3533 Evanston Ave · Cincinnati, OH 45207

$170,000

4 bd · 1.5 ba · 1,832 sqft · SingleFamily public records · 120 Days on market

Built 1900 4,530 sqft lot

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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 +29.4/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 3533 Evanston AveA Prime Opportunity in a Rapidly Rising Neighborhood This spacious 4-bedroom, 1-bath home is ready for a full renovation and packed with potential. Located in the heart of Evanston, where revitalization is happening block by block, this property is a golden opportunity for investors and visionaries alike. With homes being transformed throughout the area and values steadily climbing, 3533 Evanston Ave offers the chance to create something truly special. Whether you're looking to flip, rent, or restore, this is one you don't want to miss.

Key facts

• 4,530 sq ft lot
• 3 garage spots
• Built 1900

Property features AI

Finance

• Financial info: Lease not considered
• HOA & community: No HOA

Exterior

• Parking: 3 garage spaces; Rear access with detached carport
• Utilities: Public water; Public sewer; Natural gas service
• Home design: Traditional single-family home; Three or more levels; Second floor area: 768 (unit not listed)
• Construction: Foundation: block and poured; Construction materials listed as 'Other'
• Exterior features: Shingle roof; Vinyl and wood windows; Residential zoning

Interior

• Kitchen: Separate dining room (level 1); Living room on level 1
• Bedrooms: 4 bedrooms (all on level 2); Primary bedroom with additional features listed as 'Other'
• Bathrooms: 1 full bathroom (located on level 2)
• Heating & cooling: Forced air heating (gas); Gas water heating
• Interior features: Partial basement; Total of 8 rooms

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $602 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $155k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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: 51 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• At $2,241/mo this rent would consume 54% of the median local household income ($50k/yr) (locally 422% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 26y 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 $52k; list at $170k implies a 227% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $154,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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: 1.32% ✓
• Cap rate: 10.54%
• Cash-on-cash: 15.17%
• DSCR: 1.68
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $346,248
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3766 Floral Ave	0.45mi	5/1.5 (+1)	1,813 (-1%)	1mo	$325,000	$179	72
3743 Spencer Ave	0.34mi	3/2.5 (-1)	1,750 (-4%)	1mo	$360,000	$206	67
3314 Wabash Ave	0.40mi	4/1.5	1,614 (-12%)	1mo	$168,000	$104	60
3923 S Madison Ave	0.74mi	4/1.5	1,901 (+4%)	2mo	$360,000	$189	58
3732 Elsmere Ave	0.36mi	3/2.0 (-1)	1,634 (-11%)	1mo	$325,000	$199	57
3443 Woodburn Ave	0.69mi	5/2.0 (+1)	1,810 (-1%)	2mo	$125,000	$69	57
3600 Tamarack Ave	0.49mi	3/3.0 (-1)	1,940 (+6%)	1mo	$356,400	$184	56
2497 Downing Dr	0.62mi	3/2.0 (-1)	1,711 (-7%)	1mo	$505,000	$295	52
1608 Brewster Ave	0.59mi	4/1.0	1,576 (-14%)	2mo	$147,500	$94	46
3423 Algona Pl	0.65mi	4/2.5	1,613 (-12%)	0mo	$336,000	$208	45
1606 Brewster Ave	0.60mi	3/2.0 (-1)	1,600 (-13%)	2mo	$150,000	$94	42
4009 Forest Ave	0.74mi	3/1.5 (-1)	1,647 (-10%)	2mo	$329,500	$200	42

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: 5.8%
• Equity multiple: 1.23×
• Total profit: $10,813
• Equity at exit: $25,348

10-year hold

• IRR: 15.3%
• Equity multiple: 2.24×
• Total profit: $58,892
• Equity at exit: $14,698

Cash invested: $47,600 (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 45207

• Home prices YoY: -34.6%
• Active inventory: 51
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,241 high
• Mortgage (P&I): −$891
• Tax from tax record: −$206 /mo · $2,471/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $602

