4719 Highridge Ave · Cincinnati, OH 45238

$159,900

4 bd · 2.0 ba · 1,482 sqft · SingleFamily public records · 36 Days on market

Built 1921 4,748 sqft lot Est $228k · 30% under

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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 +20.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.6/10.0
• 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

Beautiful 2 story home with hardwood floors and built in book shelves. Awaiting your personal touches.

Key facts

• Private yard
• Off-street parking
• Mature trees

Tags

• PRIVATE YARD
• MATURE TREES
• OFF-STREET PARKING
• WELL-EQUIPPED KITCHEN
• PROXIMITY TO OHIO RIVER

Property features AI

Finance

• Other: Residential zoning; Property includes one fireplace; Lot approximately 35 x 107 (about 0.109 acres)
• HOA & community: No HOA

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer; Natural gas service
• Home design: Craftsman/Bungalow style single-family home; One and one-half levels; Poured foundation
• Construction: Brick and vinyl siding exterior; Shingle roof
• Exterior features: Covered deck/patio and patio; Additional exterior feature listed as 'Other'; Double-hung wood windows

Interior

• Kitchen: Kitchen with wood flooring
• Bedrooms: 4 bedrooms total; Primary bedroom (2nd level) approximately 14 x 13; Bedroom 2 (2nd level) approximately 14 x 11; Bedroom 3 (2nd level) approximately 12 x 9; Bedroom 4 (2nd level) approximately 10 x 10
• Flooring: Wood floors in kitchen, dining room, family room and living room
• Bathrooms: 2 full bathrooms (both on main level); Primary bathroom with shower and additional feature
• Appliances: Oven/Range; Refrigerator
• Heating & cooling: Forced air heating (gas); Central air conditioning; Gas water heating
• Interior features: Bookcases; Fireplace (dummy); Wood flooring throughout main living areas; Total of 8 rooms
• Laundry & utility: Basement utility area (full basement with concrete floor)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: Rents rising fast (+4.9%/yr); 78 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• This rent runs 31% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 23y 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 $46k; list at $160k implies a 244% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1921 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.06% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.75%
• DSCR: 1.26
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $228,228
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1019 Rutledge Ave	0.45mi	4/2.5	1,508 (+2%)	2mo	$250,000	$166	72
1175 Nancy Lee Ln	0.51mi	4/1.0	1,477 (-0%)	0mo	$178,000	$121	71
667 Overlook Ave	0.46mi	3/1.5 (-1)	1,415 (-4%)	1mo	$188,000	$133	63
1772 Tuxworth Ave	0.68mi	3/2.0 (-1)	1,493 (+1%)	0mo	$155,000	$104	62
734 Wilbud Dr	0.54mi	3/2.0 (-1)	1,407 (-5%)	2mo	$223,000	$158	60
5036 Ralph Ave	0.74mi	4/1.5	1,432 (-3%)	1mo	$273,428	$191	57
1127 Rulison Ave	0.26mi	3/2.5 (-1)	1,702 (+15%)	2mo	$280,000	$165	54
990 Covedale Ave	0.53mi	4/1.0	1,332 (-10%)	0mo	$220,000	$165	54
1005 Covedale Ave	0.56mi	4/1.0	1,332 (-10%)	2mo	$115,000	$86	52
718 Trenton Ave	0.59mi	3/1.0 (-1)	1,368 (-8%)	0mo	$145,000	$106	50
976 Woodbriar Ln	0.64mi	4/2.0	1,295 (-13%)	1mo	$199,900	$154	48
1088 Morado Dr	0.51mi	3/1.0 (-1)	1,308 (-12%)	2mo	$190,000	$145	46

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-8,962
• Equity at exit: $23,842

10-year hold

• IRR: 6.5%
• Equity multiple: 1.53×
• Total profit: $23,812
• Equity at exit: $13,825

Cash invested: $44,772 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,698 high
• Mortgage (P&I): −$839
• Tax from tax record: −$222 /mo · $2,662/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $214

Break-even live

Break-even rent $1,427

Max offer price $159,900

Occupancy floor 82%

Sensitivity live

Price	-10% $305	-5% $260	+0% $214	+5% $169	+10% $124
Rent	-10% $80	-5% $147	+0% $214	+5% $281	+10% $349
Rate	-1.0pp $295	-0.5pp $255	base $214	+0.5pp $173	+1.0pp $131

