2723 Robert Ave · Cincinnati, OH 45211

$109,900

3 bd · 1.0 ba · 1,204 sqft · SingleFamily public records · 44 Days on market

Built 1930 3,790 sqft lot Est $166k · 34% under

---

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 +25.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +6.4/10.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bring your handyman - some of the work has been done. Selling As-Is, no Ohio disclosures. See this one today!

Key facts

• 3,790 sq ft lot
• Built 1930
• Listed 43 days

Property features AI

Finance

• Other: Residential zoning
• HOA & community: No homeowners association

Exterior

• Utilities: Public water; Public sewer; Natural gas
• Home design: Traditional single-family home; One-and-a-half story
• Construction: Aluminum siding and brick exterior; Shingle roof; Poured foundation; Handyman condition
• Exterior features: Front porch

Interior

• Kitchen: Kitchen with tile flooring
• Bedrooms: Three bedrooms (all on upper level); Primary bedroom about 11 x 11; Second bedroom about 10 x 10; Third bedroom about 10 x 10
• Flooring: Wood flooring in living and dining areas; Tile flooring in kitchen
• Bathrooms: One full bathroom on the second floor with tub and shower
• Heating & cooling: Forced air heating (gas); Gas water heating
• Interior features: Six total rooms; Full unfinished walkout basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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 (+3.6%/yr); 83 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.14% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.47%
• DSCR: 1.42
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $166,152
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2729 Ruberg Ave	0.05mi	3/1.0	1,159 (-4%)	4mo	$112,900	$97	88
2257 Harrison Ave	0.14mi	3/1.0	1,225 (+2%)	2mo	$175,000	$143	88
2735 Orland Ave	0.10mi	3/1.0	1,288 (+7%)	12mo	$178,000	$138	74
2040 Queen City Ave	0.49mi	3/1.0	1,147 (-5%)	5mo	$74,000	$65	65
2635 Cora Ave	0.37mi	3/1.0	1,136 (-6%)	12mo	$60,000	$53	64
2741 Baker Ave	0.15mi	4/1.0 (+1)	1,073 (-11%)	8mo	$169,000	$158	63
3355 Cavanaugh Ave	0.63mi	2/1.0 (-1)	1,202 (-0%)	6mo	$156,000	$130	61
3004 Aquadale Ln	0.40mi	3/2.0	1,102 (-8%)	12mo	$200,000	$181	53
3064 Mchenry Ave	0.64mi	3/2.0	1,152 (-4%)	8mo	$204,500	$178	52
1976 Queen City Ave	0.63mi	2/1.0 (-1)	1,080 (-10%)	2mo	$114,000	$106	47
2949 Aquadale Ln	0.32mi	4/3.0 (+1)	1,327 (+10%)	12mo	$228,000	$172	45
2910 Grasselli Ave	0.65mi	3/1.5	1,379 (+14%)	12mo	$185,000	$134	34

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 · 3.64% rent growth · sell at horizon

5-year hold

• IRR: -1.3%
• Equity multiple: 0.95×
• Total profit: $-1,522
• Equity at exit: $16,386

10-year hold

• IRR: 9.1%
• Equity multiple: 1.72×
• Total profit: $22,003
• Equity at exit: $9,502

Cash invested: $30,772 (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: 83
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,252 high
• Mortgage (P&I): −$576
• Tax from tax record: −$124 /mo · $1,489/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $243

Break-even live

Break-even rent $945

Max offer price $109,900

Occupancy floor 76%

Sensitivity live

Price	-10% $305	-5% $274	+0% $243	+5% $212	+10% $181
Rent	-10% $144	-5% $193	+0% $243	+5% $292	+10% $342
Rate	-1.0pp $298	-0.5pp $271	base $243	+0.5pp $214	+1.0pp $185

