2216 Ohio Ave · Cincinnati, OH 45219

$750,000

42 bd · None ba · 5,916 sqft · MultiFamily · 119 Days on market

Built 1896 5,968 sqft lot ↓ 6% since listing

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Why this score? — see what drove the C- 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 +22.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Historic 19th century 6 unit multifamily in prime location - just minutes walk from the University of Cincinnati. Each unit features spacious layouts, high ceilings, and classic architectural details that attract tenants seeking both charm and proximity to campus. Tenant paid utilities. 3 garages. Recent capital investments include unit remodels (4 of 6 completed), mechanicals, and exterior upgrades.

Key facts

• Spacious layouts
• Unit remodels
• Mechanicals

Tags

• SPACIOUS LAYOUTS
• HIGH CEILINGS
• CLASSIC ARCHITECTURAL DETAILS
• UNIT REMODELS
• MECHANICALS
• EXTERIOR UPGRADES

Property features AI

Finance

• Other: Parcel identifiers provided; Location: Clifton neighborhood; cross street Parker; directions McMillan to Ohio Ave
• Financial info: Total of 6 rental units; Five 1-bedroom units approximately 765 sq ft each with listed rent around $975; One 2-bedroom unit with listed rent around $1,050; Gas and electric expense figure provided
• HOA & community: Maintenance expense listed (amount provided)

Exterior

• Parking: Detached side garage with 3 garage spaces; On-street parking available
• Security: Security features not specified
• Utilities: Public water; Public sewer; Natural gas service
• Home design: Multi-unit residential building with three or more levels; One building on the parcel; Residential zoning; Property faces not specified
• Construction: Brick construction; Shingle and membrane roof; Stone foundation; Windows: aluminum, vinyl, and wood
• Exterior features: Patio; Corner lot; Busline nearby

Interior

• Kitchen: Appliances not specified
• Bedrooms: Six 1-bedroom units (five 1-bedroom units listed separately); One 2-bedroom unit
• Flooring: Flooring details not provided
• Bathrooms: Bathroom counts not provided
• Heating & cooling: Forced air heating (gas); Window unit cooling
• Interior features: Full basement; Smoke alarm; Fire escapes; Six fireplaces with brick surrounds
• Laundry & utility: Separate furnaces for units; Separate air conditioning for units; Separate gas and electric meters; Heat paid by tenants; Water paid by owner

What this means for you Summary

Snapshot

• This is a 6 × 2-bed/1.5-bath units multifamily listed at $750k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $202/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $750k).
• Recommended offer: $682k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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.
• Zoned schools: Sands Montessori School (math 70% / reading 77%, grade A, #311 of 1,584 statewide, top 20%, 683 students, 22% FRL); Hartwell School (math 17% / reading 31%, grade F, #593 of 654 statewide, top 91%, 447 students, 0% FRL); Walnut Hills High School (math 79% / reading 89%, grade A, #17 of 781 statewide, top 2%, 2,582 students, 14% FRL) — zoned schools average 12% FRL vs 70% district-wide (59 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 60% at this address vs 30% district-wide (+30 pts) — the actual schools serving this property are materially stronger than the Cincinnati Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.1%/yr); 70 active listings in the ZIP; lower-income renter base — watch delinquency; 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• At $8,097/mo this rent would consume 272% of the median local household income ($36k/yr) (locally 2461% 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 $5k of loan paydown is wiped out by about $22k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($682k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $45k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1896 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $682,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1896 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.08% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.93%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.07% rent growth · sell at horizon

5-year hold

• IRR: -6.7%
• Equity multiple: 0.75×
• Total profit: $-51,626
• Equity at exit: $111,827

10-year hold

• IRR: 1.7%
• Equity multiple: 1.12×
• Total profit: $24,832
• Equity at exit: $64,846

Cash invested: $210,000 (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 45219

• Home prices YoY: -28.3%
• Rents YoY: 2.1%
• Active inventory: 70
• Price-to-rent: 46.3×

Monthly cashflow live

• Estimated rent: $8,097 high
• Mortgage (P&I): −$3,933
• Tax est. 1.5%: −$938 /mo · $11,250/yr
• Insurance: −$312
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,700
• Net cashflow: $1,214

Break-even live

Break-even rent $6,561

Max offer price $750,000

Occupancy floor 80%

Sensitivity live

Price	-10% $1,732	-5% $1,473	+0% $1,214	+5% $954	+10% $695
Rent	-10% $574	-5% $894	+0% $1,214	+5% $1,533	+10% $1,853
Rate	-1.0pp $1,591	-0.5pp $1,404	base $1,214	+0.5pp $1,019	+1.0pp $821

6-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 6× units	2	1.5	$8,094
Total (6 units)			$8,097

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: $187,500
• Closing costs: $22,500
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-17
   days on market $750,000 Active 119 DOM
2. 2026-06-16
   days on market $750,000 Active 118 DOM
3. 2026-06-15
   days on market $750,000 Active 117 DOM
4. 2026-06-13
   days on market $750,000 Active 115 DOM
5. 2026-06-13
   days on market $750,000 Active 114 DOM
6. 2026-06-09
   days on market $750,000 Active 111 DOM
7. 2026-06-08
   days on market $750,000 Active 110 DOM
8. 2026-06-07
   days on market $750,000 Active 109 DOM
9. 2026-06-03
   days on market $750,000 Active 105 DOM
10. 2026-06-02
    days on market $750,000 Active 104 DOM
11. 2026-06-01
    days on market $750,000 Active 103 DOM
12. 2026-05-31
    days on market $750,000 Active 102 DOM
13. 2026-03-23
    price $750,000
14. 2026-02-17
    listed $795,000 Active
15. 2024-08-08
    historical $895
16. 2024-07-17
    price $895
17. 2024-06-20
    listed $945

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 18 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: $97,164
• − Mortgage interest: −$42,012
• − Property taxes: −$11,250
• − Insurance: −$3,750
• − Repairs & maintenance: −$7,773
• − Management: −$7,773
• − Depreciation: −$21,818
• Taxable income: $2,788
• Est. tax owed @ 24.0%: −$669
• After-tax cash flow: $13,893/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): 20,012
• Household income: $35,657
• Rent vs Own: 82.9% rent · 17.1% own
• Severe rent burden: 2461.0

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: Predominantly White (67%)
• Race & ethnicity: White 67% Black 16% Asian 7% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Romanian 3% Italian 2% Slovak 1%
• Foreign-born: 10% · China, Canada
• Languages at home: 88% English-only · Chinese 3% Spanish 2% Other Indo-European 2%

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: ▼ -134.46%
• Current HPI: 340.1262
• Rent YoY: ▲ 2.07%
• 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

-5.7% since first listed

5 events — show timeline

• 2026-03-23 Price Changed $750,000 Cincy MLS
• 2026-02-17 Listed $795,000 Cincy MLS
• 2024-08-08 Rental Removed $895 APPFOLIO
• 2024-07-17 Price Changed $895 APPFOLIO
• 2024-06-20 Listed for Rent $945 APPFOLIO