6312 Witherby Ave · Cincinnati, OH 45224

$135,000

3 bd · 1.0 ba · 1,380 sqft · SingleFamily public records · 74 Days on market

Built 1911 Est $217k · 38% 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 +27.1/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +6.4/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Solid house with many of the big expense items handled including a newer roof, brand new HVAC and water heater. This home just needs your cosmetic ideas! Good property for an owner occupant or good potential rental.

Key facts

• Built 1911
• Listed 73 days

Property features AI

Finance

• Other: Residential zoning; Public transportation (metro) access; Listing provided by RE/MAX Victory + Affiliates
• Financial info: Lease not considered
• HOA & community: No HOA

Exterior

• Parking: Driveway
• Security: Smoke alarm
• Utilities: Public water; Public sewer; Natural gas
• Home design: Traditional single-family home; Two levels; Stone foundation; Less than 0.5 acre lot; lot roughly 50 x 100
• Construction: Aluminum siding; Shingle roof
• Exterior features: Front porch; Busline nearby; City street access

Interior

• Kitchen: Walkout kitchen; Wood cabinets
• Bedrooms: Three bedrooms, all on second floor; Primary bedroom approximately 14 x 11; Second bedroom approximately 14 x 10; Third bedroom approximately 14 x 12
• Flooring: Wall-to-wall carpet in living room
• Bathrooms: One full bathroom on second floor
• Heating & cooling: Forced air heating (gas); Central air conditioning; Gas water heating
• Interior features: Six total rooms; Full basement with walkout; unfinished; Wall-to-wall carpet in living room; Smoke alarm
• Laundry & utility: Basement provides utility space

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $381 ($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: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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.
• North College Hill City (suburban): math 13% / reading 22% proficiency, ranked #637 of 656 in OH (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: North College Hill Elementary School (math 17% / reading 22%, grade F, #1,293 of 1,584 statewide, top 83%, 481 students, 0% FRL); North College Hill Middle School (math 11% / reading 22%, grade F, #622 of 654 statewide, top 95%, 430 students, 0% FRL); North College Hill High School (math 12% / reading 22%, grade F, #701 of 781 statewide, top 90%, 333 students, 0% FRL) — zoned schools average 0% FRL vs 75% district-wide (75 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+1.8%/yr); 48 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• This rent runs 33% of the median local income ($56k/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.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $135k implies a 350% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 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 1911 — 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: 1.14% ✓
• Cap rate: 9.68%
• Cash-on-cash: 12.10%
• DSCR: 1.54
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $216,660
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6623 Betts Ave	0.44mi	3/1.0	1,242 (-10%)	0mo	$140,000	$113	62
1961 Connecticut Ave	0.50mi	4/2.0 (+1)	1,332 (-4%)	3mo	$250,000	$188	60
1708 De Armand Ave	0.65mi	2/1.0 (-1)	1,415 (+2%)	2mo	$222,500	$157	59
2268 Deblin Dr	0.47mi	4/2.0 (+1)	1,443 (+5%)	3mo	$240,000	$166	59
6537 Meis Ave	0.60mi	2/1.5 (-1)	1,469 (+6%)	1mo	$205,000	$140	54
6381 Golfway Dr	0.48mi	4/1.5 (+1)	1,245 (-10%)	1mo	$199,500	$160	54
1919 Sundale Ave	0.43mi	4/1.0 (+1)	1,201 (-13%)	1mo	$100,000	$83	52
5781 Willowcove Dr	0.58mi	2/2.0 (-1)	1,472 (+7%)	2mo	$275,000	$187	52
1944 Dallas Ave	0.54mi	3/1.0	1,199 (-13%)	2mo	$199,500	$166	51
2235 W North Bend Rd	0.60mi	3/2.0	1,576 (+14%)	1mo	$135,000	$86	43
6822 Betts Ave	0.65mi	2/1.0 (-1)	1,182 (-14%)	2mo	$128,000	$108	39
2037 Carpenter	0.67mi	4/2.0 (+1)	1,544 (+12%)	2mo	$230,000	$149	38

