2829 Glenway Ave · Cincinnati, OH 45204

$155,000

3 bd · 2.0 ba · 1,314 sqft · SingleFamily public records · 23 Days on market

Built 1929 5,706 sqft lot Est $141k · 10% over

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Why this score? — see what drove the D- 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 +15.9/30.0
• DSCR +4.9/10.0
• 1% rule +4.6/10.0
• Livability +4.0/5.0
• ARV discount +2.9/15.0
• 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 this refreshed 3-bedroom, 2-full-bath home offering fresh paint and new updates throughout. With a clean, modern feel and comfortable living spaces, this home is ready for its next owner to move right in and enjoy.

Key facts

• 5,706 sq ft lot
• Garage
• Built 1929

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Attached front garage (1 car); Off-street parking
• Utilities: Public water; Public sewer; Natural gas; Gas water heater
• Home design: Cape Cod-style single family home; Two levels; Poured foundation
• Construction: Cedar, stucco and wood siding exterior; Shingle roof; Built with poured foundation
• Exterior features: Patio; Porch; Double-hung, double-pane windows

Interior

• Kitchen: Eat-in kitchen with wood cabinets; Walkout access from kitchen; Laminate flooring in kitchen
• Bedrooms: Three bedrooms total; Primary bedroom on main level (13 x 13); Second bedroom on upper level (13 x 13); Third bedroom on upper level (13 x 10)
• Flooring: Wood floors in living and dining areas; Laminate in kitchen
• Bathrooms: Two full bathrooms; One full bath on main level; One full bath on lower level
• Heating & cooling: Baseboard heating (ENERGY STAR); Wall unit cooling
• Interior features: Fireplace (brick, decorative); Window treatments throughout; 6 total rooms; Full basement with concrete floor and walkout; glass block windows; Smoke alarm
• Laundry & utility: Lower-level laundry room (10 x 8); Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $17 ($207/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (3.8% below list).
• Recommended offer: $149k (3.8% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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: 33 active listings in the ZIP; 31 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).
• At $1,490/mo this rent would consume 57% of the median local household income ($31k/yr) (locally 487% 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.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $126k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1929 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,045 (3.8% below list)

Questions for the listing agent

1. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.96% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.01%
• DSCR: 1.09
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $140,598
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2920 Glenway Ave	0.08mi	3/2.0	1,201 (-9%)	9mo	$140,000	$117	74
1114 Wing St	0.06mi	2/2.0 (-1)	1,464 (+11%)	1mo	$146,440	$100	72
814 Considine Ave	0.52mi	3/1.5	1,302 (-1%)	1mo	$221,000	$170	71
1114 Fairbanks Ave	0.53mi	3/1.0	1,328 (+1%)	3mo	$140,000	$105	67
1940 Grand Ave	0.53mi	4/1.0 (+1)	1,308 (-0%)	12mo	$130,000	$99	56
2815 W Eighth St	0.51mi	2/1.5 (-1)	1,248 (-5%)	10mo	$165,000	$132	53
1027 Woodlawn Ave	0.52mi	3/2.0	1,469 (+12%)	5mo	$176,500	$120	52
1013 Del Monte St	0.43mi	3/1.0	1,472 (+12%)	8mo	$112,000	$76	49
2392 Maryland Ave	0.63mi	2/1.5 (-1)	1,216 (-8%)	4mo	$335,000	$275	48
802 Woodlawn Ave	0.69mi	2/1.5 (-1)	1,386 (+6%)	9mo	$134,000	$97	44
1128 Mcpherson Ave	0.65mi	2/1.5 (-1)	1,402 (+7%)	10mo	$150,000	$107	43
1248 Drott Ave	0.60mi	3/1.0	1,159 (-12%)	8mo	$82,000	$71	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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-23,939
• Equity at exit: $23,111

10-year hold

• IRR: -6.9%
• Equity multiple: 0.56×
• Total profit: $-19,114
• Equity at exit: $13,402

Cash invested: $43,400 (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 45204

• Home prices YoY: -21.2%
• Active inventory: 33
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,490 high
• Mortgage (P&I): −$813
• Tax from tax record: −$227 /mo · $2,726/yr
• Insurance: −$65
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $17

Break-even live

Break-even rent $1,469

Max offer price $155,000

Occupancy floor 94%

Sensitivity live

Price	-10% $105	-5% $61	+0% $17	+5% $-27	+10% $-70
Rent	-10% $-100	-5% $-42	+0% $17	+5% $76	+10% $135
Rate	-1.0pp $95	-0.5pp $57	base $17	+0.5pp $-23	+1.0pp $-64

