960 Delhi Ave · Cincinnati, OH 45204

$40,000

1 bd · 1.0 ba · 1,402 sqft · SingleFamily public records · 442 Days on market

Built 1925 0.56 ac lot

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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
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• 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

Absolute auction opportunity! This home is a blank canvas in need of a complete renovation, offering you the chance to transform it into your dream property. 1 acre lot. Priced accordingly to reflect the work required. Due to extreme mold intrusion throughout the property, no access will be granted for viewing. Auction is set to close March 6th, 2025 at 6:00 PM. Don't miss your chance to secure this property at your price.

Key facts

• New construction
• Existing structure
• Investment property

Tags

• 1 ACRE LOT
• EXISTING STRUCTURE
• COMPLETE OVERHAUL
• INVESTMENT PROPERTY
• NEW CONSTRUCTION

Property features AI

Finance

• Other: Lot size roughly 0.56 acre (about 24,306 sq ft)
• HOA & community: No HOA

Exterior

• Parking: On-street parking and driveway
• Utilities: Public water; Public sewer; Natural gas service; Forced-air gas heating; Gas water heater
• Home design: Ranch single-family home; One level
• Construction: Block foundation
• Exterior features: Vinyl windows; Shingle roof; Block and wood siding construction

Interior

• Kitchen: Kitchen approximately 16 x 10
• Bedrooms: Three bedrooms on main level; Primary bedroom about 13 x 11; Second bedroom about 14 x 9; Third bedroom about 10 x 9
• Bathrooms: Two full bathrooms on main level
• Interior features: Six total rooms; Full unfinished basement
• Laundry & utility: Basement utility space

🔨 Auction listing. The $40,000 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $140,200 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $66 ($789/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• 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; 12 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 $1,210/mo this rent would consume 46% 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 $969 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 442 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y 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 $15k; list at $40k implies a 167% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $35,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 442 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
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 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: 0.86% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.01%
• DSCR: 1.09
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $140,200
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
736 Delhi Ave	0.33mi	2/1.0 (+1)	1,368 (-2%)	5mo	$13,000	$10	72
341 Fairbanks Ave	0.13mi	2/1.0 (+1)	1,590 (+13%)	10mo	$70,000	$44	58
3114 Murdock Ave	0.67mi	2/1.0 (+1)	1,320 (-6%)	1mo	$179,900	$136	53
655 Steiner Ave	0.50mi	2/2.0 (+1)	1,404 (+0%)	21mo	$139,900	$100	50
3324 River Rd	0.68mi	2/2.0 (+1)	1,410 (+1%)	18mo	$139,000	$99	43
460 Elberon Ave	0.58mi	2/1.0 (+1)	1,217 (-13%)	15mo	$97,000	$80	33
3116 Murdock Ave	0.66mi	2/1.5 (+1)	1,320 (-6%)	24mo	$147,000	$111	32
4044 Palos St	0.71mi	2/1.0 (+1)	1,217 (-13%)	18mo	$124,900	$103	25

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: -13.1%
• Equity multiple: 0.53×
• Total profit: $-18,561
• Equity at exit: $20,904

10-year hold

• IRR: -4.2%
• Equity multiple: 0.72×
• Total profit: $-10,894
• Equity at exit: $12,122

Cash invested: $39,256 (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: 2.8×

Monthly cashflow live

• Estimated rent: $1,210 high
• Mortgage (P&I): −$735
• Tax from tax record: −$96 /mo · $1,154/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $66

Break-even live

Break-even rent $1,126

Max offer price $140,200

Occupancy floor 90%

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: $35,050
• Closing costs: $4,206
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4220 Viewland Pl Cincinnati, OH	2.0	1.0	900	$1,495	$1.66	20d	1	0.83mi
717 Elberon Ave Unit Elberon 717 Cincinnati, OH	2.0	1.0	1117	$995	$0.89	23d	1	0.84mi
944 Elberon Ave Cincinnati, OH	2.0	1.0	900	$1,200	$1.33	23d	1	1.11mi
4244 Loubell Ln Cincinnati, OH	1.0	1.0	900	$895	$0.99	23d	1	1.16mi
2600 Bushnell St Cincinnati, OH	2.0	2.0	937	$1,295	$1.38	23d	1	1.21mi
1057 Winfield Ave Unit 2 Cincinnati, OH	2.0	1.0	1000	$1,250	$1.25	23d	1	1.27mi
810 Matson Pl Cincinnati, OH	2.0	2.0	1196	$2,100	$1.76	1d	1	1.29mi
336 Elm St Unit 4 Ludlow, KY	2.0	1.0	1100	$1,350	$1.23	43d	1	1.41mi
336 Elm St Unit 2 Ludlow, KY	2.0	1.0	1050	$1,275	$1.21	2d	1	1.41mi
1224 Sliker Ave Cincinnati, OH	1.0	1.0	950	$850	$0.89	4d	1	1.46mi
1240 Rosemont Ave Cincinnati, OH	2.0	1.0	1280	$1,100	$0.86	20d	1	1.49mi
4370 Saint Lawrence Ave #1 Cincinnati, OH	1.0	1.0	876	$1,050	$1.20	16d	1	1.49mi