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1057 Schiff Ave Unit 1057-2 Cincinnati, OH	4.0	1.0	1000	$1,595	$1.59	15d	1	0.30mi
4227 W 8th St Cincinnati, OH	3.0	2.0	1832	$2,050	$1.12	2d	1	0.48mi
1723 Tuxworth Ave Cincinnati, OH	3.0	2.0	1587	$1,800	$1.13	24d	1	0.62mi
4284 Foley Rd Cincinnati, OH	3.0	2.0	1242	$2,800	$2.25	44d	1	0.68mi
1233 Dewey Ave Cincinnati, OH	3.0	1.0	1411	$1,375	$0.97	5d	1	0.76mi
905 Suire Ave Unit 2 Cincinnati, OH	4.0	1.0	1699	$1,400	$0.82	24d	1	0.79mi
543 Virgil Rd Cincinnati, OH	4.0	2.0	1258	$1,795	$1.43	22d	1	0.79mi
1214 Gilsey Ave Cincinnati, OH	3.0	1.0	1300	$1,300	$1.00	21d	1	0.82mi
1214 Gilsey Ave Cincinnati, OH	3.0	1.0	1300	$1,300	$1.00	24d	1	0.82mi
868 Academy Ave Unit 2 Cincinnati, OH	4.0	1.0	1100	$1,699	$1.54	24d	1	0.96mi
862 Academy Ave Unit 2 Cincinnati, OH	4.0	1.0	1627	$1,450	$0.89	17d	1	0.96mi
1311 Manss Ave Cincinnati, OH	4.0	1.0	1409	$1,295	$0.92	5d	1	1.01mi
1607 Minion Ave Cincinnati, OH	3.0	1.5	1066	$1,675	$1.57	24d	1	1.10mi
1620 Minion Ave Cincinnati, OH	4.0	2.0	1845	$1,550	$0.84	21d	1	1.12mi
3772 W Liberty St Cincinnati, OH	3.0	1.0	1066	$1,350	$1.27	5d	1	1.13mi
5256 Ponce Ln Cincinnati, OH	3.0	2.0	1270	$1,866	$1.47	2d	1	1.16mi
3666 Glenway Ave Cincinnati, OH	3.0	1.0	1339	$1,250	$0.93	24d	1	1.21mi
2706 E Tower Dr Cincinnati, OH	1.0–3.0	1.0–2.0	951	$1,520	$1.60	2d	61	1.23mi
931 Olive Ave Cincinnati, OH	3.0	1.0	1852	$1,500	$0.81	3d	1	1.23mi
419 Elm St Unit 419-1 Cincinnati, OH	4.0	2.0	1200	$1,995	$1.66	19d	1	1.26mi
2621 Gehrum Ln Cincinnati, OH	3.0	1.0	1373	$1,850	$1.35	24d	1	1.30mi
5408 Style Ln Cincinnati, OH	4.0	1.5	1824	$2,625	$1.44	2d	1	1.31mi
2511 Ferguson Rd Unit 2537 Cincinnati, OH	3.0	1.5	1100	$1,650	$1.50	24d	1	1.39mi
2682 Lafeuille Cir Cincinnati, OH	2.0–3.0	1.0–2.0	950	$1,574	$1.66	4d	16	1.42mi

Listing history 28 events

1. 2026-06-18
   days on market $159,900 Active 36 DOM
2. 2026-06-17
   days on market $159,900 Active 35 DOM
3. 2026-06-16
   days on market $159,900 Active 34 DOM
4. 2026-06-15
   days on market $159,900 Active 33 DOM
5. 2026-06-13
   days on market $159,900 Active 31 DOM
6. 2026-06-13
   days on market $159,900 Active 30 DOM
7. 2026-06-09
   days on market $159,900 Active 27 DOM
8. 2026-06-08
   days on market $159,900 Active 26 DOM
9. 2026-06-07
   days on market $159,900 Active 25 DOM
10. 2026-06-03
    days on market $159,900 Active 21 DOM
11. 2026-06-02
    days on market $159,900 Active 20 DOM
12. 2026-06-01
    days on market $159,900 Active 19 DOM
13. 2026-05-31
    days on market $159,900 Active 18 DOM
14. 2026-05-13
    listed $159,900 Active
15. 2015-08-28
    soldstatus $46,500 Sold 102-char remark

    Show marketing remark (102 chars)

    Beautiful 2 story home with hardwood floors and built in book shelves. Awaiting your personal touches.

16. 2015-05-26
    historical Accept Backup Offers 102-char remark

    Show marketing remark (102 chars)

    Beautiful 2 story home with hardwood floors and built in book shelves. Awaiting your personal touches.

17. 2015-05-12
    price $46,500 102-char remark

    Show marketing remark (102 chars)

    Beautiful 2 story home with hardwood floors and built in book shelves. Awaiting your personal touches.

18. 2015-04-23
    listed $50,500 Active 102-char remark

    Show marketing remark (102 chars)

    Beautiful 2 story home with hardwood floors and built in book shelves. Awaiting your personal touches.

19. 2011-10-10
    historical
20. 2011-07-09
    listed $94,900
21. 2010-11-09
    historical
22. 2010-06-17
    listed $113,000
23. 2003-11-13
    soldstatus $99,900
24. 2003-08-25
    listed $104,900
25. 2003-08-01
    historical
26. 2003-05-10
    listed $105,900
27. 1997-07-08
    soldstatus $80,500
28. 1997-03-07
    soldstatus $60,000

ⓘ 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: $2,662 · $222/mo
• Projected year-2 tax: $2,662 · $222/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 ≥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: $20,376
• − Mortgage interest: −$8,957
• − Property taxes: −$2,662
• − Insurance: −$800
• − Repairs & maintenance: −$1,630
• − Management: −$1,630
• − Depreciation: −$4,652
• Taxable income: $45
• Est. tax owed @ 24.0%: −$11
• After-tax cash flow: $2,562/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

+166.5% since first listed

15 events — show timeline

• 2026-05-13 Listed $159,900 Cincy MLS
• 2015-08-28 Sold (MLS) $46,500 Cincy MLS
• 2015-05-26 Contingent — Cincy MLS
• 2015-05-12 Price Changed $46,500 Cincy MLS
• 2015-04-23 Listed $50,500 Cincy MLS
• 2011-10-10 Listing Removed — Cincy MLS
• 2011-07-09 Listed $94,900 Cincy MLS
• 2010-11-09 Listing Removed — Cincy MLS
• 2010-06-17 Listed $113,000 Cincy MLS
• 2003-11-13 Sold (MLS) $99,900 Cincy MLS
• 2003-08-25 Listed $104,900 Cincy MLS
• 2003-08-01 Listing Removed — Cincy MLS
• 2003-05-10 Listed $105,900 Cincy MLS
• 1997-07-08 Sold (Public Records) $80,500 Public Records
• 1997-03-07 Sold (Public Records) $60,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $2,662 · +0.1% YoY. Source: county tax records.