4817 Prosperity Pl · Cincinnati, OH 45238

$199,900

3 bd · 2.0 ba · 1,994 sqft · MultiFamily public records · 61 Days on market

Built 1936 10,237 sqft lot Est $233k · 14% 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).

• Cash flow +20.8/30.0
• ARV discount +13.9/15.0
• DSCR +6.6/10.0
• 1% rule +5.8/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• 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 (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Experience the charm of this 1936 brick 2-family residence at 4817 Prosperity Pl, Cincinnati, OH. Offering nearly 2,000 sq ft, this home features historic original wood trim, classic doors, and a versatile layout perfect for multi-generational living or a turnkey investment. The upper unit is bright and airy with a functional kitchen overlooking the massive, deep backyard. Sitting on a 0.235-acre lot, the property boasts one of the largest yards in West Price Hill, complete with a sprawling multi-level deckideal for outdoor entertaining. Recent maintenance includes a clean basement with dual HVAC systems, updated mechanicals, and a 1-car attached garage. Located in the Cincinnati City Schoo

Key facts

• Versatile layout
• Clean basement
• Dual hvac systems

Tags

• HISTORIC ORIGINAL WOOD TRIM
• VERSATILE LAYOUT
• MASSIVE DEEP BACKYARD
• SPRAWLING MULTI-LEVEL DECK
• CLEAN BASEMENT
• DUAL HVAC SYSTEMS

Property features AI

Finance

• Other: Lot size approximately 0.235 acres
• Financial info: Two rental units with listed rent of $940 for 1‑bedroom units
• HOA & community: Information not provided

Exterior

• Parking: Attached garage; Driveway; Two open parking spaces
• Security: Information not provided
• Utilities: Public water; Public sewer; Natural gas
• Home design: Duplex; One and one-half stories; Second floor area present
• Construction: Block foundation
• Exterior features: Shingle roof; Block and brick construction; Windows: Other

Interior

• Kitchen: Information not provided
• Bedrooms: Two 1-bedroom units
• Flooring: Information not provided
• Bathrooms: Each unit has 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full basement
• Laundry & utility: Information not provided

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $200k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive. Per door: $138/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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 (+4.9%/yr); 78 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 39% of the median local income ($66k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 29y 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 $107k; list at $200k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $187,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 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 1936 — 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. 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?
8. 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?
9. 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.
10. 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.
11. 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: 7.94%
• Cash-on-cash: 5.90%
• DSCR: 1.26
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $233,298
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4817 Prosperity Pl	0.00mi	2/1.0 (-1)	1,994 (0%)	0mo	$190,000	$95	91
1686 Kellywood Ave	0.15mi	4/2.0 (+1)	2,048 (+3%)	13mo	$262,500	$128	72
4846 Prosperity Pl	0.08mi	3/2.0	1,824 (-8%)	16mo	$195,000	$107	69
2901 W Tower Ave	0.63mi	4/2.0 (+1)	2,046 (+3%)	1mo	$240,000	$117	61
2957 Veazey Ave	0.57mi	4/2.0 (+1)	1,826 (-8%)	9mo	$215,000	$118	47
4945 Shirley Pl	0.33mi	2/2.0 (-1)	1,731 (-13%)	20mo	$180,000	$104	41
1515 Hilsun Pl	0.38mi	4/2.0 (+1)	1,724 (-14%)	18mo	$269,990	$157	40
5214 Sidney Rd	0.69mi	4/2.0 (+1)	2,214 (+11%)	16mo	$205,000	$93	31

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 · 4.87% rent growth · sell at horizon

5-year hold

• IRR: -5.0%
• Equity multiple: 0.81×
• Total profit: $-10,672
• Equity at exit: $29,806

10-year hold

• IRR: 6.8%
• Equity multiple: 1.56×
• Total profit: $31,155
• Equity at exit: $17,284

Cash invested: $55,972 (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 45238

• Rents YoY: 4.9%
• Active inventory: 78
• Price-to-rent: 15.4×

Monthly cashflow live

• Estimated rent: $2,158 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$298 /mo · $3,577/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $275

Break-even live

Break-even rent $1,810

Max offer price $199,900

Occupancy floor 82%

Sensitivity live

Price	-10% $388	-5% $332	+0% $275	+5% $219	+10% $162
Rent	-10% $105	-5% $190	+0% $275	+5% $360	+10% $446
Rate	-1.0pp $376	-0.5pp $326	base $275	+0.5pp $223	+1.0pp $171

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,158
Total (2 units)			$2,158

