238 Helen St · Cincinnati, OH 45219

$279,000

3 bd · 1.0 ba · 1,829 sqft · SingleFamily public records · 86 Days on market

Built 1905 1,742 sqft lot Est $333k · 16% 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 +23.3/30.0
• ARV discount +14.8/15.0
• DSCR +7.5/10.0
• 1% rule +5.4/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity in red hot Mt. Auburn. 5 bedroom 1 bath home with plenty of room. Located in an area with tremendous ARV and rent potential. Kitchen walks out to deck and flat yard. Large rooms. Great location, just minutes from OTR and downtown Cincinnati.

Key facts

• Flexible layout
• Usable backyard
• Walks out to a deck

Tags

• FLEXIBLE LAYOUT
• WALKS OUT TO A DECK
• USABLE BACKYARD

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Utilities: Public water; Public sewer; Natural gas
• Home design: Traditional single-family home; Three or more levels
• Construction: Block foundation
• Exterior features: Shingle roof; Double-hung vinyl windows; Aluminum and vinyl siding; Approximately 0.04 acre lot

Interior

• Kitchen: Kitchen approximately 8 x 11
• Bedrooms: 5 bedrooms; Primary bedroom approximately 12 x 15 (on level 2); Bedroom 2 approximately 10 x 10 (on level 2); Bedroom 3 approximately 13 x 14 (on level 2); Bedroom 4 approximately 15 x 25 (on level 3); Bedroom 5 approximately 9 x 10 (on level 3)
• Bathrooms: 2 full bathrooms; Primary bathroom with shower
• Heating & cooling: Forced air heating (gas); Central air conditioning; Gas water heater
• Interior features: 11 total rooms; Full basement
• Laundry & utility: Basement utility space

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $279k.

Deal economics

• At list price, monthly cash flow is $510 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $279k).
• Recommended offer: $262k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 (+2.1%/yr); 71 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).
• At $2,899/mo this rent would consume 98% of the median local household income ($36k/yr) (locally 2461% 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 22y ago; this cycle's ask has dropped $36k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $171k; list at $279k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $262,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1905 — 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: 1.04% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.84%
• DSCR: 1.35
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $332,878
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
268 Mccormick Pl	0.08mi	4/2.0 (+1)	1,917 (+5%)	2mo	$246,000	$128	77
2344 Highland Ave	0.18mi	3/1.0	1,637 (-10%)	1mo	$207,000	$126	73
1723 Highland Ave	0.70mi	3/1.5	1,892 (+3%)	4mo	$435,000	$230	56
295 Dorchester Ave	0.47mi	2/1.5 (-1)	1,646 (-10%)	3mo	$300,000	$182	52
750 Morgan St	0.74mi	4/2.0 (+1)	1,872 (+2%)	5mo	$132,000	$71	48
2101 Ohio Ave	0.67mi	3/2.0	1,724 (-6%)	8mo	$150,000	$87	48
36 E Clifton Ave	0.69mi	4/2.0 (+1)	1,960 (+7%)	2mo	$84,500	$43	45
2130 Loth St	0.58mi	3/2.5	2,010 (+10%)	9mo	$420,000	$209	43
2410 Kenton St	0.67mi	3/2.0	2,056 (+12%)	3mo	$220,000	$107	42
2314 Sauer Ave	0.66mi	4/2.0 (+1)	1,741 (-5%)	15mo	$350,000	$201	40
2528 Hemlock St	0.73mi	4/2.5 (+1)	1,984 (+8%)	2mo	$364,900	$184	39
548 Slack St	0.68mi	3/3.5	2,056 (+12%)	3mo	$595,000	$289	36

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 · 2.07% rent growth · sell at horizon

5-year hold

• IRR: -5.4%
• Equity multiple: 0.80×
• Total profit: $-15,445
• Equity at exit: $41,600

10-year hold

• IRR: 3.2%
• Equity multiple: 1.22×
• Total profit: $17,383
• Equity at exit: $24,123

Cash invested: $78,120 (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 45219

• Home prices YoY: -28.3%
• Rents YoY: 2.1%
• Active inventory: 71
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,899 high
• Mortgage (P&I): −$1,463
• Tax from tax record: −$200 /mo · $2,402/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $510

