1 Cincinnati, OH	3.0	1.0	1113	$1,295	$1.16	24d	1	1.35mi
800 N Fred Shuttlesworth Cir Apt 3 Cincinnati, OH	2.0	1.0	1200	$1,300	$1.08	24d	1	1.37mi
811 Lexington Ave Unit 1 Cincinnati, OH	2.0	1.0	1674	$1,250	$0.75	5d	1	1.41mi

Listing history 16 events

1. 2026-06-21
   days on market $169,900 Active 129 DOM
2. 2026-06-18
   days on market $169,900 Active 126 DOM
3. 2026-06-17
   days on market $169,900 Active 125 DOM
4. 2026-06-16
   days on market $169,900 Active 124 DOM
5. 2026-06-15
   days on market $169,900 Active 123 DOM
6. 2026-06-13
   days on market $169,900 Active 121 DOM
7. 2026-06-13
   days on market $169,900 Active 120 DOM
8. 2026-06-09
   days on market $169,900 Active 117 DOM
9. 2026-06-08
   days on market $169,900 Active 116 DOM
10. 2026-06-07
    days on market $169,900 Active 115 DOM
11. 2026-06-03
    days on market $169,900 Active 111 DOM
12. 2026-06-02
    days on market $169,900 Active 110 DOM
13. 2026-06-01
    days on market $169,900 Active 109 DOM
14. 2026-05-31
    days on market $169,900 Active 108 DOM
15. 2026-04-20
    price $169,900
16. 2026-02-12
    listed $199,900 Active

ⓘ 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: $2,200 · $183/mo
• Projected year-2 tax: $2,425 · $202/mo
• Expected delta: +$225/yr (+$19/mo · 10.2%)

ⓘ 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: $24,175
• − Mortgage interest: −$9,517
• − Property taxes: −$2,200
• − Insurance: −$850
• − Repairs & maintenance: −$1,934
• − Management: −$1,934
• − Depreciation: −$4,943
• Taxable income: $2,798
• Est. tax owed @ 24.0%: −$671
• After-tax cash flow: $4,685/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

-15.0% since first listed

2 events — show timeline

• 2026-04-20 Price Changed $169,900 Cincy MLS
• 2026-02-12 Listed $199,900 Cincy MLS

Property tax history

+17.5%/yr

Latest (2025): $2,200 · +0.1% YoY. Source: county tax records.