303 Walnut St · Elmwood Place, OH 45216

$134,900

3 bd · 2.0 ba · 1,556 sqft · SingleFamily public records · 15 Days on market

Built 1890 3,223 sqft lot Est $176k · 23% under

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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 +28.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +7.2/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent opportunity with this 2 story. 1556 sq ft per Hamilton Co. Priced to sell. Sold as is no disclosures.

Key facts

• 3,223 sq ft lot
• 2 garage spots
• Built 1890

Property features AI

Finance

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

Exterior

• Parking: Detached 2-car garage; On-street parking available
• Utilities: Public water; Public sewer; Natural gas service
• Home design: Traditional single-family home; One and one half stories; Stone foundation
• Construction: Vinyl siding; Shingle roof
• Exterior features: Less than 0.5 acre lot; Lot dimensions approximately 26 x 125; Busline nearby

Interior

• Kitchen: Microwave; Oven/Range; Refrigerator
• Bedrooms: Three bedrooms total; Primary bedroom on level 1 (13 x 15); Bedroom 2 on level 2 (14 x 14); Bedroom 3 on level 2 (14 x 14)
• Flooring: Laminate floor; Wood floor
• Bathrooms: Two full bathrooms, both on level 1
• Heating & cooling: Gas heating; Gas water heating
• Interior features: Pantry; Walkout dining room; Laminate and wood flooring in main living areas; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#553 in OH) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing B; Watch: employment D+, schools F, crime F.
• St Bernard-Elmwood Place City (suburban): math 36% / reading 48% proficiency, ranked #529 of 656 in OH (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 19 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• This rent runs 45% of the median local income ($44k/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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 27y 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 $10k; list at $135k implies a 1236% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,876 (1.5% below list)

Questions for the listing agent

1. Built in 1890 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.22% ✓
• Cap rate: 10.01%
• Cash-on-cash: 13.28%
• DSCR: 1.59
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $175,828
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6106 Sycamore St	0.16mi	3/1.5	1,560 (+0%)	4mo	$176,000	$113	86
5653 Prosser Ave	0.26mi	3/2.0	1,555 (-0%)	8mo	$125,000	$80	82
6310 Vine St	0.16mi	2/2.0 (-1)	1,509 (-3%)	1mo	$105,000	$70	81
412 Walnut St	0.13mi	3/2.0	1,422 (-9%)	2mo	$159,900	$112	77
223 Linden St	0.08mi	3/1.0	1,382 (-11%)	6mo	$89,000	$64	69
3 Linden St	0.21mi	2/1.0 (-1)	1,469 (-6%)	6mo	$152,500	$104	67
6617 Fairpark Ave	0.37mi	3/2.0	1,680 (+8%)	4mo	$235,000	$140	66
6609 Fairpark Ave	0.36mi	3/2.0	1,644 (+6%)	11mo	$245,000	$149	65
120 W Seventy Second St	0.65mi	3/1.5	1,541 (-1%)	2mo	$200,000	$130	65
404 Oak St	0.18mi	3/1.0	1,360 (-13%)	9mo	$171,000	$126	59
1108 Ryland Ave	0.63mi	3/2.5	1,495 (-4%)	8mo	$268,000	$179	55
203 W Sixty Ninth St	0.57mi	3/2.0	1,451 (-7%)	10mo	$115,000	$79	54

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: 3.3%
• Equity multiple: 1.13×
• Total profit: $4,769
• Equity at exit: $20,114

10-year hold

• IRR: 12.8%
• Equity multiple: 2.02×
• Total profit: $38,432
• Equity at exit: $11,664

Cash invested: $37,772 (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 45216

• Home prices YoY: -19.1%
• Active inventory: 19
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,651 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$122 /mo · $1,468/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $418

Break-even live

Break-even rent $1,121

Max offer price $134,900

Occupancy floor 70%

Sensitivity live

Price	-10% $495	-5% $456	+0% $418	+5% $380	+10% $342
Rent	-10% $288	-5% $353	+0% $418	+5% $483	+10% $549
Rate	-1.0pp $486	-0.5pp $452	base $418	+0.5pp $383	+1.0pp $348

