1739 Monterey Ct · Cincinnati, OH 45223

$139,900

3 bd · 1.0 ba · 925 sqft · SingleFamily public records · 1 Days on market

Built 1955 6,273 sqft lot Est $177k · 21% under

---

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 +18.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +5.0/10.0
• Rent growth +5.0/5.0
• Livability +4.0/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ranch home in Northside! Great starter home or investment opportunity. Currently set up as 2 bedrooms but can easily be converted back to 3 bedrooms. Needs some TLC. Sold as is. Priced to sell. Close to highways, downtown, University and Hospital.

Key facts

• 6,273 sq ft lot
• Built 1955

Property features AI

Finance

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

Exterior

• Parking: Off-street parking; Driveway
• Utilities: Public water; Public sewer; Natural gas
• Home design: Traditional single-family home; One story; Slab foundation
• Construction: Aluminum siding; Vinyl siding; Shingle roof; Slab foundation
• Exterior features: Shingle roof; Vinyl windows; Aluminum and vinyl siding; Residential zoning; Lot roughly 52 x 120 (0.144 acres)

Interior

• Kitchen: 13 x 11 kitchen; Oven/Range; Refrigerator
• Bedrooms: Three bedrooms, all on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (gas); Window air conditioning units; Gas water heater
• Interior features: Five total rooms; Crawl basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/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 $139k (0.5% below list).
• Recommended offer: $139k (0.5% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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.
• Market conditions: Rents rising fast (+16.7%/yr); 46 active listings in the ZIP; 26 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).
• This rent runs 34% of the median local income ($49k/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 $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $88k; list at $140k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,206 (0.5% below list)

Questions for the listing agent

1. Built in 1955 — 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: 1.00% ✗
• Cap rate: 7.53%
• Cash-on-cash: 4.41%
• DSCR: 1.20
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $176,675
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4650 Kirby Ave	0.07mi	3/1.0	875 (-5%)	6mo	$176,000	$201	83
4688 Kirby Ave	0.06mi	3/1.0	875 (-5%)	8mo	$157,000	$179	81
2637 Firtree Ct	0.17mi	2/1.0 (-1)	875 (-5%)	2mo	$120,000	$137	77
2706 Firtree Ct	0.19mi	3/1.0	875 (-5%)	6mo	$162,000	$185	77
4676 Kirby Ave	0.03mi	3/1.0	875 (-5%)	15mo	$92,500	$106	77
4704 Kirby Ave	0.13mi	3/1.0	875 (-5%)	15mo	$167,000	$191	73
4682 Kirby Ave	0.04mi	3/2.0	875 (-5%)	15mo	$215,000	$246	72
4692 Kirby Ave	0.08mi	3/1.0	875 (-5%)	19mo	$167,275	$191	71
4575 Innes Ave	0.31mi	2/1.0 (-1)	960 (+4%)	6mo	$237,500	$247	69
1561 Spring Lawn Ave	0.41mi	2/1.0 (-1)	966 (+4%)	6mo	$225,000	$233	63
1971 Kentucky Ave	0.57mi	3/1.0	998 (+8%)	6mo	$45,000	$45	55
1493 Spring Lawn Ave	0.58mi	3/1.0	1,056 (+14%)	3mo	$198,500	$188	47

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: -4.0%
• Equity multiple: 0.84×
• Total profit: $-6,127
• Equity at exit: $20,860

10-year hold

• IRR: 10.7%
• Equity multiple: 2.02×
• Total profit: $40,017
• Equity at exit: $12,096

Cash invested: $39,172 (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: 46
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,392 high
• Mortgage (P&I): −$734
• Tax from tax record: −$164 /mo · $1,965/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $144