Break-even live

Break-even rent $1,479

Max offer price $170,000

Occupancy floor 68%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3508 Bevis Ave Cincinnati, OH	5.0	2.0	1744	$2,400	$1.38	1d	1	0.13mi
1725 Cleneay Ave Norwood, OH	1.0–5.0	1.0–5.0	1060	$2,827	$2.67	1d	46	0.47mi
3901 Elsmere Ave Cincinnati, OH	3.0	2.0	1415	$1,995	$1.41	2d	1	0.52mi
3921 Spencer Ave Apt 2 Norwood, OH	4.0	1.0	1636	$2,400	$1.47	17d	1	0.54mi
3915 Lindley Ave Unit 2 Norwood, OH	4.0	2.0	1500	$1,950	$1.30	43d	1	0.54mi
2365 Madison Rd Cincinnati, OH	1.0–3.0	1.0–2.0	1100	$1,600	$1.45	23d	1	0.57mi
3326 Fairfield Ave Cincinnati, OH	3.0	2.0	1566	$1,600	$1.02	10d	1	0.57mi
3550 Woodburn Ave Cincinnati, OH	3.0	1.0	1308	$2,000	$1.53	14d	1	0.62mi
1710 Fairfax Ave Unit 1710 Cincinnati, OH	5.0	2.0	1500	$2,000	$1.33	23d	1	0.77mi
1931 Delaware Ave Unit 2 Norwood, OH	3.0	2.0	1650	$1,810	$1.10	43d	1	0.78mi
2123 Cameron Ave Cincinnati, OH	4.0	2.5	2165	$4,500	$2.08	43d	1	0.81mi
1718 Dexter Ave Cincinnati, OH	4.0	2.0	2539	$2,100	$0.83	23d	1	0.83mi
1524 Ruth Ave Unit 2 Cincinnati, OH	4.0	1.0	1971	$1,595	$0.81	23d	1	0.85mi
3538 Burch Ave #2 Cincinnati, OH	3.0	1.0	1485	$2,250	$1.52	1d	1	0.88mi
3131 Harvard Ave Cincinnati, OH	3.0	1.0	1264	$1,645	$1.30	23d	1	0.91mi
3209 Gilbert Ave Unit 2 Cincinnati, OH	4.0	2.0	1548	$1,395	$0.90	2d	1	0.92mi
3113 Harvard Ave Cincinnati, OH	4.0	3.0	1895	$2,700	$1.42	14d	1	0.94mi
3139 Gaff Ave Cincinnati, OH	3.0	2.0	1711	$1,795	$1.05	16d	1	1.13mi
979 Burton Ave Cincinnati, OH	3.0	1.0	1725	$1,595	$0.92	2d	1	1.17mi
1607 Asmann Ave Cincinnati, OH	1.0–4.0	1.0–1.5	1069	$1,695	$1.58	12d	6	1.19mi
870 Rockdale Ave Cincinnati, OH	4.0	2.0	1749	$1,800	$1.03	23d	1	1.27mi
1709 Sherman Ave Unit 2 Cincinnati, OH	4.0	2.0	1500	$2,300	$1.53	1d	1	1.28mi
3028 Gilbert Ave Cincinnati, OH	5.0	1.5	1936	$1,700	$0.88	20d	1	1.30mi
2320 Kenilworth Ave Cincinnati, OH	3.0	2.5	1660	$2,300	$1.39	20d	1	1.32mi
2607 Robertson Ave Unit 2 ROBERTSON 2607 Cincinnati, OH	3.0	1.0	1399	$1,895	$1.35	43d	1	1.36mi
2533 Woodburn Ave Cincinnati, OH	3.0	1.0–3.0	912	$3,320	$3.64	1d	39	1.46mi
2846 Observatory Ave Cincinnati, OH	4.0	1.0	1357	$3,000	$2.21	23d	1	1.48mi
3439 Duncan Ave Cincinnati, OH	4.0	1.5	1809	$3,500	$1.93	23d	1	1.49mi