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2721 Baker Ave Unit 23-35 Cincinnati, OH	2.0	1.0	785	$1,095	$1.39	24d	1	0.12mi
2117 Saint Leo Pl Cincinnati, OH	2.0	1.0	1050	$1,150	$1.10	24d	1	0.24mi
2570 Sarvis Ct Unit 2572 12 Cincinnati, OH	2.0	1.0	1000	$1,250	$1.25	24d	1	0.24mi
2570 Sarvis Ct Unit 2570 01 Cincinnati, OH	2.0	1.0	1000	$1,195	$1.20	24d	1	0.24mi
2356 Harrison Ave Cincinnati, OH	2.0	1.0	900	$1,000	$1.11	24d	1	0.34mi
3064 Aquadale Ln Cincinnati, OH	3.0	3.0	1102	$1,850	$1.68	24d	1	0.54mi
2504 White St Apt 5 Cincinnati, OH	3.0	2.0	1150	$1,150	$1.00	24d	1	0.63mi
2496 Queen City Ave Cincinnati, OH	1.0–2.0	1.0	625	$940	$1.50	14d	6	0.69mi
3052 Worthington Ave Cincinnati, OH	3.0	1.0	1105	$1,195	$1.08	5d	1	0.70mi
3348 Ninann Ct Apt 4 Cincinnati, OH	2.0	2.0	800	$799	$1.00	2d	1	0.72mi
1872 Sunset Ave Cincinnati, OH	2.0	1.0	888	$1,075	$1.21	5d	7	0.74mi
2532 Harrison Ave Unit 2217 02 Cincinnati, OH	2.0	1.0	1000	$1,250	$1.25	24d	1	0.74mi
3077 Worthington Ave Cincinnati, OH	2.0	1.0	900	$1,500	$1.67	24d	1	0.75mi
1905 Wyoming Ave Cincinnati, OH	2.0	1.0	850	$1,012	$1.19	2d	2	0.81mi
3272 Gobel Ave Unit 2465-2 Cincinnati, OH	2.0	1.0	900	$900	$1.00	24d	1	0.85mi
3272 Gobel Ave Cincinnati, OH	2.0	1.0	900	$1,100	$1.22	24d	1	0.85mi
2230 Westwood Northern Blvd Cincinnati, OH	1.0–2.0	1.0–2.0	792	$940	$1.19	24d	3	0.87mi
2682 Lafeuille Cir Cincinnati, OH	2.0–3.0	1.0–2.0	950	$1,574	$1.66	4d	16	0.91mi
3382 McHenry Ave Cincinnati, OH	2.0	1.0	850	$895	$1.05	22d	1	0.91mi
3382 McHenry Ave Cincinnati, OH	2.0	1.0	850	$895	$1.05	24d	1	0.91mi
2703 Erlene Dr Cincinnati, OH	1.0–2.0	1.0–1.5	691	$1,045	$1.51	4d	39	0.94mi
1820 Sunset Ave Cincinnati, OH	1.0–2.0	1.0	750	$1,049	$1.40	22d	6	0.96mi
3401 McHenry Ave Unit 43 Cincinnati, OH	2.0	1.0	1000	$1,250	$1.25	24d	1	0.98mi
2621 Gehrum Ln Cincinnati, OH	3.0	1.0	1373	$1,850	$1.35	24d	1	0.98mi
1740 Minion Ave Cincinnati, OH	2.0	1.0	1320	$1,200	$0.91	24d	1	1.03mi
3570 McHenry Ave Unit 3574-3 Cincinnati, OH	2.0	1.0	900	$1,000	$1.11	24d	1	1.10mi
2771 Queen City Ave Apt 6 Cincinnati, OH	2.0	1.0	800	$985	$1.23	24d	1	1.14mi
2706 E Tower Dr Cincinnati, OH	1.0–3.0	1.0–2.0	951	$1,520	$1.60	2d	61	1.22mi
1311 Manss Ave Cincinnati, OH	4.0	1.0	1409	$1,295	$0.92	5d	1	1.23mi
1607 Minion Ave Cincinnati, OH	3.0	1.5	1066	$1,675	$1.57	24d	1	1.24mi
3772 W Liberty St Cincinnati, OH	3.0	1.0	1066	$1,350	$1.27	5d	1	1.25mi
2854 Shaffer Ave Unit 1 Cincinnati, OH	2.0	1.0	1100	$1,125	$1.02	15d	1	1.26mi
2860 Harrison Ave Apt 21 Cincinnati, OH	2.0	1.5	950	$1,000	$1.05	21d	1	1.29mi
2905 Queen City Ave Cincinnati, OH	2.0	1.0	1000	$1,350	$1.35	5d	1	1.34mi
2905 Queen City Ave Unit 1 Cincinnati, OH	2.0	1.0	900	$1,350	$1.50	24d	1	1.34mi
2679 Montana Ave Apt 11 Cincinnati, OH	2.0	1.0	1000	$1,150	$1.15	4d	1	1.36mi
2837 Montana Ave Unit 2 Cincinnati, OH	2.0	1.5	1000	$1,300	$1.30	15d	1	1.37mi
2969 Four Towers Dr Unit 2 Cincinnati, OH	2.0	1.0	960	$1,150	$1.20	24d	1	1.41mi
1240 Rosemont Ave Cincinnati, OH	2.0	1.0	1280	$1,100	$0.86	21d	1	1.42mi
1233 Dewey Ave Cincinnati, OH	3.0	1.0	1411	$1,375	$0.97	5d	1	1.43mi