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 · 1.82% rent growth · sell at horizon

5-year hold

• IRR: 0.4%
• Equity multiple: 1.01×
• Total profit: $555
• Equity at exit: $20,129

10-year hold

• IRR: 8.9%
• Equity multiple: 1.64×
• Total profit: $24,347
• Equity at exit: $11,672

Cash invested: $37,800 (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 45224

• Rents YoY: 1.8%
• Active inventory: 48
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,542 high
• Mortgage (P&I): −$708
• Tax from tax record: −$73 /mo · $877/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $381

Break-even live

Break-even rent $1,060

Max offer price $135,000

Occupancy floor 70%

Sensitivity live

Price	-10% $458	-5% $419	+0% $381	+5% $343	+10% $305
Rent	-10% $259	-5% $320	+0% $381	+5% $442	+10% $503
Rate	-1.0pp $449	-0.5pp $416	base $381	+0.5pp $346	+1.0pp $311

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1834 Emerson Ave Cincinnati, OH	2.0	1.0	1187	$1,500	$1.26	25d	1	0.27mi
1804 Waltham Ave Cincinnati, OH	2.0	1.0	1186	$1,425	$1.20	9d	1	0.36mi
1720 W North Bend Rd Cincinnati, OH	3.0	1.0	900	$1,400	$1.56	25d	1	0.48mi
5928 Belmont Ave Unit Washer Dryer Hookup Cincinnati, OH	3.0	1.0	1120	$1,395	$1.25	18d	1	0.59mi
6211 Hamilton Ave Cincinnati, OH	2.0	1.0–2.0	836	$1,982	$2.37	0d	14	0.63mi
5910 Belmont Ave Unit 3 Cincinnati, OH	2.0	1.0	900	$995	$1.11	6d	1	0.63mi
5910 Belmont Ave Unit 3 Cincinnati, OH	2.0	1.0	900	$995	$1.11	0d	1	0.63mi
6834 Betts Ave Cincinnati, OH	4.0	1.5	1426	$1,695	$1.19	25d	1	0.65mi
1837 W Galbraith Rd Cincinnati, OH	2.0	2.0	1087	$1,500	$1.38	25d	1	0.70mi
1604 W Galbraith Rd Unit F North College Hill, OH	2.0	1.0	1250	$1,150	$0.92	17d	1	0.81mi
1740 Bising Ave North College Hill, OH	3.0	2.0	1235	$1,697	$1.37	0d	6	0.96mi
2512 Rack Ct Unit 3 Cincinnati, OH	2.0	1.0	900	$1,125	$1.25	25d	1	0.96mi
7032 La Boiteaux Ave Cincinnati, OH	4.0	1.0	1200	$1,800	$1.50	25d	1	0.98mi
1628 Linden Dr Unit 937 Cincinnati, OH	2.0	1.0	950	$1,163	$1.22	25d	1	1.02mi
1632 Linden Dr Unit 951 Cincinnati, OH	2.0	1.0	950	$1,099	$1.16	0d	1	1.02mi
5843 Monfort Hills Ave Cincinnati, OH	2.0	1.0	1820	$1,200	$0.66	25d	1	1.05mi
1409 Cedar Ave Cincinnati, OH	3.0	1.0	1248	$1,525	$1.22	6d	1	1.07mi
5406 Scarletoak Dr Cincinnati, OH	2.0	2.0	1508	$2,400	$1.59	5d	1	1.16mi
5824 Shadymist Ln Unit 3 Cincinnati, OH	2.0	1.0	875	$1,100	$1.26	25d	1	1.16mi
6 Columbine Ct Unit 3 Cincinnati, OH	3.0	1.5	992	$1,795	$1.81	0d	1	1.40mi