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
927 Chateau Ave Cincinnati, OH	3.0	1.0	1354	$1,550	$1.14	22d	1	0.38mi
944 Elberon Ave Cincinnati, OH	2.0	1.0	900	$1,200	$1.33	24d	1	0.49mi
810 Matson Pl Cincinnati, OH	2.0	2.0	1196	$2,100	$1.76	2d	1	0.49mi
2600 Bushnell St Cincinnati, OH	2.0	2.0	937	$1,295	$1.38	24d	1	0.60mi
916 Fairbanks Ave Cincinnati, OH	4.0	1.0	1438	$1,695	$1.18	24d	1	0.66mi
717 Elberon Ave Unit Elberon 717 Cincinnati, OH	2.0	1.0	1117	$995	$0.89	24d	1	0.73mi
633 Hawthorne Ave Unit 2 Cincinnati, OH	3.0	1.0	1000	$1,400	$1.40	24d	1	0.82mi
3666 Glenway Ave Cincinnati, OH	3.0	1.0	1339	$1,250	$0.93	24d	1	0.84mi
931 Olive Ave Cincinnati, OH	3.0	1.0	1852	$1,500	$0.81	3d	1	0.89mi
3772 W Liberty St Cincinnati, OH	3.0	1.0	1066	$1,350	$1.27	5d	1	0.98mi
1620 Minion Ave Cincinnati, OH	4.0	2.0	1845	$1,550	$0.84	21d	1	1.01mi
2454 River Rd Unit 2 Cincinnati, OH	4.0	1.0	1400	$1,595	$1.14	24d	1	1.03mi
1607 Minion Ave Cincinnati, OH	3.0	1.5	1066	$1,675	$1.57	24d	1	1.03mi
1740 Minion Ave Cincinnati, OH	2.0	1.0	1320	$1,200	$0.91	24d	1	1.07mi
1311 Manss Ave Cincinnati, OH	4.0	1.0	1409	$1,295	$0.92	5d	1	1.13mi
1852 Knox St Cincinnati, OH	4.0	1.5	1747	$1,850	$1.06	24d	1	1.15mi
868 Academy Ave Unit 2 Cincinnati, OH	4.0	1.0	1100	$1,699	$1.54	24d	1	1.15mi
862 Academy Ave Unit 2 Cincinnati, OH	4.0	1.0	1627	$1,450	$0.89	17d	1	1.16mi
1214 Gilsey Ave Cincinnati, OH	3.0	1.0	1300	$1,300	$1.00	21d	1	1.24mi
1214 Gilsey Ave Cincinnati, OH	3.0	1.0	1300	$1,300	$1.00	24d	1	1.24mi
2504 White St Apt 5 Cincinnati, OH	3.0	2.0	1150	$1,150	$1.00	24d	1	1.25mi
1233 Dewey Ave Cincinnati, OH	3.0	1.0	1411	$1,375	$0.97	5d	1	1.31mi
1240 Rosemont Ave Cincinnati, OH	2.0	1.0	1280	$1,100	$0.86	21d	1	1.34mi
905 Suire Ave Unit 2 Cincinnati, OH	4.0	1.0	1699	$1,400	$0.82	24d	1	1.34mi
239 Forest Ave Ludlow, KY	3.0	1.0	1146	$1,395	$1.22	18d	1	1.34mi
1872 Sunset Ave Cincinnati, OH	2.0	1.0	888	$1,075	$1.21	5d	7	1.37mi
1925 Colerain Ave Unit 1056034P Cincinnati, OH	2.0	1.0	1453	$2,790	$1.92	13d	1	1.40mi
1057 Winfield Ave Unit 2 Cincinnati, OH	2.0	1.0	1000	$1,250	$1.25	24d	1	1.42mi
336 Elm St Unit 2 Ludlow, KY	2.0	1.0	1050	$1,275	$1.21	2d	1	1.43mi
336 Elm St Unit 4 Ludlow, KY	2.0	1.0	1100	$1,350	$1.23	44d	1	1.43mi
2556 Beekman St Unit 301 Cincinnati, OH	2.0	1.0	1000	$950	$0.95	24d	1	1.47mi

Listing history 27 events

1. 2026-06-18
   days on market $155,000 Active 23 DOM
2. 2026-06-17
   days on market $155,000 Active 22 DOM
3. 2026-06-16
   days on market $155,000 Active 21 DOM
4. 2026-06-15
   days on market $155,000 Active 20 DOM
5. 2026-06-13
   days on market $155,000 Active 18 DOM
6. 2026-06-13
   pricedays on market $155,000 Active 17 DOM
7. 2026-06-09
   days on market $165,000 Active 14 DOM
8. 2026-06-08
   days on market $165,000 Active 13 DOM
9. 2026-06-07
   days on market $165,000 Active 12 DOM
10. 2026-06-03
    days on market $165,000 Active 8 DOM
11. 2026-06-02
    days on market $165,000 Active 7 DOM
12. 2026-06-01
    days on market $165,000 Active 6 DOM
13. 2026-05-31
    days on market $165,000 Active 5 DOM
14. 2026-05-20
    historical Contingency Pending
15. 2026-04-25
    status Active
16. 2026-04-15
    historical Contingency Pending
17. 2026-04-06
    price $169,900
18. 2026-03-06
    listed $175,000 Active

    Show marketing remark (225 chars)

    Welcome to this refreshed 3-bedroom, 2-full-bath home offering fresh paint and new updates throughout. With a clean, modern feel and comfortable living spaces, this home is ready for its next owner to move right in and enjoy.

