2704 Euclid Ave · Cincinnati, OH 45219

$299,900

4 bd · 2.0 ba · 2,306 sqft · MultiFamily public records · 37 Days on market

Built 1904 Est $272k · 10% over

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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 +26.4/30.0
• DSCR +9.0/10.0
• 1% rule +6.8/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• ARV discount +2.9/15.0
• 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 (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Spacious traditional-style duplex in prime Corryville location just minutes from the University of Cincinnati a fantastic investment opportunity! Unit 1 features 3 bedrooms, 1 bath, an accent fireplace, some hardwood floors, abundant natural light throughout, a spacious front porch, and a second-floor balcony with beautiful Clifton views. Many of the windows in Unit 1 have already been updated to vinyl. Unit 2 features 1 bedroom, 1 bath, a formal dining room, hardwood floors, and beautiful pocket doors full of traditional character and charm. Major mechanical updates include a roof approximately 4 years old and furnaces approximately 3 months and 2 years old. Off-street parking included

Key facts

• Accent fireplace
• Second-floor balcony
• Spacious front porch

Tags

• PRIME CORRYVILLE LOCATION
• ACCENT FIREPLACE
• HARDWOOD FLOORS
• ABUNDANT NATURAL LIGHT
• SPACIOUS FRONT PORCH
• SECOND-FLOOR BALCONY

Property features AI

Finance

• Financial info: Semi-annual taxes reported (amount withheld from feature extraction rules)

Exterior

• Parking: Two off-street parking spaces; On-street parking available
• Utilities: Public water; Public sewer; Natural gas
• Home design: Duplex; Three or more levels; Stone foundation
• Construction: Shingle roof
• Exterior features: Vinyl and wood windows; Wood siding

Interior

• Bedrooms: Unit 1: 3 bedrooms; Unit 2: 1 bedroom
• Bathrooms: Unit 1: 1 full bathroom; Unit 2: 1 full bathroom
• Heating & cooling: Forced air heating; Window air conditioning units
• Interior features: Full basement; One wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 1×2bd/1.0ba + 1×1bd/1.0ba units multifamily listed at $300k.

Deal economics

• At list price, monthly cash flow is $780 ($9k/yr) — positive. Per door: $390/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $300k).
• Recommended offer: $291k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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 (+2.1%/yr); 71 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $3,548/mo this rent would consume 119% 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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; list at $300k implies a 328% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $290,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% 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 1904 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
9. 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.
10. 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: 1.18% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.14%
• DSCR: 1.50
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $272,108
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3016 Euclid Ave	0.28mi	4/2.0	2,567 (+11%)	12mo	$418,500	$163	58
2322 Maplewood Ave	0.50mi	5/3.0 (+1)	2,455 (+6%)	10mo	$290,000	$118	48
3243 Vine St	0.62mi	5/3.0 (+1)	2,297 (-0%)	19mo	$310,000	$135	46
118 W Nixon St	0.60mi	4/2.0	1,982 (-14%)	6mo	$126,000	$64	43
260 Earnshaw Ave	0.66mi	5/2.0 (+1)	2,446 (+6%)	14mo	$89,000	$36	43
2228 Reading Rd	0.67mi	5/3.0 (+1)	2,640 (+14%)	8mo	$274,000	$104	29

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 · 2.07% rent growth · sell at horizon

5-year hold

• IRR: -0.7%
• Equity multiple: 0.97×
• Total profit: $-2,213
• Equity at exit: $44,716

10-year hold

• IRR: 8.0%
• Equity multiple: 1.58×
• Total profit: $48,852
• Equity at exit: $25,930

Cash invested: $83,972 (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: 71
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $3,548 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$326 /mo · $3,908/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$745
• Net cashflow: $780

Break-even live

Break-even rent $2,561

Max offer price $299,900

Occupancy floor 73%

Sensitivity live

Price	-10% $949	-5% $864	+0% $780	+5% $695	+10% $610
Rent	-10% $499	-5% $639	+0% $780	+5% $920	+10% $1,060
Rate	-1.0pp $931	-0.5pp $856	base $780	+0.5pp $702	+1.0pp $623

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,881
1× unit	1	1	$1,667
Total (2 units)			$3,548