Listing history 22 events

1. 2026-06-21
   days on market $135,000 Active 74 DOM
2. 2026-06-18
   days on market $135,000 Active 71 DOM
3. 2026-06-17
   days on market $135,000 Active 70 DOM
4. 2026-06-16
   days on market $135,000 Active 69 DOM
5. 2026-06-15
   days on market $135,000 Active 68 DOM
6. 2026-06-13
   pricedays on market $135,000 Active 66 DOM
7. 2026-06-09
   days on market $140,000 Active 62 DOM
8. 2026-06-08
   days on market $140,000 Active 61 DOM
9. 2026-06-07
   days on market $140,000 Active 60 DOM
10. 2026-06-03
    days on market $140,000 Active 56 DOM
11. 2026-06-02
    days on market $140,000 Active 55 DOM
12. 2026-06-01
    days on market $140,000 Active 54 DOM
13. 2026-05-31
    days on market $140,000 Active 53 DOM
14. 2026-04-28
    price $140,000
15. 2026-04-09
    listed $150,000 Active
16. 2025-09-25
    historical $1,450
17. 2025-09-24
    price $1,450
18. 2025-08-21
    price $1,550
19. 2025-07-31
    listed $1,600
20. 2017-05-16
    soldstatus $30,000 Sold 216-char remark

    Show marketing remark (216 chars)

    Solid house with many of the big expense items handled including a newer roof, brand new HVAC and water heater. This home just needs your cosmetic ideas! Good property for an owner occupant or good potential rental.

21. 2017-05-08
    historical Accept Backup Offers 216-char remark

    Show marketing remark (216 chars)

    Solid house with many of the big expense items handled including a newer roof, brand new HVAC and water heater. This home just needs your cosmetic ideas! Good property for an owner occupant or good potential rental.

22. 2017-04-10
    listed $34,900 Active 216-char remark

    Show marketing remark (216 chars)

    Solid house with many of the big expense items handled including a newer roof, brand new HVAC and water heater. This home just needs your cosmetic ideas! Good property for an owner occupant or good potential rental.

ⓘ 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: $877 · $73/mo
• Projected year-2 tax: $1,492 · $124/mo
• Expected delta: +$614/yr (+$51/mo · 70.1%)

ⓘ 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 3/10 Moderate 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,508
• − Mortgage interest: −$7,562
• − Property taxes: −$877
• − Insurance: −$675
• − Repairs & maintenance: −$1,481
• − Management: −$1,481
• − Depreciation: −$3,927
• Taxable income: $2,505
• Est. tax owed @ 24.0%: −$601
• After-tax cash flow: $3,973/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: North College Hill City
• NCES district ID: 3904451
• Math proficiency: 13% ▼ -14.00%
• Reading proficiency: 22% ▼ -11.00%
• Median HH income: $40,355
• Composite: 14.89/100
• National rank: #9375
• State rank: #637 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

• County: Hamilton County · 701,295 people
• City population: 505,555
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 21,900
• Household income: $56,471
• Rent vs Own: 40.5% rent · 59.5% own
• Severe rent burden: 1382.0

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: Black 51% White 37% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -148.06%
• Current HPI: 224.1379
• Rent YoY: ▲ 1.82%
• 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

+301.1% since first listed

9 events — show timeline

• 2026-04-28 Price Changed $140,000 Cincy MLS
• 2026-04-09 Listed $150,000 Cincy MLS
• 2025-09-25 Rental Removed $1,450 CINCYMLS
• 2025-09-24 Price Changed $1,450 CINCYMLS
• 2025-08-21 Price Changed $1,550 CINCYMLS
• 2025-07-31 Listed for Rent $1,600 CINCYMLS
• 2017-05-16 Sold (MLS) $30,000 Cincy MLS
• 2017-05-08 Contingent — Cincy MLS
• 2017-04-10 Listed $34,900 Cincy MLS

Property tax history

+7.2%/yr

Latest (2025): $877 · +0.0% YoY. Source: county tax records.