1893 Ashbrook Dr · Cincinnati, OH 45238

$134,900

3 bd · 1.5 ba · 1,560 sqft · SingleFamily public records · 67 Days on market

Built 1941 4,966 sqft lot Est $232k · 42% 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 +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.8/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bdrm 1.5 bath Cape Cod. Newer Dimensional roof, hdwd floors, furnace & HWH. AC 1year. Move in condition. Must see! Excellent for investor or 1st time buyers.

Key facts

• Formal dining room
• Bright living area
• Main-floor bedroom

Tags

• ORIGINAL HARDWOOD FLOORS
• FORMAL DINING ROOM
• BRIGHT LIVING AREA
• MAIN-FLOOR BEDROOM
• FULL BASEMENT
• ATTACHED GARAGE

Property features AI

Finance

• Other: Residential zoning; Lot approximately 40 x 120 (0.114 acres)
• HOA & community: No HOA

Exterior

• Parking: Attached front garage (1 car); Driveway
• Utilities: Public water; Public sewer; Natural gas
• Home design: Cape Cod style; Single-family home; One and one half stories; Block foundation
• Construction: Vinyl siding; Shingle roof
• Exterior features: Deck; Vinyl windows (insulated)

Interior

• Kitchen: Wood cabinets; Dishwasher; Oven/Range; Refrigerator
• Bedrooms: 3 bedrooms total; Primary bedroom 11 x 14 (Level: 2); Bedroom 2 9 x 14 (Level: 2); Bedroom 3 13 x 10 (Level: 1); First-floor bedroom available
• Flooring: Wood floors in living and dining areas
• Bathrooms: 1 full bathroom; 1 half bathroom; First-floor full bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning; Natural gas
• Interior features: 6 total rooms; Full unfinished basement with concrete floor
• Laundry & utility: Gas water heating

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $328 ($4k/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 9.2% 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.
• Market conditions: Rents rising fast (+4.9%/yr); 78 active listings in the ZIP; 25 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).

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.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 24y 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 346% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 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 1941 — 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: 1.18% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.43%
• DSCR: 1.46
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $232,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1772 Tuxworth Ave	0.19mi	3/2.0	1,493 (-4%)	0mo	$155,000	$104	81
1646 Tuxworth Ave	0.30mi	4/2.0 (+1)	1,557 (-0%)	4mo	$180,000	$116	75
4925 Shirley Pl	0.39mi	3/2.0	1,456 (-7%)	1mo	$230,000	$158	68
1702 Ashbrook Dr	0.18mi	3/1.0	1,369 (-12%)	2mo	$139,900	$102	68
5036 Ralph Ave	0.60mi	4/1.5 (+1)	1,432 (-8%)	1mo	$273,428	$191	53
1191 Rulison Ave	0.54mi	3/2.0	1,720 (+10%)	4mo	$285,000	$166	52
4778 Loretta Ave	0.72mi	3/1.5	1,664 (+7%)	5mo	$236,900	$142	52
1175 Nancy Lee Ln	0.70mi	4/1.0 (+1)	1,477 (-5%)	0mo	$178,000	$121	51
1418 Covedale Ave	0.60mi	4/2.0 (+1)	1,436 (-8%)	5mo	$220,000	$153	48
1127 Rulison Ave	0.69mi	3/2.5	1,702 (+9%)	2mo	$280,000	$165	47
1147 Olivia Ln	0.58mi	3/2.0	1,334 (-14%)	4mo	$194,000	$145	43
1429 Covedale Ave	0.62mi	4/1.5 (+1)	1,379 (-12%)	5mo	$205,000	$149	43

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 · 4.87% rent growth · sell at horizon

5-year hold

• IRR: 1.4%
• Equity multiple: 1.06×
• Total profit: $2,124
• Equity at exit: $20,114

10-year hold

• IRR: 12.8%
• Equity multiple: 2.11×
• Total profit: $41,852
• Equity at exit: $11,664

Cash invested: $37,772 (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 45238

• Rents YoY: 4.9%
• Active inventory: 78
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,589 high
• Mortgage (P&I): −$707
• Tax from tax record: −$163 /mo · $1,958/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $328

