6110 Elmwood Ave · Elmwood Place, OH 45216

$109,900

2 bd · 1.5 ba · 1,420 sqft · SingleFamily public records · 23 Days on market

Built 1913 Est $159k · 31% 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 +28.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• 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

New roof and box gutters complete 2025, New gas furnace in 2024, updated electric. Home does need cosmetic such as patch/painting, floors ect. Sold as is.

Key facts

• Updated electric
• Box gutters
• New roof

Tags

• NEW ROOF
• BOX GUTTERS
• NEW GAS FURNACE
• UPDATED ELECTRIC

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/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: $108k (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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 39% 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 $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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 $18k; list at $110k implies a 511% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1913 — 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 $108,251 (1.5% below list)

Questions for the listing agent

1. Built in 1913 — 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: 1.30% ✓
• Cap rate: 10.32%
• Cash-on-cash: 14.39%
• DSCR: 1.64
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $159,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
412 Walnut St	0.18mi	3/2.0 (+1)	1,422 (+0%)	2mo	$159,900	$112	82
6310 Vine St	0.15mi	2/2.0	1,509 (+6%)	1mo	$105,000	$70	80
3 Linden St	0.16mi	2/1.0	1,469 (+4%)	6mo	$152,500	$104	80
223 Linden St	0.10mi	3/1.0 (+1)	1,382 (-3%)	6mo	$89,000	$64	79
6106 Sycamore St	0.10mi	3/1.5 (+1)	1,560 (+10%)	4mo	$176,000	$113	70
404 Oak St	0.18mi	3/1.0 (+1)	1,360 (-4%)	9mo	$171,000	$126	70
310 Beech St	0.17mi	3/1.0 (+1)	1,274 (-10%)	8mo	$175,000	$137	61
5653 Prosser Ave	0.25mi	3/2.0 (+1)	1,555 (+10%)	8mo	$125,000	$80	59
203 W Sixty Ninth St	0.55mi	3/2.0 (+1)	1,451 (+2%)	10mo	$115,000	$79	56
120 W Seventy Second St	0.62mi	3/1.5 (+1)	1,541 (+8%)	2mo	$200,000	$130	50
1108 Ryland Ave	0.60mi	3/2.5 (+1)	1,495 (+5%)	8mo	$268,000	$179	48
116 W Seventieth St	0.62mi	2/1.0	1,238 (-13%)	1mo	$117,000	$95	47

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: 4.8%
• Equity multiple: 1.19×
• Total profit: $5,718
• Equity at exit: $16,386

10-year hold

• IRR: 14.3%
• Equity multiple: 2.15×
• Total profit: $35,327
• 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 45216

• Home prices YoY: -19.1%
• Active inventory: 19
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,424 high
• Mortgage (P&I): −$576
• Tax from tax record: −$134 /mo · $1,605/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $369

Break-even live

Break-even rent $957

Max offer price $109,900

Occupancy floor 69%

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 10 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	0.12mi
6305 Vine St Unit 2 Cincinnati, OH	2.0	1.0	900	$1,100	$1.22	23d	1	0.15mi
409 Locust St Cincinnati, OH	1.0	1.0	1728	$1,600	$0.93	23d	1	0.20mi
113 W 66th St Cincinnati, OH	3.0	2.0	1166	$1,800	$1.54	4d	1	0.34mi
1231 Laidlaw Ave Unit 3 Cincinnati, OH	2.0	1.0	900	$1,550	$1.72	23d	1	0.83mi
1500 Yarmouth Ave Unit 2 Cincinnati, OH	1.0	1.0	899	$800	$0.89	17d	1	1.15mi
1649 Anita Pl Unit 3 Cincinnati, OH	2.0	1.0	1100	$1,098	$1.00	23d	1	1.25mi
1727 Garden Ln Unit 1730 5 Cincinnati, OH	2.0	1.0	1000	$1,300	$1.30	23d	1	1.34mi
1727 Garden Ln Unit 1731 2 Cincinnati, OH	2.0	1.0	1000	$1,195	$1.20	23d	1	1.34mi
1806 Dale Rd Unit 4 Cincinnati, OH	2.0	1.0	900	$1,140	$1.27	23d	1	1.46mi

Listing history 24 events

1. 2026-06-18
   days on market $109,900 Active 23 DOM
2. 2026-06-17
   days on market $109,900 Active 22 DOM
3. 2026-06-16
   days on market $109,900 Active 21 DOM
4. 2026-06-15
   days on market $109,900 Active 20 DOM
5. 2026-06-13
   days on market $109,900 Active 18 DOM
6. 2026-06-09
   days on market $109,900 Active 14 DOM
7. 2026-06-08
   days on market $109,900 Active 13 DOM
8. 2026-06-07
   days on market $109,900 Active 12 DOM
9. 2026-06-05
   days on market $109,900 Active 9 DOM
10. 2026-06-03
    days on market $109,900 Active 8 DOM
11. 2026-06-02
    days on market $109,900 Active 7 DOM
12. 2026-06-01
    days on market $109,900 Active 6 DOM
13. 2026-05-31
    days on market $109,900 Active 5 DOM
14. 2026-05-26
    listed $109,900 Active
15. 2011-08-24
    historical
16. 2011-05-09
    listed $39,000
17. 2011-05-05
    historical
18. 2010-12-07
    listed $49,900
19. 2006-10-23
    soldstatus $18,000
20. 2006-06-07
    historical
21. 2006-06-07
    listed $26,900
22. 2006-03-13
    listed $59,000
23. 2004-04-27
    soldstatus $71,200
24. 1992-07-02
    soldstatus $48,000

ⓘ 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: $1,605 · $134/mo
• Projected year-2 tax: $1,660 · $138/mo
• Expected delta: +$55/yr (+$5/mo · 3.4%)

ⓘ 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: $17,088
• − Mortgage interest: −$6,156
• − Property taxes: −$1,605
• − Insurance: −$550
• − Repairs & maintenance: −$1,367
• − Management: −$1,367
• − Depreciation: −$3,197
• Taxable income: $2,846
• Est. tax owed @ 24.0%: −$683
• After-tax cash flow: $3,746/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

+129.0% since first listed

11 events — show timeline

• 2026-05-26 Listed $109,900 FSBO.com
• 2011-08-24 Listing Removed — Cincy MLS
• 2011-05-09 Listed $39,000 Cincy MLS
• 2011-05-05 Listing Removed — Cincy MLS
• 2010-12-07 Listed $49,900 Cincy MLS
• 2006-10-23 Sold (MLS) $18,000 Cincy MLS
• 2006-06-07 Listed $26,900 Cincy MLS
• 2006-06-07 Listing Removed — Cincy MLS
• 2006-03-13 Listed $59,000 Cincy MLS
• 2004-04-27 Sold (Public Records) $71,200 Public Records
• 1992-07-02 Sold (Public Records) $48,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $1,605 · +4.0% YoY. Source: county tax records.