Listing history 26 events

1. 2026-06-18
   days on market $40,000 Active 442 DOM
2. 2026-06-17
   days on market $40,000 Active 441 DOM
3. 2026-06-16
   days on market $40,000 Active 440 DOM
4. 2026-06-15
   days on market $40,000 Active 439 DOM
5. 2026-06-13
   days on market $40,000 Active 437 DOM
6. 2026-06-13
   days on market $40,000 Active 436 DOM
7. 2026-06-09
   days on market $40,000 Active 433 DOM
8. 2026-06-08
   days on market $40,000 Active 432 DOM
9. 2026-06-07
   days on market $40,000 Active 431 DOM
10. 2026-06-03
    days on market $40,000 Active 427 DOM
11. 2026-06-02
    days on market $40,000 Active 426 DOM
12. 2026-06-01
    days on market $40,000 Active 425 DOM
13. 2026-05-31
    days on market $40,000 Active 424 DOM
14. 2025-04-02
    listed $40,000 Active
15. 2025-03-25
    soldstatus $15,000
16. 2025-03-21
    soldstatus $15,000 Sold 426-char remark

    Show marketing remark (426 chars)

    Absolute auction opportunity! This home is a blank canvas in need of a complete renovation, offering you the chance to transform it into your dream property. 1 acre lot. Priced accordingly to reflect the work required. Due to extreme mold intrusion throughout the property, no access will be granted for viewing. Auction is set to close March 6th, 2025 at 6:00 PM. Don't miss your chance to secure this property at your price.

17. 2025-03-07
    historical Contingency Pending 426-char remark

    Show marketing remark (426 chars)

    Absolute auction opportunity! This home is a blank canvas in need of a complete renovation, offering you the chance to transform it into your dream property. 1 acre lot. Priced accordingly to reflect the work required. Due to extreme mold intrusion throughout the property, no access will be granted for viewing. Auction is set to close March 6th, 2025 at 6:00 PM. Don't miss your chance to secure this property at your price.

18. 2025-02-27
    listed $15,000 Active 426-char remark

    Show marketing remark (426 chars)

    Absolute auction opportunity! This home is a blank canvas in need of a complete renovation, offering you the chance to transform it into your dream property. 1 acre lot. Priced accordingly to reflect the work required. Due to extreme mold intrusion throughout the property, no access will be granted for viewing. Auction is set to close March 6th, 2025 at 6:00 PM. Don't miss your chance to secure this property at your price.

19. 2024-10-14
    historical 267-char remark

    Show marketing remark (267 chars)

    Handyman or investor special! The bones are good, but needs work. Foundation needs repairs/bracing. Could be a great flip property or rental to add to your portfolio! Selling AS-IS Will need cash buyer or rehab loan. Will probably not pass for conventional/fha loan.

20. 2024-07-02
    listed $60,000 Active 267-char remark

    Show marketing remark (267 chars)

    Handyman or investor special! The bones are good, but needs work. Foundation needs repairs/bracing. Could be a great flip property or rental to add to your portfolio! Selling AS-IS Will need cash buyer or rehab loan. Will probably not pass for conventional/fha loan.

21. 2010-01-07
    soldstatus $15,000
22. 2008-12-09
    listed $19,900
23. 2008-11-28
    historical
24. 2007-11-27
    listed $39,900
25. 1988-07-13
    soldstatus $10,000
26. 1978-02-01
    soldstatus $9,000

ⓘ 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: $1,154 · $96/mo
• Projected year-2 tax: $1,154 · $96/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°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: $14,515
• − Mortgage interest: −$7,853
• − Property taxes: −$1,154
• − Insurance: −$701
• − Repairs & maintenance: −$1,161
• − Management: −$1,161
• − Depreciation: −$4,079
• Taxable loss: −$1,595
• Est. tax savings @ 24.0%: +$383
• After-tax cash flow: $1,172/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

+344.4% since first listed

13 events — show timeline

• 2025-04-02 Listed $40,000 Cincy MLS
• 2025-03-25 Sold (Public Records) $15,000 Public Records
• 2025-03-21 Sold (MLS) $15,000 Cincy MLS
• 2025-03-07 Contingent — Cincy MLS
• 2025-02-27 Listed $15,000 Cincy MLS
• 2024-10-14 Listing Removed — Cincy MLS
• 2024-07-02 Listed $60,000 Cincy MLS
• 2010-01-07 Sold (MLS) $15,000 Cincy MLS
• 2008-12-09 Listed $19,900 Cincy MLS
• 2008-11-28 Listing Removed — Cincy MLS
• 2007-11-27 Listed $39,900 Cincy MLS
• 1988-07-13 Sold (Public Records) $10,000 Public Records
• 1978-02-01 Sold (Public Records) $9,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,154 · -27.7% YoY. Source: county tax records.