Break-even live

Break-even rent $1,210

Max offer price $139,900

Occupancy floor 85%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1759 Monterey Ct Cincinnati, OH	3.0	1.0	920	$1,750	$1.90	4d	1	0.05mi
4652 Ashtree Dr Cincinnati, OH	3.0	1.0	925	$1,350	$1.46	21d	1	0.12mi
1932-1978 Kentucky Ave Cincinnati, OH	2.0	1.0	728	$1,098	$1.51	16d	1	0.46mi
1942 Kentucky Ave Unit 10 Cincinnati, OH	2.0	1.0	728	$1,098	$1.51	3d	1	0.47mi
1942 Kentucky Ave Unit 8 Cincinnati, OH	2.0	1.0	728	$1,098	$1.51	23d	1	0.47mi
1978 Kentucky Ave Unit 7 Cincinnati, OH	2.0	1.0	728	$1,098	$1.51	23d	1	0.49mi
1974 Kentucky Ave Cincinnati, OH	2.0	1.0	728	$1,098	$1.51	4d	1	0.49mi
1932 Kentucky Ave Cincinnati, OH	1.0–2.0	1.0	668	$1,098	$1.64	2d	4	0.52mi
1948 Kentucky Ave Apt 2 Cincinnati, OH	2.0	1.0	728	$1,098	$1.51	23d	1	0.54mi
1590 Glen Parker Ave Unit 8 Cincinnati, OH	2.0	1.0	794	$995	$1.25	14d	1	0.59mi
1710 Bruce Ave Cincinnati, OH	2.0	1.0	974	$1,495	$1.53	23d	1	0.60mi
2992 High Forest Ln Cincinnati, OH	1.0–2.0	1.0–1.5	748	$1,100	$1.47	2d	9	0.66mi
4479 Colerain Ave Cincinnati, OH	1.0–2.0	1.0	762	$1,075	$1.41	23d	1	0.71mi
4308 Hamilton Ave Unit 9 Cincinnati, OH	2.0	1.0	650	$925	$1.42	23d	1	0.82mi
5101 Hawaiian Ter Apt 7 Cincinnati, OH	2.0	1.0	850	$1,150	$1.35	2d	1	0.93mi
5219 Colerain Ave Cincinnati, OH	2.0	1.0	1007	$1,550	$1.54	23d	1	1.21mi
1580 Blue Rock St Cincinnati, OH	2.0	1.0–2.0	730	$1,970	$2.70	1d	5	1.22mi
4101 Spring Grove Ave Cincinnati, OH	2.0	1.0–2.0	2586	$2,130	$0.82	1d	8	1.24mi
5674 Folchi Dr Unit 4-5674 Cincinnati, OH	2.0	1.0	721	$1,200	$1.66	23d	1	1.33mi
5680 Folchi Dr Cincinnati, OH	2.0	1.0	721	$1,200	$1.66	16d	1	1.34mi
5680 Folchi Dr Apt 4 Cincinnati, OH	2.0	1.0	721	$1,200	$1.66	23d	1	1.34mi
1628 Linden Dr Unit 937 Cincinnati, OH	2.0	1.0	950	$1,163	$1.22	23d	1	1.38mi
1905 Elmore St Cincinnati, OH	3.0	1.0	925	$1,560	$1.69	13d	3	1.40mi
5469 Kirby Ave Cincinnati, OH	1.0–2.0	1.0	720	$1,095	$1.52	3d	33	1.44mi
5465 Kirby Ave Unit 5465-21 Cincinnati, OH	2.0	1.0	820	$1,095	$1.34	23d	1	1.45mi
5465 Kirby Ave Unit 5465-8 Cincinnati, OH	2.0	1.0	820	$1,095	$1.34	10d	1	1.45mi

Listing history 2 events

1. 2026-06-19
   remarks 367-char remark
2. 2026-06-19
   listed $139,900 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: $1,965 · $164/mo
• Projected year-2 tax: $2,074 · $173/mo
• Expected delta: +$109/yr (+$9/mo · 5.5%)

ⓘ 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: $16,705
• − Mortgage interest: −$7,837
• − Property taxes: −$1,965
• − Insurance: −$700
• − Repairs & maintenance: −$1,336
• − Management: −$1,336
• − Depreciation: −$4,070
• Taxable loss: −$539
• Est. tax savings @ 24.0%: +$129
• After-tax cash flow: $1,858/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

+64.6% since first listed

4 events — show timeline

• 2026-06-18 Listed $139,900 Cincy MLS
• 2022-03-08 Sold (MLS) $88,001 Cincy MLS
• 2022-02-22 Contingent — Cincy MLS
• 2022-02-16 Listed $85,000 Cincy MLS

Property tax history

+5.5%/yr

Latest (2025): $1,965 · +0.1% YoY. Source: county tax records.