Break-even live

Break-even rent $2,253

Max offer price $279,000

Occupancy floor 77%

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
236 Gilman Ave Cincinnati, OH	3.0	2.5	1699	$2,200	$1.29	12d	1	0.14mi
216 Gilman Ave Unit 1363975P Cincinnati, OH	3.0	1.0	1776	$3,474	$1.96	2d	1	0.14mi
205 William Howard Taft Rd Cincinnati, OH	3.0	2.0	1300	$1,300	$1.00	23d	1	0.27mi
2025 Burnet Ave Unit 2 Cincinnati, OH	3.0	2.0	1513	$1,795	$1.19	3d	1	0.43mi
2271 Vine St Cincinnati, OH	4.0	2.0	2268	$1,525	$0.67	4d	1	0.43mi
2813 Gerard St Unit 1540075P Cincinnati, OH	4.0	3.0	2152	$6,281	$2.92	20d	1	0.54mi
2800 Jefferson Ave Cincinnati, OH	4.0	2.0	2500	$625	$0.25	19d	1	0.58mi
55 Mulberry St Cincinnati, OH	3.0	3.0	2500	$3,500	$1.40	23d	1	0.63mi
651 William Howard Taft Rd Cincinnati, OH	2.0	2.5	1637	$3,070	$1.88	23d	1	0.64mi
2517 May St Cincinnati, OH	3.0	3.5	2014	$3,420	$1.70	21d	1	0.65mi
704 Wayne St Unit 1056107P Cincinnati, OH	3.0	2.0	1291	$3,898	$3.02	14d	1	0.66mi
2601 May St Cincinnati, OH	2.0–3.0	2.5–3.5	1737	$3,325	$1.91	1d	12	0.67mi
55 E Clifton Ave Unit B Cincinnati, OH	2.0	2.0	1395	$2,500	$1.79	23d	1	0.68mi
2611 May St Cincinnati, OH	2.0	2.5	1637	$3,070	$1.88	13d	1	0.70mi
107 E Clifton Ave Unit 1234537P Cincinnati, OH	2.0–3.0	1.0–2.0	2260	$6,619	$2.93	14d	2	0.71mi
3010 Eden Ave Cincinnati, OH	1.0–2.0	1.0–2.0	1114	$3,060	$2.75	1d	28	0.71mi
2132 Gilbert Ave Unit A Cincinnati, OH	2.0	2.5	1450	$2,250	$1.55	4d	1	0.72mi
3031 Eden Ave Cincinnati, OH	1.0–2.0	1.0–2.0	1113	$3,150	$2.83	21d	9	0.73mi
2386 Wheeler St Cincinnati, OH	4.0	1.0	1740	$2,700	$1.55	23d	1	0.75mi
2388 Wheeler St Cincinnati, OH	4.0	2.0	1740	$2,700	$1.55	23d	1	0.75mi
1826 Republic St Unit 1056093P Cincinnati, OH	2.0	1.0	1614	$2,812	$1.74	14d	1	0.76mi
749 Morgan St Cincinnati, OH	3.0	2.0	1488	$1,745	$1.17	14d	1	0.76mi
242 Stetson St Unit NA Cincinnati, OH	3.0	2.5	2300	$3,500	$1.52	21d	1	0.76mi
217 Emming St Unit 1 Cincinnati, OH	4.0	2.0	1510	$1,800	$1.19	23d	1	0.77mi
424 Liberty Hl Unit 1056033P Cincinnati, OH	3.0	2.0	1453	$5,780	$3.98	1d	1	0.78mi
1610 Sycamore St Cincinnati, OH	2.0	2.0	1600	$1,900	$1.19	10d	1	0.78mi
1602 Mansfield St Unit 1056028P Cincinnati, OH	2.0	2.0	1453	$4,145	$2.85	1d	1	0.80mi
1354 Broadway Unit 1056136P Cincinnati, OH	4.0	3.0	2529	$7,307	$2.89	2d	1	0.81mi
2332 Chickasaw St Unit 1 Cincinnati, OH	3.0	1.0	2000	$1,800	$0.90	23d	1	0.82mi
1410 Mansfield St Apt 4 Cincinnati, OH	3.0	2.0	1412	$2,387	$1.69	10d	1	0.83mi
1410 Mansfield St Apt 3 Cincinnati, OH	3.0	2.0	1412	$2,401	$1.70	10d	1	0.83mi
918 Windsor St Cincinnati, OH	3.0	1.0	2583	$1,675	$0.65	23d	1	0.85mi
111 W Elder St Unit 1056044P Cincinnati, OH	1.0–4.0	1.0–4.0	1835	$5,561	$3.03	10d	2	0.88mi
1326 Broadway Unit 1324946P Cincinnati, OH	1.0–3.0	1.0–3.0	1162	$10,683	$9.19	23d	2	0.88mi
923 Rogers Pl Cincinnati, OH	3.0	1.0	2061	$1,600	$0.78	23d	1	0.90mi
2235 Victor St Cincinnati, OH	4.0	2.0	2043	$2,250	$1.10	23d	1	0.92mi
1304 Broadway Unit 1056130P Cincinnati, OH	1.0–5.0	1.0–4.0	2072	$5,808	$2.80	10d	2	0.93mi
1537 Republic St Unit 1058850P Cincinnati, OH	4.0	3.0	2421	$10,677	$4.41	21d	1	0.95mi
1287 Ida St Cincinnati, OH	3.0	2.5	2494	$4,700	$1.88	16d	1	0.95mi
516 E 12th St Unit 1314562P Cincinnati, OH	4.0	2.0	2023	$10,170	$5.03	23d	1	0.96mi

