134 Glenridge Pl · Cincinnati, OH 45217

$280,000

16 bd · None ba · — sqft · MultiFamily · 112 Days on market

Built 1941

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• 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

ATTENTION INVESTORS: Cash flowing quad - 1 bedroom units leased at $885/mo, 2 units vacant. SELLING AS IS WHERE IS. All MLS information believed to be accurate but not guaranteed.

Key facts

• 4 garage spots
• Built 1941
• Listed 112 days

Property features AI

Finance

• Financial info: One building containing four units

Exterior

• Parking: Attached rear garage with 4 garage spaces; 4 open parking spaces
• Utilities: Public water; Public sewer; Natural gas
• Home design: Quad structure (multi-unit); Two levels; Rear-attached garage
• Construction: Brick construction; Poured foundation; Membrane roof
• Exterior features: Vinyl insulated windows; Off-street parking

Interior

• Bedrooms: Four 1-bedroom units (multi-unit property)
• Heating & cooling: Electric forced air heating; Wall unit cooling
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/1.0-bath units multifamily listed at $280k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $314/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $280k).
• Recommended offer: $255k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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: 29 active listings in the ZIP; 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• At $3,902/mo this rent would consume 75% of the median local household income ($62k/yr) (locally 388% 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 $8k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $78k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $280k implies a 1020% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $254,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% 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 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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 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: 1.39% ✓
• Cap rate: 11.68%
• Cash-on-cash: 19.23%
• DSCR: 1.86
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 11.2%
• Equity multiple: 1.44×
• Total profit: $34,619
• Equity at exit: $41,749

10-year hold

• IRR: 20.2%
• Equity multiple: 2.70×
• Total profit: $133,125
• Equity at exit: $24,209

Cash invested: $78,400 (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 45217

• Home prices YoY: -31.9%
• Active inventory: 29
• Price-to-rent: 23.9×

Monthly cashflow live

• Estimated rent: $3,902 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$242 /mo · $2,898/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$819
• Net cashflow: $1,256

Break-even live

Break-even rent $2,312

Max offer price $280,000

Occupancy floor 63%

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$3,900
Total (4 units)			$3,902

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $280,000 Active 112 DOM
2. 2026-06-17
   days on market $280,000 Active 111 DOM
3. 2026-06-16
   days on market $280,000 Active 110 DOM
4. 2026-06-15
   days on market $280,000 Active 109 DOM
5. 2026-06-13
   days on market $280,000 Active 107 DOM
6. 2026-06-13
   days on market $280,000 Active 106 DOM
7. 2026-06-09
   days on market $280,000 Active 103 DOM
8. 2026-06-08
   days on market $280,000 Active 102 DOM
9. 2026-06-07
   days on market $280,000 Active 101 DOM
10. 2026-06-03
    days on market $280,000 Active 97 DOM
11. 2026-06-02
    days on market $280,000 Active 96 DOM
12. 2026-06-01
    days on market $280,000 Active 95 DOM
13. 2026-05-31
    days on market $280,000 Active 94 DOM
14. 2026-05-13
    price $280,000
15. 2026-02-26
    listed $300,000 Active
16. 2024-05-27
    historical 179-char remark

    Show marketing remark (179 chars)

    ATTENTION INVESTORS: Cash flowing quad - 1 bedroom units leased at $885/mo, 2 units vacant. SELLING AS IS WHERE IS. All MLS information believed to be accurate but not guaranteed.

17. 2024-03-25
    price $299,000 179-char remark

    Show marketing remark (179 chars)

    ATTENTION INVESTORS: Cash flowing quad - 1 bedroom units leased at $885/mo, 2 units vacant. SELLING AS IS WHERE IS. All MLS information believed to be accurate but not guaranteed.

18. 2024-02-27
    listed $315,000 Active 179-char remark

    Show marketing remark (179 chars)

    ATTENTION INVESTORS: Cash flowing quad - 1 bedroom units leased at $885/mo, 2 units vacant. SELLING AS IS WHERE IS. All MLS information believed to be accurate but not guaranteed.

19. 2016-01-14
    historical
20. 2015-09-14
    price $69,900
21. 2015-09-01
    price $79,900
22. 2015-08-06
    price $89,999
23. 2015-07-20
    listed $99,900 Active
24. 2015-01-06
    historical
25. 2014-01-06
    listed $69,900
26. 2012-09-28
    soldstatus $25,000
27. 2012-08-14
    listed $20,000
28. 2001-12-04
    soldstatus $129,900
29. 2001-04-27
    soldstatus $56,000
30. 2001-02-28
    soldstatus $46,600

ⓘ 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: $2,898 · $242/mo
• Projected year-2 tax: $3,633 · $303/mo
• Expected delta: +$735/yr (+$61/mo · 25.4%)

ⓘ 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,824
• − Mortgage interest: −$15,684
• − Property taxes: −$2,898
• − Insurance: −$1,400
• − Repairs & maintenance: −$3,746
• − Management: −$3,746
• − Depreciation: −$8,145
• Taxable income: $11,204
• Est. tax owed @ 24.0%: −$2,689
• After-tax cash flow: $12,384/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): 6,454
• Household income: $62,200
• Rent vs Own: 40.0% rent · 60.0% own
• Severe rent burden: 388.0

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% Hispanic / Latino 4% Two or more races 3% Asian 1%
• Common ancestry: Iranian 2% Italian 1% Lithuanian 1%
• Foreign-born: 3%
• Languages at home: 96% English-only · Russian/Polish/Slavic 1% Spanish 1% Other Indo-European 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: ▼ -100.98%
• Current HPI: 215.4479
• 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

+500.9% since first listed

17 events — show timeline

• 2026-05-13 Price Changed $280,000 Cincy MLS
• 2026-02-26 Listed $300,000 Cincy MLS
• 2024-05-27 Listing Removed — Cincy MLS
• 2024-03-25 Price Changed $299,000 Cincy MLS
• 2024-02-27 Listed $315,000 Cincy MLS
• 2016-01-14 Listing Removed — Cincy MLS
• 2015-09-14 Price Changed $69,900 Cincy MLS
• 2015-09-01 Price Changed $79,900 Cincy MLS
• 2015-08-06 Price Changed $89,999 Cincy MLS
• 2015-07-20 Listed $99,900 Cincy MLS
• 2015-01-06 Listing Removed — Cincy MLS
• 2014-01-06 Listed $69,900 Cincy MLS
• 2012-09-28 Sold (MLS) $25,000 Cincy MLS
• 2012-08-14 Listed $20,000 Cincy MLS
• 2001-12-04 Sold (Public Records) $129,900 Public Records
• 2001-04-27 Sold (Public Records) $56,000 Public Records
• 2001-02-28 Sold (Public Records) $46,600 Public Records

Property tax history

+12.7%/yr

Latest (2025): $2,898 · +0.7% YoY. Source: county tax records.