Break-even live

Break-even rent $1,173

Max offer price $134,900

Occupancy floor 74%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1723 Tuxworth Ave Cincinnati, OH	3.0	2.0	1587	$1,800	$1.13	23d	1	0.14mi
2706 E Tower Dr Cincinnati, OH	1.0–3.0	1.0–2.0	951	$1,520	$1.60	1d	61	0.47mi
2621 Gehrum Ln Cincinnati, OH	3.0	1.0	1373	$1,850	$1.35	23d	1	0.58mi
2511 Ferguson Rd Unit 2537 Cincinnati, OH	3.0	1.5	1100	$1,650	$1.50	23d	1	0.66mi
2682 Lafeuille Cir Cincinnati, OH	2.0–3.0	1.0–2.0	950	$1,574	$1.66	3d	16	0.71mi
5256 Ponce Ln Cincinnati, OH	3.0	2.0	1270	$1,866	$1.47	1d	1	0.74mi
1031 Schiff Ave Cincinnati, OH	2.0	1.0	2142	$1,300	$0.61	21d	1	0.89mi
1240 Rosemont Ave Cincinnati, OH	2.0	1.0	1280	$1,100	$0.86	20d	1	0.91mi
1233 Dewey Ave Cincinnati, OH	3.0	1.0	1411	$1,375	$0.97	4d	1	0.94mi
1024 Edgetree Ln Cincinnati, OH	3.0	2.0	1949	$2,250	$1.15	21d	1	0.98mi
1214 Gilsey Ave Cincinnati, OH	3.0	1.0	1300	$1,300	$1.00	23d	1	1.02mi
1214 Gilsey Ave Cincinnati, OH	3.0	1.0	1300	$1,300	$1.00	20d	1	1.02mi
1311 Manss Ave Cincinnati, OH	4.0	1.0	1409	$1,295	$0.92	4d	1	1.06mi
1740 Minion Ave Cincinnati, OH	2.0	1.0	1320	$1,200	$0.91	23d	1	1.13mi
1607 Minion Ave Cincinnati, OH	3.0	1.5	1066	$1,675	$1.57	23d	1	1.16mi
1620 Minion Ave Cincinnati, OH	4.0	2.0	1845	$1,550	$0.84	20d	1	1.17mi
4227 W 8th St Cincinnati, OH	3.0	2.0	1832	$2,050	$1.12	1d	1	1.18mi
3772 W Liberty St Cincinnati, OH	3.0	1.0	1066	$1,350	$1.27	4d	1	1.20mi
905 Suire Ave Unit 2 Cincinnati, OH	4.0	1.0	1699	$1,400	$0.82	23d	1	1.28mi
868 Academy Ave Unit 2 Cincinnati, OH	4.0	1.0	1100	$1,699	$1.54	23d	1	1.38mi
3666 Glenway Ave Cincinnati, OH	3.0	1.0	1339	$1,250	$0.93	23d	1	1.38mi
862 Academy Ave Unit 2 Cincinnati, OH	4.0	1.0	1627	$1,450	$0.89	17d	1	1.39mi
4284 Foley Rd Cincinnati, OH	3.0	2.0	1242	$2,800	$2.25	43d	1	1.42mi
3245 Koenig Ave Cincinnati, OH	4.0	2.0	2045	$2,475	$1.21	1d	1	1.48mi
2854 Shaffer Ave Unit 1 Cincinnati, OH	2.0	1.0	1100	$1,125	$1.02	14d	1	1.49mi

Listing history 29 events

1. 2026-06-18
   days on market $134,900 Active 67 DOM
2. 2026-06-17
   days on market $134,900 Active 66 DOM
3. 2026-06-16
   days on market $134,900 Active 65 DOM
4. 2026-06-15
   days on market $134,900 Active 64 DOM
5. 2026-06-13
   days on market $134,900 Active 62 DOM
6. 2026-06-13
   days on market $134,900 Active 61 DOM
7. 2026-06-09
   days on market $134,900 Active 58 DOM
8. 2026-06-08
   days on market $134,900 Active 57 DOM
9. 2026-06-07
   pricedays on market $134,900 Active 56 DOM
10. 2026-06-03
    days on market $144,900 Active 52 DOM
11. 2026-06-02
    days on market $144,900 Active 51 DOM
12. 2026-06-01
    days on market $144,900 Active 50 DOM
13. 2026-05-31
    days on market $144,900 Active 49 DOM
14. 2026-05-15
    price $144,900
15. 2026-04-12
    listed $149,900 Active
16. 2012-09-14
    soldstatus $30,250 163-char remark