Listing history 23 events

1. 2026-06-21
   days on market $109,900 Active 44 DOM
2. 2026-06-18
   price $109,900 Active 41 DOM
3. 2026-06-18
   days on market $124,900 Active 41 DOM
4. 2026-06-17
   days on market $124,900 Active 40 DOM
5. 2026-06-16
   days on market $124,900 Active 39 DOM
6. 2026-06-15
   days on market $124,900 Active 38 DOM
7. 2026-06-13
   days on market $124,900 Active 36 DOM
8. 2026-06-13
   days on market $124,900 Active 35 DOM
9. 2026-06-09
   days on market $124,900 Active 32 DOM
10. 2026-06-08
    days on market $124,900 Active 31 DOM
11. 2026-06-07
    days on market $124,900 Active 30 DOM
12. 2026-06-03
    days on market $124,900 Active 26 DOM
13. 2026-06-02
    days on market $124,900 Active 25 DOM
14. 2026-06-01
    days on market $124,900 Active 24 DOM
15. 2026-05-31
    days on market $124,900 Active 23 DOM
16. 2026-05-08
    listed $124,900 Active
17. 2022-06-09
    soldstatus $90,400
18. 2022-06-06
    soldstatus $80,000
19. 2009-04-22
    historical
20. 2008-04-21
    listed $17,500
21. 2007-04-17
    soldstatus $18,000 109-char remark

    Show marketing remark (109 chars)

    Bring your handyman - some of the work has been done. Selling As-Is, no Ohio disclosures. See this one today!

22. 2007-01-30
    soldstatus $33,000
23. 2007-01-09
    listed $19,900 109-char remark

    Show marketing remark (109 chars)

    Bring your handyman - some of the work has been done. Selling As-Is, no Ohio disclosures. See this one today!

ⓘ 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: $1,489 · $124/mo
• Projected year-2 tax: $1,602 · $133/mo
• Expected delta: +$113/yr (+$9/mo · 7.6%)

ⓘ 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 · 19 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: $15,023
• − Mortgage interest: −$6,156
• − Property taxes: −$1,489
• − Insurance: −$550
• − Repairs & maintenance: −$1,202
• − Management: −$1,202
• − Depreciation: −$3,197
• Taxable income: $1,227
• Est. tax owed @ 24.0%: −$295
• After-tax cash flow: $2,619/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): 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

+527.6% since first listed

8 events — show timeline

• 2026-05-08 Listed $124,900 Cincy MLS
• 2022-06-09 Sold (Public Records) $90,400 Public Records
• 2022-06-06 Sold (Public Records) $80,000 Public Records
• 2009-04-22 Listing Removed — Cincy MLS
• 2008-04-21 Listed $17,500 Cincy MLS
• 2007-04-17 Sold (MLS) $18,000 Cincy MLS
• 2007-01-30 Sold (Public Records) $33,000 Public Records
• 2007-01-09 Listed $19,900 Cincy MLS

Property tax history

+10.6%/yr

Latest (2025): $1,489 · +0.1% YoY. Source: county tax records.