5568 Beechmont Ave · Cincinnati, OH 45230

$450,000

24 bd · 16.0 ba · — sqft · MultiFamily · 10 Days on market

Built 1952 9,845 sqft lot

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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 +22.7/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.8/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• 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 (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Lovely bldg. through-out and well maintained.Super nice wood floors,and beautiful tile baths.Newer hot water heat. Tenants pay own elect. and a/c.Is located on the bus line.4 car rear entry garage.

Key facts

• 9,845 sq ft lot
• 4 garage spots
• Built 1952

Property features AI

Finance

• Other: Owner pays heat and water
• Financial info: Two 1-bedroom units listed with rent around $900 each; Two 2-bedroom units listed with rent around $1,125 each; Semi-annual taxes reported (financial specifics provided but not included per instructions)
• HOA & community: No HOA information provided

Exterior

• Parking: Built-in rear garage with 4 garage spaces; 4 additional open parking spaces
• Security: No security features provided
• Utilities: Public water; Public sewer; Natural gas
• Home design: Quad (four-unit) property; Two levels
• Construction: Brick construction; Shingle roof; Poured foundation; Built as a single building (one building total)
• Exterior features: Casement windows; Lot size about 0.226 acres

Interior

• Kitchen: No appliance details provided
• Bedrooms: Four units total: two 1-bedroom units and two 2-bedroom units; Unit breakdown: Unit 1 — 1 bedroom; Unit 2 — 2 bedrooms; Unit 3 — 1 bedroom; Unit 4 — 2 bedrooms
• Flooring: No flooring details provided
• Bathrooms: Each unit has one full bathroom (four full bathrooms total)
• Heating & cooling: Gas heating with hot water system; Wall air conditioning units; Owner pays heat and water; Separate gas/electric utilities for units; No separate furnace
• Interior features: Full basement
• Laundry & utility: No laundry appliance details provided

What this means for you Summary

Snapshot

• This is a 2×1bd/1ba + 2×2bd/1ba units multifamily listed at $450k.

Deal economics

• At list price, monthly cash flow is $773 ($9k/yr) — positive. Per door: $193/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $450k).
• Cap rate 8.4% 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 (+2.4%/yr); 60 active listings in the ZIP; solid renter incomes; 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• At $4,877/mo this rent would consume 65% of the median local household income ($90k/yr) (locally 527% 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 $3k of loan paydown is wiped out by about $14k of value loss. Plan a longer hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 24y 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 $202k; list at $450k implies a 123% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $450,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.08% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.37%
• DSCR: 1.33
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.39% rent growth · sell at horizon

5-year hold

• IRR: -5.7%
• Equity multiple: 0.79×
• Total profit: $-26,580
• Equity at exit: $67,096

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $28,447
• Equity at exit: $38,908

Cash invested: $126,000 (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 45230

• Rents YoY: 2.4%
• Active inventory: 60
• Price-to-rent: 34.0×

Monthly cashflow live

• Estimated rent: $4,877 high
• Mortgage (P&I): −$2,360
• Tax from tax record: −$532 /mo · $6,385/yr
• Insurance: −$188
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,024
• Net cashflow: $773

Break-even live

Break-even rent $3,898

Max offer price $450,000

Occupancy floor 79%

Sensitivity live

Price	-10% $1,028	-5% $901	+0% $773	+5% $646	+10% $519
Rent	-10% $388	-5% $581	+0% $773	+5% $966	+10% $1,159
Rate	-1.0pp $1,000	-0.5pp $888	base $773	+0.5pp $657	+1.0pp $538

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$2,204
▸ 2× units	2	1	$2,672
Total (4 units)			$4,877

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   statusdays on market $450,000 Contingency Pending 10 DOM
2. 2026-06-18
   days on market $450,000 Active 7 DOM
3. 2026-06-17
   days on market $450,000 Active 6 DOM
4. 2026-06-16
   days on market $450,000 Active 5 DOM
5. 2026-06-15
   days on market $450,000 Active 4 DOM
6. 2026-06-13
   days on market $450,000 Active 2 DOM
7. 2026-06-13
   statusdays on marketlisting id $450,000 Active 1 DOM
8. 2026-06-09
   days on market $450,000 Contingency Pending 39 DOM
9. 2026-06-08
   days on market $450,000 Contingency Pending 38 DOM
10. 2026-06-07
    days on market $450,000 Contingency Pending 37 DOM
11. 2026-06-03
    days on market $450,000 Contingency Pending 33 DOM
12. 2026-06-02
    statusdays on market $450,000 Contingency Pending 32 DOM
13. 2026-06-01
    days on market $450,000 Active 31 DOM
14. 2026-05-31
    days on market $450,000 Active 30 DOM
15. 2026-05-01
    listed $450,000 Active
16. 2005-05-27
    soldstatus $202,000
17. 2005-04-28
    soldstatus $202,000 199-char remark

    Show marketing remark (199 chars)

    Lovely bldg. through-out and well maintained.Super nice wood floors,and beautiful tile baths.Newer hot water heat. Tenants pay own elect. and a/c.Is located on the bus line.4 car rear entry garage.

18. 2005-02-22
    listed $210,000 199-char remark

    Show marketing remark (199 chars)

    Lovely bldg. through-out and well maintained.Super nice wood floors,and beautiful tile baths.Newer hot water heat. Tenants pay own elect. and a/c.Is located on the bus line.4 car rear entry garage.

19. 2002-05-09
    soldstatus $163,000
20. 2002-04-23
    soldstatus $163,000 146-char remark

    Show marketing remark (146 chars)

    Hard To Find Brick 4-family In Wonderful Shape. Hardwood Throughout. Great Opportunity Knocking On The Door; Long Term Tenants, All Month-to-month

21. 2002-03-27
    listed $169,900 146-char remark

    Show marketing remark (146 chars)

    Hard To Find Brick 4-family In Wonderful Shape. Hardwood Throughout. Great Opportunity Knocking On The Door; Long Term Tenants, All Month-to-month

ⓘ 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: $6,385 · $532/mo
• Projected year-2 tax: $6,702 · $559/mo
• Expected delta: +$318/yr (+$26/mo · 5.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $58,524
• − Mortgage interest: −$25,207
• − Property taxes: −$6,385
• − Insurance: −$2,250
• − Repairs & maintenance: −$4,682
• − Management: −$4,682
• − Depreciation: −$13,091
• Taxable income: $2,228
• Est. tax owed @ 24.0%: −$535
• After-tax cash flow: $8,746/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): 27,501
• Household income: $89,516
• Rent vs Own: 25.3% rent · 74.7% own
• Severe rent burden: 527.0

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 (86%)
• Race & ethnicity: White 86% Two or more races 7% Hispanic / Latino 4% Black 4% Asian 1%
• Common ancestry: Romanian 2% Iranian 2% Slovak 2%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 3% 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: ▼ -231.96%
• Current HPI: 224.6954
• Rent YoY: ▲ 2.39%
• 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

+164.9% since first listed

7 events — show timeline

• 2026-05-01 Listed $450,000 Cincy MLS
• 2005-05-27 Sold (Public Records) $202,000 Public Records
• 2005-04-28 Sold (MLS) $202,000 Cincy MLS
• 2005-02-22 Listed $210,000 Cincy MLS
• 2002-05-09 Sold (Public Records) $163,000 Public Records
• 2002-04-23 Sold (MLS) $163,000 Cincy MLS
• 2002-03-27 Listed $169,900 Cincy MLS

Property tax history

+1.8%/yr

Latest (2025): $6,385 · +0.7% YoY. Source: county tax records.