7274 Elizabeth St · Mount Healthy, OH 45231

$135,643

2 bd · 1.0 ba · 1,845 sqft · SingleFamily · 72 Days on market

Built 1924 3,136 sqft lot Est $218k · 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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.8/10.0
• Rent growth +4.2/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Government-owned, investor opportunity. Cash or hard money strongly preferred. Property sold strictly as-is, where-is; Seller will make no repairs. All offers due by 5/25/26 at 5pm. Seller will review highest & best after deadline. No escalation clauses. Seller reserves the right to accept an offer at any time. Only agent accompanied showings allowed. See attached addenda. Prominent Title is the preferred title agent.

Key facts

• 3,136 sq ft lot
• Garage
• Built 1924

Property features AI

Finance

• Other: Lease not considered
• HOA & community: No HOA

Exterior

• Parking: Detached garage with 1 garage space
• Utilities: Public water; Public sewer; Natural gas
• Home design: Cape Cod style; Single-family home; One and one half stories
• Construction: Block foundation
• Exterior features: Shingle roof; Wood siding; Windows: Other

Interior

• Kitchen: Kitchen (11 x 10)
• Bedrooms: Two bedrooms total; Primary bedroom on level 1 (14 x 13); Second bedroom on level 2 (18 x 12)
• Bathrooms: One full bathroom on level 1; Primary bathroom includes tub and shower
• Heating & cooling: Forced air heating (natural gas); Gas water heater; Central air conditioning
• Interior features: Five total rooms; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $136k.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $136k).
• Recommended offer: $128k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 6.4% in Mount Healthy — 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 77/100 on livability (#189 in OH, #2,906 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, amenities F, employment D-.
• Mt Healthy City (suburban): math 12% / reading 24% proficiency, ranked #636 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.
• Market conditions: Rents rising fast (+6.9%/yr); 85 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $938 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.9% rent growth), your $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask is 6% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,504 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 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 1924 — 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. 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. 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.
7. 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.
8. 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: 9.18%
• Cash-on-cash: 10.32%
• DSCR: 1.46
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $217,710
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7404 Joseph St	0.22mi	3/1.5 (+1)	1,720 (-7%)	2mo	$197,600	$115	70
7428 Werner Ave	0.54mi	2/1.0	1,773 (-4%)	6mo	$135,000	$76	64
1501 Madison Ave	0.10mi	3/2.0 (+1)	1,661 (-10%)	11mo	$210,000	$126	60
7400 Hickman St	0.24mi	3/1.0 (+1)	1,645 (-11%)	9mo	$149,500	$91	59
1284 Compton Rd	0.62mi	3/1.0 (+1)	1,762 (-4%)	0mo	$178,000	$101	58
1378 Adams Rd	0.74mi	3/1.0 (+1)	1,881 (+2%)	0mo	$222,000	$118	57
1464 Clovernoll Dr	0.45mi	3/1.0 (+1)	1,706 (-8%)	8mo	$178,000	$104	55
7374 Huntridge Ave	0.23mi	3/3.0 (+1)	1,985 (+8%)	11mo	$241,500	$122	55
1722 Stevens Ave	0.46mi	3/1.0 (+1)	1,641 (-11%)	4mo	$103,000	$63	52
8881 Ebro Ct	0.51mi	3/1.0 (+1)	1,620 (-12%)	2mo	$204,000	$126	50
1914 Madison Ave	0.58mi	3/2.0 (+1)	1,666 (-10%)	0mo	$270,000	$162	48
1720 Hill Ave	0.65mi	3/1.5 (+1)	1,590 (-14%)	10mo	$235,000	$148	32

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 · 6.92% rent growth · sell at horizon

5-year hold

• IRR: 3.5%
• Equity multiple: 1.14×
• Total profit: $5,417
• Equity at exit: $20,225

10-year hold

• IRR: 16.5%
• Equity multiple: 2.60×
• Total profit: $60,802
• Equity at exit: $11,728

Cash invested: $37,980 (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 45231

• Rents YoY: 6.9%
• Active inventory: 85
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,600 high
• Mortgage (P&I): −$711
• Tax est. 1.5%: −$170 /mo · $2,035/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $327

Break-even live

Break-even rent $1,187

Max offer price $135,643

Occupancy floor 75%

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: $33,911
• Closing costs: $4,069
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1522 Kinney Ave Cincinnati, OH	3.0	1.0	1282	$1,695	$1.32	17d	1	0.31mi
1522 Kinney Ave Cincinnati, OH	3.0	1.0	1282	$1,095	$0.85	23d	1	0.31mi
7601 Hamilton Ave Unit 2-3 Cincinnati, OH	2.0	1.0	1250	$2,000	$1.60	23d	1	0.45mi
1740 Bising Ave North College Hill, OH	3.0	2.0	1235	$1,697	$1.37	1d	6	0.57mi
1604 W Galbraith Rd Unit F North College Hill, OH	2.0	1.0	1250	$1,150	$0.92	14d	1	0.70mi
9029 Daly Rd Unit 8963 Cincinnati, OH	3.0	2.5	1315	$1,771	$1.35	21d	1	0.79mi
1805 Emerson Ave Cincinnati, OH	3.0	1.0	1912	$1,550	$0.81	23d	1	1.22mi
1015 Thunderbird Ave Cincinnati, OH	3.0	1.5	1494	$2,146	$1.44	43d	1	1.23mi
1104 Archland Dr Cincinnati, OH	3.0	2.0	1533	$2,036	$1.33	7d	1	1.38mi

Listing history 6 events

1. 2026-05-18
   status Active
2. 2026-05-18
   historical Contingency Pending
3. 2026-05-07
   status Active
4. 2026-05-07
   price $135,643
5. 2026-03-16
   listed Contingency Pending
6. 2026-03-16
   listed $127,500

ⓘ 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 · 19 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: $19,203
• − Mortgage interest: −$7,598
• − Property taxes: −$2,035
• − Insurance: −$678
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$3,946
• Taxable income: $1,873
• Est. tax owed @ 24.0%: −$450
• After-tax cash flow: $3,472/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: Mt Healthy City
• NCES district ID: 3904441
• Math proficiency: 12% ▼ -21.00%
• Reading proficiency: 24% ▼ -9.00%
• Median HH income: $42,699
• Composite: 15.51/100
• National rank: #9303
• State rank: #636 of 656 in OH

Livability — Mount Healthy

• Score: 77/100
• State rank: #189
• US rank: #2906

Category grades

Amenities F Commute A+ Cost of living A+ Crime F Employment D- Housing A+ Health & safety C User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Healthy, OH
• County: Hamilton County · 701,295 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 40,463
• Household income: $71,353
• Rent vs Own: 27.4% rent · 72.6% own
• Severe rent burden: 846.0

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 0.61)
• Race & ethnicity: White 47% Black 40% Two or more races 8% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 1% Slovak 1% Iranian 1%
• Foreign-born: 5% · Canada, India
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -181.25%
• Current HPI: 228.2912
• Rent YoY: ▲ 6.92%
• 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

+6.4% since first listed

6 events — show timeline

• 2026-05-18 Relisted — Cincy MLS
• 2026-05-18 Contingent — Cincy MLS
• 2026-05-07 Relisted — Cincy MLS
• 2026-05-07 Price Changed $135,643 Cincy MLS
• 2026-03-16 Listed — Cincy MLS
• 2026-03-16 Listed $127,500 Cincy MLS