Listing history 38 events

1. 2026-06-18
   days on market $170,000 Active 120 DOM
2. 2026-06-17
   days on market $170,000 Active 119 DOM
3. 2026-06-16
   days on market $170,000 Active 118 DOM
4. 2026-06-15
   days on market $170,000 Active 117 DOM
5. 2026-06-13
   days on market $170,000 Active 115 DOM
6. 2026-06-13
   days on market $170,000 Active 114 DOM
7. 2026-06-09
   days on market $170,000 Active 111 DOM
8. 2026-06-08
   days on market $170,000 Active 110 DOM
9. 2026-06-07
   days on market $170,000 Active 109 DOM
10. 2026-06-03
    days on market $170,000 Active 105 DOM
11. 2026-06-02
    days on market $170,000 Active 104 DOM
12. 2026-06-01
    days on market $170,000 Active 103 DOM
13. 2026-05-31
    days on market $170,000 Active 102 DOM
14. 2026-04-24
    status Active
15. 2026-04-22
    historical
16. 2026-02-16
    listed $170,000 Active
17. 2025-12-31
    historical 573-char remark

    Show marketing remark (573 chars)

    Welcome to 3533 Evanston AveA Prime Opportunity in a Rapidly Rising Neighborhood This spacious 4-bedroom, 1-bath home is ready for a full renovation and packed with potential. Located in the heart of Evanston, where revitalization is happening block by block, this property is a golden opportunity for investors and visionaries alike. With homes being transformed throughout the area and values steadily climbing, 3533 Evanston Ave offers the chance to create something truly special. Whether you're looking to flip, rent, or restore, this is one you don't want to miss.

18. 2025-11-12
    listed $180,000 Active 573-char remark

    Show marketing remark (573 chars)

    Welcome to 3533 Evanston AveA Prime Opportunity in a Rapidly Rising Neighborhood This spacious 4-bedroom, 1-bath home is ready for a full renovation and packed with potential. Located in the heart of Evanston, where revitalization is happening block by block, this property is a golden opportunity for investors and visionaries alike. With homes being transformed throughout the area and values steadily climbing, 3533 Evanston Ave offers the chance to create something truly special. Whether you're looking to flip, rent, or restore, this is one you don't want to miss.

19. 2025-09-29
    historical 573-char remark

    Show marketing remark (573 chars)

    Welcome to 3533 Evanston AveA Prime Opportunity in a Rapidly Rising Neighborhood This spacious 4-bedroom, 1-bath home is ready for a full renovation and packed with potential. Located in the heart of Evanston, where revitalization is happening block by block, this property is a golden opportunity for investors and visionaries alike. With homes being transformed throughout the area and values steadily climbing, 3533 Evanston Ave offers the chance to create something truly special. Whether you're looking to flip, rent, or restore, this is one you don't want to miss.

20. 2025-09-04
    status Active 573-char remark

    Show marketing remark (573 chars)

    Welcome to 3533 Evanston AveA Prime Opportunity in a Rapidly Rising Neighborhood This spacious 4-bedroom, 1-bath home is ready for a full renovation and packed with potential. Located in the heart of Evanston, where revitalization is happening block by block, this property is a golden opportunity for investors and visionaries alike. With homes being transformed throughout the area and values steadily climbing, 3533 Evanston Ave offers the chance to create something truly special. Whether you're looking to flip, rent, or restore, this is one you don't want to miss.

21. 2025-08-29
    historical Contingency Pending 573-char remark

    Show marketing remark (573 chars)

    Welcome to 3533 Evanston AveA Prime Opportunity in a Rapidly Rising Neighborhood This spacious 4-bedroom, 1-bath home is ready for a full renovation and packed with potential. Located in the heart of Evanston, where revitalization is happening block by block, this property is a golden opportunity for investors and visionaries alike. With homes being transformed throughout the area and values steadily climbing, 3533 Evanston Ave offers the chance to create something truly special. Whether you're looking to flip, rent, or restore, this is one you don't want to miss.