Listing history 36 events

1. 2026-06-18
   days on market $279,000 Active 86 DOM
2. 2026-06-17
   days on market $279,000 Active 85 DOM
3. 2026-06-16
   days on market $279,000 Active 84 DOM
4. 2026-06-15
   days on market $279,000 Active 83 DOM
5. 2026-06-13
   days on market $279,000 Active 81 DOM
6. 2026-06-13
   days on market $279,000 Active 80 DOM
7. 2026-06-09
   days on market $279,000 Active 77 DOM
8. 2026-06-08
   days on market $279,000 Active 76 DOM
9. 2026-06-07
   days on market $279,000 Active 75 DOM
10. 2026-06-03
    days on market $279,000 Active 71 DOM
11. 2026-06-02
    days on market $279,000 Active 70 DOM
12. 2026-06-01
    days on market $279,000 Active 69 DOM
13. 2026-05-31
    days on market $279,000 Active 68 DOM
14. 2026-05-22
    price $279,000
15. 2026-05-20
    price $289,000
16. 2026-04-28
    price $299,900
17. 2026-04-06
    price $305,000
18. 2026-03-24
    listed $315,000 Active
19. 2024-03-14
    soldstatus $171,000
20. 2024-02-23
    soldstatus $171,000 Sold 253-char remark

    Show marketing remark (253 chars)

    Opportunity in red hot Mt. Auburn. 5 bedroom 1 bath home with plenty of room. Located in an area with tremendous ARV and rent potential. Kitchen walks out to deck and flat yard. Large rooms. Great location, just minutes from OTR and downtown Cincinnati.

21. 2024-02-23
    soldstatus $171,000 Closed 253-char remark

    Show marketing remark (253 chars)

    Opportunity in red hot Mt. Auburn. 5 bedroom 1 bath home with plenty of room. Located in an area with tremendous ARV and rent potential. Kitchen walks out to deck and flat yard. Large rooms. Great location, just minutes from OTR and downtown Cincinnati.

22. 2024-02-23
    soldstatus $171,000 Sold 253-char remark

    Show marketing remark (253 chars)

    Opportunity in red hot Mt. Auburn. 5 bedroom 1 bath home with plenty of room. Located in an area with tremendous ARV and rent potential. Kitchen walks out to deck and flat yard. Large rooms. Great location, just minutes from OTR and downtown Cincinnati.

23. 2024-01-26
    status Pending 253-char remark

    Show marketing remark (253 chars)

    Opportunity in red hot Mt. Auburn. 5 bedroom 1 bath home with plenty of room. Located in an area with tremendous ARV and rent potential. Kitchen walks out to deck and flat yard. Large rooms. Great location, just minutes from OTR and downtown Cincinnati.