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1723 Tuxworth Ave Cincinnati, OH	3.0	2.0	1587	$1,800	$1.13	24d	1	0.21mi
2706 E Tower Dr Cincinnati, OH	1.0–3.0	1.0–2.0	951	$1,520	$1.60	2d	61	0.58mi
5256 Ponce Ln Cincinnati, OH	3.0	2.0	1270	$1,866	$1.47	2d	1	0.60mi
2621 Gehrum Ln Cincinnati, OH	3.0	1.0	1373	$1,850	$1.35	24d	1	0.73mi
1024 Edgetree Ln Cincinnati, OH	3.0	2.0	1949	$2,250	$1.15	22d	1	0.82mi
1031 Schiff Ave Cincinnati, OH	2.0	1.0	2142	$1,300	$0.61	22d	1	0.89mi
1240 Rosemont Ave Cincinnati, OH	2.0	1.0	1280	$1,100	$0.86	21d	1	1.01mi
1233 Dewey Ave Cincinnati, OH	3.0	1.0	1411	$1,375	$0.97	5d	1	1.04mi
1214 Gilsey Ave Cincinnati, OH	3.0	1.0	1300	$1,300	$1.00	21d	1	1.12mi
1214 Gilsey Ave Cincinnati, OH	3.0	1.0	1300	$1,300	$1.00	24d	1	1.12mi
4227 W 8th St Cincinnati, OH	3.0	2.0	1832	$2,050	$1.12	2d	1	1.17mi
1311 Manss Ave Cincinnati, OH	4.0	1.0	1409	$1,295	$0.92	5d	1	1.18mi
1740 Minion Ave Cincinnati, OH	2.0	1.0	1320	$1,200	$0.91	24d	1	1.27mi
1620 Minion Ave Cincinnati, OH	4.0	2.0	1845	$1,550	$0.84	21d	1	1.30mi
905 Suire Ave Unit 2 Cincinnati, OH	4.0	1.0	1699	$1,400	$0.82	24d	1	1.33mi
5408 Style Ln Cincinnati, OH	4.0	1.5	1824	$2,625	$1.44	2d	1	1.33mi
4284 Foley Rd Cincinnati, OH	3.0	2.0	1242	$2,800	$2.25	44d	1	1.39mi
862 Academy Ave Unit 2 Cincinnati, OH	4.0	1.0	1627	$1,450	$0.89	17d	1	1.46mi
543 Virgil Rd Cincinnati, OH	4.0	2.0	1258	$1,795	$1.43	22d	1	1.50mi
3666 Glenway Ave Cincinnati, OH	3.0	1.0	1339	$1,250	$0.93	24d	1	1.50mi
3283 Pickbury Dr Cincinnati, OH	4.0	2.0	2100	$2,400	$1.14	44d	1	1.50mi

Listing history 17 events

1. 2026-06-03
   days on market $199,900 Active 61 DOM
2. 2026-06-02
   days on market $199,900 Active 60 DOM
3. 2026-06-01
   days on market $199,900 Active 59 DOM
4. 2026-05-31
   days on market $199,900 Active 58 DOM
5. 2026-04-03
   listed $199,900 Active
6. 2017-10-04
   soldstatus $106,667
7. 2016-03-09
   soldstatus $51,000
8. 2011-12-22
   historical
9. 2011-09-23
   listed $29,000
10. 2002-06-24
    historical
11. 1999-09-03
    soldstatus $82,500
12. 1999-08-27
    soldstatus $82,500
13. 1999-07-11
    listed $84,900
14. 1999-05-13
    listed $84,900
15. 1997-12-01
    soldstatus $61,000
16. 1997-11-24
    soldstatus $67,500
17. 1997-06-10
    listed $64,900

ⓘ 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: $3,577 · $298/mo
• Projected year-2 tax: $3,577 · $298/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 · 18 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: $25,896
• − Mortgage interest: −$11,198
• − Property taxes: −$3,577
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,072
• − Management: −$2,072
• − Depreciation: −$5,815
• Taxable income: $163
• Est. tax owed @ 24.0%: −$39
• After-tax cash flow: $3,262/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): 48,351
• Household income: $66,277
• Rent vs Own: 40.3% rent · 59.7% own
• Severe rent burden: 2012.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 28% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 10% · Canada
• Languages at home: 88% English-only · French/Haitian/Cajun 4% Spanish 2% 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: ▼ -197.57%
• Current HPI: 213.5097
• Rent YoY: ▲ 4.87%
• 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

+208.0% since first listed

13 events — show timeline

• 2026-04-03 Listed $199,900 Cincy MLS
• 2017-10-04 Sold (Public Records) $106,667 Public Records
• 2016-03-09 Sold (Public Records) $51,000 Public Records
• 2011-12-22 Listing Removed — Cincy MLS
• 2011-09-23 Listed $29,000 Cincy MLS
• 2002-06-24 Listing Removed — Cincy MLS
• 1999-09-03 Sold (Public Records) $82,500 Public Records
• 1999-08-27 Sold (MLS) $82,500 Cincy MLS
• 1999-07-11 Listed $84,900 Cincy MLS
• 1999-05-13 Listed $84,900 Cincy MLS
• 1997-12-01 Sold (Public Records) $61,000 Public Records
• 1997-11-24 Sold (MLS) $67,500 Cincy MLS
• 1997-06-10 Listed $64,900 Cincy MLS

Property tax history

+18.9%/yr

Latest (2025): $3,577 · +0.1% YoY. Source: county tax records.