    Show marketing remark (163 chars)

    3 bdrm 1.5 bath Cape Cod. Newer Dimensional roof, hdwd floors, furnace & HWH. AC 1year. Move in condition. Must see! Excellent for investor or 1st time buyers.

17. 2012-08-13
    listed $32,900 163-char remark

    Show marketing remark (163 chars)

    3 bdrm 1.5 bath Cape Cod. Newer Dimensional roof, hdwd floors, furnace & HWH. AC 1year. Move in condition. Must see! Excellent for investor or 1st time buyers.

18. 2009-04-29
    soldstatus $10,565 238-char remark

    Show marketing remark (238 chars)

    HUD Owned Case#411-350040 Agents must submit bids online, info available in agent remarks. Property Sold AS IS, Buyer to rely on own inspections. MLS info is believed accurate but not guaranteed. IE-FHA Financing requires escrow of $1210.

19. 2009-03-16
    listed $8,100 238-char remark

    Show marketing remark (238 chars)

    HUD Owned Case#411-350040 Agents must submit bids online, info available in agent remarks. Property Sold AS IS, Buyer to rely on own inspections. MLS info is believed accurate but not guaranteed. IE-FHA Financing requires escrow of $1210.

20. 2008-12-10
    historical
21. 2008-06-20
    listed $59,000
22. 2008-03-31
    historical
23. 2007-08-10
    listed $43,636
24. 2006-08-07
    historical
25. 2006-03-17
    listed $82,900
26. 2002-10-23
    soldstatus $76,000
27. 2002-10-07
    soldstatus $76,000
28. 2002-08-12
    listed $76,900
29. 1995-11-30
    soldstatus $64,000

ⓘ 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: $1,958 · $163/mo
• Projected year-2 tax: $2,031 · $169/mo
• Expected delta: +$73/yr (+$6/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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,067
• − Mortgage interest: −$7,556
• − Property taxes: −$1,958
• − Insurance: −$674
• − Repairs & maintenance: −$1,525
• − Management: −$1,525
• − Depreciation: −$3,924
• Taxable income: $1,903
• Est. tax owed @ 24.0%: −$457
• After-tax cash flow: $3,485/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): 48,351
• Household income: $66,277
• Rent vs Own: 40.3% rent · 59.7% own
• Severe rent burden: 2012.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 28% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 10% · Canada
• Languages at home: 88% English-only · French/Haitian/Cajun 4% Spanish 2% German/W. Germanic 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: ▼ -197.57%
• Current HPI: 213.5097
• Rent YoY: ▲ 4.87%
• 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

+126.4% since first listed

16 events — show timeline

• 2026-05-15 Price Changed $144,900 Cincy MLS
• 2026-04-12 Listed $149,900 Cincy MLS
• 2012-09-14 Sold (MLS) $30,250 Cincy MLS
• 2012-08-13 Listed $32,900 Cincy MLS
• 2009-04-29 Sold (MLS) $10,565 Cincy MLS
• 2009-03-16 Listed $8,100 Cincy MLS
• 2008-12-10 Listing Removed — Cincy MLS
• 2008-06-20 Listed $59,000 Cincy MLS
• 2008-03-31 Listing Removed — Cincy MLS
• 2007-08-10 Listed $43,636 Cincy MLS
• 2006-08-07 Listing Removed — Cincy MLS
• 2006-03-17 Listed $82,900 Cincy MLS
• 2002-10-23 Sold (Public Records) $76,000 Public Records
• 2002-10-07 Sold (MLS) $76,000 Cincy MLS
• 2002-08-12 Listed $76,900 Cincy MLS
• 1995-11-30 Sold (Public Records) $64,000 Public Records

Property tax history

+9.5%/yr

Latest (2025): $1,958 · +0.1% YoY. Source: county tax records.