24. 2024-01-26
    historical Active/Pending 253-char remark

    Show marketing remark (253 chars)

    Opportunity in red hot Mt. Auburn. 5 bedroom 1 bath home with plenty of room. Located in an area with tremendous ARV and rent potential. Kitchen walks out to deck and flat yard. Large rooms. Great location, just minutes from OTR and downtown Cincinnati.

25. 2024-01-17
    listed $169,900 Active 253-char remark

    Show marketing remark (253 chars)

    Opportunity in red hot Mt. Auburn. 5 bedroom 1 bath home with plenty of room. Located in an area with tremendous ARV and rent potential. Kitchen walks out to deck and flat yard. Large rooms. Great location, just minutes from OTR and downtown Cincinnati.

26. 2024-01-17
    listed $169,900 Active 253-char remark

    Show marketing remark (253 chars)

    Opportunity in red hot Mt. Auburn. 5 bedroom 1 bath home with plenty of room. Located in an area with tremendous ARV and rent potential. Kitchen walks out to deck and flat yard. Large rooms. Great location, just minutes from OTR and downtown Cincinnati.

27. 2014-10-31
    soldstatus $43,000
28. 2014-09-20
    listed $45,500
29. 2010-01-27
    historical
30. 2009-12-15
    listed $39,900
31. 2005-03-30
    soldstatus $35,000
32. 2005-01-05
    listed $39,900
33. 2005-01-01
    historical
34. 2004-11-29
    listed $39,900
35. 2004-11-29
    historical
36. 2004-08-27
    listed $50,500

ⓘ 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: $2,402 · $200/mo
• Projected year-2 tax: $3,377 · $281/mo
• Expected delta: +$975/yr (+$81/mo · 40.6%)

ⓘ 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 · 17 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: $34,782
• − Mortgage interest: −$15,628
• − Property taxes: −$2,402
• − Insurance: −$1,395
• − Repairs & maintenance: −$2,783
• − Management: −$2,783
• − Depreciation: −$8,116
• Taxable income: $1,675
• Est. tax owed @ 24.0%: −$402
• After-tax cash flow: $5,721/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): 20,012
• Household income: $35,657
• Rent vs Own: 82.9% rent · 17.1% own
• Severe rent burden: 2461.0

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: Predominantly White (67%)
• Race & ethnicity: White 67% Black 16% Asian 7% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Romanian 3% Italian 2% Slovak 1%
• Foreign-born: 10% · China, Canada
• Languages at home: 88% English-only · Chinese 3% Spanish 2% Other Indo-European 2%

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: ▼ -134.46%
• Current HPI: 340.1262
• Rent YoY: ▲ 2.07%
• 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

+452.5% since first listed

23 events — show timeline

• 2026-05-22 Price Changed $279,000 Cincy MLS
• 2026-05-20 Price Changed $289,000 Cincy MLS
• 2026-04-28 Price Changed $299,900 Cincy MLS
• 2026-04-06 Price Changed $305,000 Cincy MLS
• 2026-03-24 Listed $315,000 Cincy MLS
• 2024-03-14 Sold (Public Records) $171,000 Public Records
• 2024-02-23 Sold (MLS) $171,000 Cincy MLS
• 2024-02-23 Sold (MLS) $171,000 Dayton MLS
• 2024-02-23 Sold (MLS) $171,000 Dayton MLS
• 2024-01-26 Pending — Cincy MLS
• 2024-01-26 Contingent — Dayton MLS
• 2024-01-17 Listed $169,900 Cincy MLS
• 2024-01-17 Listed $169,900 Dayton MLS
• 2014-10-31 Sold (MLS) $43,000 Cincy MLS
• 2014-09-20 Listed $45,500 Cincy MLS
• 2010-01-27 Listing Removed — Cincy MLS
• 2009-12-15 Listed $39,900 Cincy MLS
• 2005-03-30 Sold (MLS) $35,000 Cincy MLS
• 2005-01-05 Listed $39,900 Cincy MLS
• 2005-01-01 Listing Removed — Cincy MLS
• 2004-11-29 Listing Removed — Cincy MLS
• 2004-11-29 Listed $39,900 Cincy MLS
• 2004-08-27 Listed $50,500 Cincy MLS

Property tax history

+9.2%/yr

Latest (2025): $2,402 · +0.1% YoY. Source: county tax records.