19. 2026-03-06
    historical 225-char remark

    Show marketing remark (225 chars)

    Welcome to this refreshed 3-bedroom, 2-full-bath home offering fresh paint and new updates throughout. With a clean, modern feel and comfortable living spaces, this home is ready for its next owner to move right in and enjoy.

20. 2026-03-02
    status Active 225-char remark

    Show marketing remark (225 chars)

    Welcome to this refreshed 3-bedroom, 2-full-bath home offering fresh paint and new updates throughout. With a clean, modern feel and comfortable living spaces, this home is ready for its next owner to move right in and enjoy.

21. 2026-02-03
    historical Contingency Pending 225-char remark

    Show marketing remark (225 chars)

    Welcome to this refreshed 3-bedroom, 2-full-bath home offering fresh paint and new updates throughout. With a clean, modern feel and comfortable living spaces, this home is ready for its next owner to move right in and enjoy.

22. 2026-01-29
    listed $175,000 Active 225-char remark

    Show marketing remark (225 chars)

    Welcome to this refreshed 3-bedroom, 2-full-bath home offering fresh paint and new updates throughout. With a clean, modern feel and comfortable living spaces, this home is ready for its next owner to move right in and enjoy.

23. 2020-09-23
    soldstatus $126,000
24. 2020-09-17
    soldstatus $126,000 Sold 358-char remark

    Show marketing remark (358 chars)

    Unique, Snazzy 3 Bedroom, 2 Full Baths, Very Well Done Renovation. Embrace The Renaissance In This Highly Sought After East Price Hill Location Across From CCU's Beautiful Campus & Views. 5 Mins, To Town. Walk To All The Incline District Has To Offer. Open Floor Plan, New Mechanics & Wonderful Cosmetic Finishes. Just So, So Cool. Tough To Match....

25. 2020-08-05
    historical Contingency Pending 358-char remark

    Show marketing remark (358 chars)

    Unique, Snazzy 3 Bedroom, 2 Full Baths, Very Well Done Renovation. Embrace The Renaissance In This Highly Sought After East Price Hill Location Across From CCU's Beautiful Campus & Views. 5 Mins, To Town. Walk To All The Incline District Has To Offer. Open Floor Plan, New Mechanics & Wonderful Cosmetic Finishes. Just So, So Cool. Tough To Match....

26. 2020-07-14
    price $128,000 358-char remark

    Show marketing remark (358 chars)

    Unique, Snazzy 3 Bedroom, 2 Full Baths, Very Well Done Renovation. Embrace The Renaissance In This Highly Sought After East Price Hill Location Across From CCU's Beautiful Campus & Views. 5 Mins, To Town. Walk To All The Incline District Has To Offer. Open Floor Plan, New Mechanics & Wonderful Cosmetic Finishes. Just So, So Cool. Tough To Match....

27. 2020-07-08
    listed $133,000 Active 358-char remark

    Show marketing remark (358 chars)

    Unique, Snazzy 3 Bedroom, 2 Full Baths, Very Well Done Renovation. Embrace The Renaissance In This Highly Sought After East Price Hill Location Across From CCU's Beautiful Campus & Views. 5 Mins, To Town. Walk To All The Incline District Has To Offer. Open Floor Plan, New Mechanics & Wonderful Cosmetic Finishes. Just So, So Cool. Tough To Match....

ⓘ 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: $2,726 · $227/mo
• Projected year-2 tax: $2,726 · $227/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% 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: $17,885
• − Mortgage interest: −$8,682
• − Property taxes: −$2,726
• − Insurance: −$1,442
• − Repairs & maintenance: −$1,431
• − Management: −$1,431
• − Depreciation: −$4,509
• Taxable loss: −$2,336
• Est. tax savings @ 24.0%: +$561
• After-tax cash flow: $768/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): 8,412
• Household income: $31,236
• Rent vs Own: 56.3% rent · 43.7% own
• Severe rent burden: 487.0

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 0.64)
• Race & ethnicity: White 44% Black 41% Two or more races 13% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 2% Other Asian/Pacific 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: ▼ -43.12%
• Current HPI: 160.5953
• 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

+27.7% since first listed

14 events — show timeline

• 2026-05-20 Contingent — Cincy MLS
• 2026-04-25 Relisted — Cincy MLS
• 2026-04-15 Contingent — Cincy MLS
• 2026-04-06 Price Changed $169,900 Cincy MLS
• 2026-03-06 Listing Removed — Cincy MLS
• 2026-03-06 Listed $175,000 Cincy MLS
• 2026-03-02 Relisted — Cincy MLS
• 2026-02-03 Contingent — Cincy MLS
• 2026-01-29 Listed $175,000 Cincy MLS
• 2020-09-23 Sold (Public Records) $126,000 Public Records
• 2020-09-17 Sold (MLS) $126,000 Cincy MLS
• 2020-08-05 Contingent — Cincy MLS
• 2020-07-14 Price Changed $128,000 Cincy MLS
• 2020-07-08 Listed $133,000 Cincy MLS

Property tax history

+12.2%/yr

Latest (2025): $2,726 · +3.1% YoY. Source: county tax records.