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2813 Gerard St Unit 1540075P Cincinnati, OH	4.0	3.0	2152	$6,281	$2.92	21d	1	0.15mi
2800 Jefferson Ave Cincinnati, OH	4.0	2.0	2500	$625	$0.25	20d	1	0.16mi
241 E University Ave Cincinnati, OH	5.0	2.0	1836	$4,000	$2.18	24d	1	0.25mi
242 Stetson St Unit NA Cincinnati, OH	3.0	2.5	2300	$3,500	$1.52	22d	1	0.34mi
7 W Hollister St Cincinnati, OH	5.0	2.0	1585	$2,750	$1.74	15d	1	0.42mi
216 Gilman Ave Unit 1363975P Cincinnati, OH	3.0	1.0	1776	$3,474	$1.96	3d	1	0.62mi
236 Gilman Ave Cincinnati, OH	3.0	2.5	1699	$2,200	$1.29	13d	1	0.62mi
2271 Vine St Cincinnati, OH	4.0	2.0	2268	$1,525	$0.67	5d	1	0.67mi
2388 Wheeler St Cincinnati, OH	4.0	2.0	1740	$2,700	$1.55	24d	1	0.69mi
2386 Wheeler St Cincinnati, OH	4.0	1.0	1740	$2,700	$1.55	24d	1	0.70mi
2601 May St Cincinnati, OH	2.0–3.0	2.5–3.5	1737	$3,325	$1.91	2d	12	0.73mi
2517 May St Cincinnati, OH	3.0	3.5	2014	$3,420	$1.70	22d	1	0.73mi
2332 Chickasaw St Unit 1 Cincinnati, OH	3.0	1.0	2000	$1,800	$0.90	24d	1	0.82mi
2105 Burnet Ave Unit 1056017P Cincinnati, OH	4.0	2.0	2960	$7,384	$2.49	2d	1	0.85mi
2317 Chickasaw St Cincinnati, OH	5.0	2.0	2826	$2,750	$0.97	15d	1	0.86mi
2235 Victor St Cincinnati, OH	4.0	2.0	2043	$2,250	$1.10	24d	1	0.98mi
55 Mulberry St Cincinnati, OH	3.0	3.0	2500	$3,500	$1.40	24d	1	0.99mi
107 E Clifton Ave Unit 1234537P Cincinnati, OH	2.0–3.0	1.0–2.0	2260	$6,619	$2.93	15d	2	1.00mi
850 Lincoln Ave Unit 2 Cincinnati, OH	3.0	2.5	2465	$2,400	$0.97	24d	1	1.03mi
2231 Flora St Cincinnati, OH	4.0	2.0	1728	$1,500	$0.87	24d	1	1.04mi
918 Windsor St Cincinnati, OH	3.0	1.0	2583	$1,675	$0.65	24d	1	1.06mi
923 Rogers Pl Cincinnati, OH	3.0	1.0	2061	$1,600	$0.78	24d	1	1.09mi
623 Riddle Rd Cincinnati, OH	3.0	2.0	2028	$1,800	$0.89	24d	1	1.09mi
328 Mulberry St Cincinnati, OH	3.0	3.5	2640	$5,500	$2.08	24d	1	1.10mi
328 Mulberry St Cincinnati, OH	3.0	3.5	2640	$5,500	$2.08	15d	1	1.10mi
2421 Fairview Ave Cincinnati, OH	5.0	2.0	2400	$3,300	$1.38	24d	1	1.14mi
2704 W McMicken Ave Unit 2 Cincinnati, OH	3.0	1.0	1760	$1,500	$0.85	24d	1	1.20mi
111 W Elder St Unit 1056044P Cincinnati, OH	1.0–4.0	1.0–4.0	1835	$7,140	$3.89	11d	2	1.24mi
595 Martin Luther King Dr W Cincinnati, OH	3.0	2.0	2048	$1,650	$0.81	11d	1	1.24mi
2331 Park Ave Unit 1 Cincinnati, OH	3.0	2.5	2200	$2,350	$1.07	2d	1	1.26mi
3028 Gilbert Ave Cincinnati, OH	5.0	1.5	1936	$1,700	$0.88	21d	1	1.27mi
1354 Broadway Unit 1056136P Cincinnati, OH	4.0	3.0	2529	$7,307	$2.89	3d	1	1.29mi
1610 Pleasant St Unit 1056041P Cincinnati, OH	3.0–4.0	2.0–3.0	2960	$7,037	$2.38	11d	2	1.33mi
1537 Republic St Unit 1058850P Cincinnati, OH	4.0	3.0	2421	$10,677	$4.41	22d	1	1.35mi
21 E 15th St Unit 1512946P Cincinnati, OH	3.0	2.0	2852	$12,830	$4.50	24d	1	1.36mi
3564 Estes Pl Unit 2 Cincinnati, OH	3.0	1.0	1662	$1,500	$0.90	2d	1	1.37mi
3476 Cornell Pl Cincinnati, OH	5.0	2.5	2930	$3,095	$1.06	5d	1	1.40mi
1304 Broadway Unit 1056130P Cincinnati, OH	1.0–5.0	1.0–4.0	2072	$7,152	$3.45	11d	2	1.41mi
1287 Ida St Cincinnati, OH	3.0	2.5	2494	$4,700	$1.88	17d	1	1.42mi
3139 Gaff Ave Cincinnati, OH	3.0	2.0	1711	$1,795	$1.05	17d	1	1.43mi

Listing history 16 events

1. 2026-06-18
   days on market $299,900 Active 37 DOM
2. 2026-06-17
   days on market $299,900 Active 36 DOM
3. 2026-06-16
   days on market $299,900 Active 35 DOM
4. 2026-06-15
   days on market $299,900 Active 34 DOM
5. 2026-06-13
   days on market $299,900 Active 32 DOM
6. 2026-06-13
   days on market $299,900 Active 31 DOM
7. 2026-06-09
   days on market $299,900 Active 28 DOM
8. 2026-06-08
   days on market $299,900 Active 27 DOM
9. 2026-06-07
   days on market $299,900 Active 26 DOM
10. 2026-06-03
    days on market $299,900 Active 22 DOM
11. 2026-06-02
    days on market $299,900 Active 21 DOM
12. 2026-06-01
    days on market $299,900 Active 20 DOM
13. 2026-05-31
    days on market $299,900 Active 19 DOM
14. 2026-05-22
    price $299,900
15. 2026-05-12
    listed $324,900 Active
16. 1999-04-30
    soldstatus $70,000

ⓘ 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: $3,908 · $326/mo
• Projected year-2 tax: $4,293 · $358/mo
• Expected delta: +$385/yr (+$32/mo · 9.9%)

ⓘ 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 · 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: $42,576
• − Mortgage interest: −$16,799
• − Property taxes: −$3,908
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,406
• − Management: −$3,406
• − Depreciation: −$8,724
• Taxable income: $4,833
• Est. tax owed @ 24.0%: −$1,160
• After-tax cash flow: $8,195/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

+328.4% since first listed

3 events — show timeline

• 2026-05-22 Price Changed $299,900 Cincy MLS
• 2026-05-12 Listed $324,900 Cincy MLS
• 1999-04-30 Sold (Public Records) $70,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $3,908 · +0.1% YoY. Source: county tax records.