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5912 Elmwood Ave Cincinnati, OH	3.0	1.0	1323	$1,450	$1.10	4d	1	0.10mi
113 W 66th St Cincinnati, OH	3.0	2.0	1166	$1,800	$1.54	5d	1	0.35mi
6655 Vine St Cincinnati, OH	4.0	1.5	1550	$1,800	$1.16	24d	1	0.44mi
1649 Anita Pl Unit 3 Cincinnati, OH	2.0	1.0	1100	$1,098	$1.00	24d	1	1.30mi

Listing history 10 events

1. 2026-06-18
   days on market $134,900 Active 15 DOM
2. 2026-06-17
   days on market $134,900 Active 14 DOM
3. 2026-06-16
   days on market $134,900 Active 13 DOM
4. 2026-06-15
   days on market $134,900 Active 12 DOM
5. 2026-06-13
   days on market $134,900 Active 10 DOM
6. 2026-06-09
   days on market $134,900 Active 6 DOM
7. 2026-06-08
   days on market $134,900 Active 5 DOM
8. 2026-06-07
   days on market $134,900 Active 4 DOM
9. 2026-06-05
   remarks 318-char remark
10. 2026-06-05
    listed $134,900 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: $1,468 · $122/mo
• Projected year-2 tax: $1,786 · $149/mo
• Expected delta: +$318/yr (+$27/mo · 21.7%)

ⓘ 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 · 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: $19,809
• − Mortgage interest: −$7,556
• − Property taxes: −$1,468
• − Insurance: −$674
• − Repairs & maintenance: −$1,585
• − Management: −$1,585
• − Depreciation: −$3,924
• Taxable income: $3,017
• Est. tax owed @ 24.0%: −$724
• After-tax cash flow: $4,294/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: St Bernard-Elmwood Place City
• NCES district ID: 3904471
• Math proficiency: 36% ▼ -11.00%
• Reading proficiency: 48% ▼ -9.00%
• Median HH income: $41,587
• Composite: 35.3/100
• National rank: #4966
• State rank: #529 of 656 in OH

Livability — Elmwood Place

• Score: 68/100
• State rank: #553
• US rank: #9449

Category grades

Amenities F Commute A+ Cost of living A+ Crime F Employment D+ Housing B Health & safety C User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elmwood Place, OH
• County: Hamilton County · 701,295 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 9,569
• Household income: $44,099
• Rent vs Own: 48.9% rent · 51.1% own
• Severe rent burden: 407.0

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 0.63)
• Race & ethnicity: White 56% Black 20% Hispanic / Latino 15% Two or more races 10%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 2% Serbian 2% Iranian 1%
• Foreign-born: 12% · Canada, Guatemala
• Languages at home: 88% English-only · Spanish 11%

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: ▼ -58.73%
• Current HPI: 248.8995
• 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

+349.7% since first listed

14 events — show timeline

• 2026-06-03 Listed $134,900 Cincy MLS
• 2009-02-27 Sold (MLS) $10,100 Cincy MLS
• 2008-12-05 Listing Removed — Cincy MLS
• 2008-12-02 Listed $9,900 Cincy MLS
• 2008-07-02 Listed $24,900 Cincy MLS
• 2007-09-27 Listing Removed — Cincy MLS
• 2007-03-28 Listed $45,000 Cincy MLS
• 2006-11-07 Sold (Public Records) $82,000 Public Records
• 2004-12-13 Sold (MLS) $25,000 Cincy MLS
• 2004-09-24 Listed $29,900 Cincy MLS
• 2004-09-18 Listing Removed — Cincy MLS
• 2004-06-18 Listed $34,900 Cincy MLS
• 1999-12-23 Sold (MLS) $27,500 Cincy MLS
• 1999-10-18 Listed $30,000 Cincy MLS

Property tax history

+16.5%/yr

Latest (2025): $1,468 · +1.1% YoY. Source: county tax records.