22. 2025-08-09
    listed $185,000 Active 573-char remark

    Show marketing remark (573 chars)

    Welcome to 3533 Evanston AveA Prime Opportunity in a Rapidly Rising Neighborhood This spacious 4-bedroom, 1-bath home is ready for a full renovation and packed with potential. Located in the heart of Evanston, where revitalization is happening block by block, this property is a golden opportunity for investors and visionaries alike. With homes being transformed throughout the area and values steadily climbing, 3533 Evanston Ave offers the chance to create something truly special. Whether you're looking to flip, rent, or restore, this is one you don't want to miss.

23. 2019-01-30
    soldstatus $52,000
24. 2019-01-23
    historical Accept Backup Offers
25. 2019-01-23
    soldstatus $52,000 Sold
26. 2018-12-07
    listed $65,900 Active
27. 2014-12-16
    historical
28. 2014-06-18
    listed $68,500
29. 2010-03-23
    historical
30. 2009-11-12
    listed $89,900
31. 2009-01-09
    soldstatus $11,000
32. 2007-09-26
    soldstatus $7,000
33. 2007-09-03
    listed $14,900
34. 2007-08-26
    historical
35. 2007-05-25
    listed $29,900
36. 2000-09-25
    soldstatus $69,900
37. 2000-08-31
    soldstatus $69,900
38. 2000-06-17
    listed $69,900

ⓘ 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: $2,471 · $206/mo
• Projected year-2 tax: $2,561 · $213/mo
• Expected delta: +$91/yr (+$8/mo · 3.7%)

ⓘ 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 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,886
• − Mortgage interest: −$9,523
• − Property taxes: −$2,471
• − Insurance: −$850
• − Repairs & maintenance: −$2,151
• − Management: −$2,151
• − Depreciation: −$4,945
• Taxable income: $4,796
• Est. tax owed @ 24.0%: −$1,151
• After-tax cash flow: $6,071/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): 6,983
• Household income: $49,801
• Rent vs Own: 45.7% rent · 54.3% own
• Severe rent burden: 422.0

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 0.58)
• Race & ethnicity: Black 51% White 39% Hispanic / Latino 6% Two or more races 4% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Portuguese 1% Serbian 1% Romanian 1%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 88% English-only · Spanish 5% French/Haitian/Cajun 4% Chinese 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: ▼ -144.98%
• Current HPI: 273.9444
• 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

+143.2% since first listed

25 events — show timeline

• 2026-04-24 Relisted — Cincy MLS
• 2026-04-22 Listing Removed — Cincy MLS
• 2026-02-16 Listed $170,000 Cincy MLS
• 2025-12-31 Listing Removed — Cincy MLS
• 2025-11-12 Listed $180,000 Cincy MLS
• 2025-09-29 Listing Removed — Cincy MLS
• 2025-09-04 Relisted — Cincy MLS
• 2025-08-29 Contingent — Cincy MLS
• 2025-08-09 Listed $185,000 Cincy MLS
• 2019-01-30 Sold (Public Records) $52,000 Public Records
• 2019-01-23 Contingent — Cincy MLS
• 2019-01-23 Sold (MLS) $52,000 Cincy MLS
• 2018-12-07 Listed $65,900 Cincy MLS
• 2014-12-16 Listing Removed — Cincy MLS
• 2014-06-18 Listed $68,500 Cincy MLS
• 2010-03-23 Listing Removed — Cincy MLS
• 2009-11-12 Listed $89,900 Cincy MLS
• 2009-01-09 Sold (Public Records) $11,000 Public Records
• 2007-09-26 Sold (MLS) $7,000 Cincy MLS
• 2007-09-03 Listed $14,900 Cincy MLS
• 2007-08-26 Listing Removed — Cincy MLS
• 2007-05-25 Listed $29,900 Cincy MLS
• 2000-09-25 Sold (Public Records) $69,900 Public Records
• 2000-08-31 Sold (MLS) $69,900 Cincy MLS
• 2000-06-17 Listed $69,900 Cincy MLS

Property tax history

+6.5%/yr

Latest (2025): $2,471 · +0.1% YoY. Source: county tax records.