7205 Longfield Dr · Madeira, OH 45243

$449,900

20 bd · 16.0 ba · 2,300 sqft · MultiFamily · 17 Days on market

Built 1961 9,627 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +7.6/10.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• 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

Great price for tenant paid heat bldg. Newer mechanics. Excellent investment opportunity within walking distance to Madeira shopping and close to highways. Fully rented.

Key facts

• Coin laundry
• Off street parking
• Great location

Tags

• OFF STREET PARKING
• COIN LAUNDRY
• NEW ROOF
• GLASS BLOCK WINDOWS
• GREAT LOCATION

Property features AI

Finance

• Other: Zoned for multi-family
• Financial info: All units on month-to-month leases; Unit rents listed: three 1-bedroom units at approximately $892–$950 (individual rents: $950, $900, $825) and one 2-bedroom unit at $975

Exterior

• Parking: Off-street lot parking with 4 open spaces
• Utilities: Public water; Public sewer; Natural gas service
• Home design: Quad (four-unit) property; Single-level structure
• Construction: Brick construction; Block foundation; Shingle roof; Built with separate utilities per unit
• Exterior features: Double-hung insulated windows; Off-street parking (lot)

Interior

• Bedrooms: Four-unit building with three 1-bedroom units and one 2-bedroom unit; Each 1-bedroom unit has 1 bedroom; The 2-bedroom unit has 2 bedrooms
• Bathrooms: Each unit has 1 full bathroom
• Heating & cooling: Forced-air gas heating; Wall air-conditioning units; Separate furnace for units; Separate A/C for units; Separate gas and electric metering; Heat paid by tenants; Water paid by owner
• Interior features: Partial basement; Storage area; Coin laundry
• Laundry & utility: Coin laundry on site

What this means for you Summary

Snapshot

• This is a 3×1bd/1ba + 1×2bd/1ba units multifamily listed at $450k.

Deal economics

• At list price, monthly cash flow is $3k ($32k/yr) — positive. Per door: $667/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $450k).
• Recommended offer: $443k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.4% vs local median 3.0% in Madeira — 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 86/100 on livability (#36 in OH, #347 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, employment A+; Watch: amenities C-, commute D+.
• Madeira City (suburban): math 82% / reading 90% proficiency, ranked #13 of 656 in OH (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical; only 6% free/reduced lunch — higher-income household profile.
• Market conditions: 37 active listings in the ZIP; high-income renter base; 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• At $7,622/mo this rent would consume 54% of the median local household income ($170k/yr) (locally 16% 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 $13k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $126k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($443k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y 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 $142k; list at $450k implies a 216% gain — meaningful room to come down on a strong offer.

Recommended offer $443,151 (1.5% below list)

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 1961 — 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 A-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. 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 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: 1.69% ✓
• Cap rate: 13.41%
• Cash-on-cash: 25.42%
• DSCR: 2.13
• GRM: 4.9

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: 19.0%
• Equity multiple: 1.77×
• Total profit: $97,312
• Equity at exit: $67,082

10-year hold

• IRR: 27.4%
• Equity multiple: 3.42×
• Total profit: $304,651
• Equity at exit: $38,899

Cash invested: $125,972 (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 45243

• Active inventory: 37
• Price-to-rent: 20.4×

Monthly cashflow live

• Estimated rent: $7,622 medium
• Mortgage (P&I): −$2,359
• Tax from tax record: −$806 /mo · $9,675/yr
• Insurance: −$187
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,601
• Net cashflow: $2,668

Break-even live

Break-even rent $4,244

Max offer price $449,900

Occupancy floor 60%

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

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$5,514
1× unit	2	1	$2,106
Total (4 units)			$7,622

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: $112,475
• Closing costs: $13,497
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $449,900 Active 17 DOM
2. 2026-06-17
   days on market $449,900 Active 16 DOM
3. 2026-06-16
   days on market $449,900 Active 15 DOM
4. 2026-06-15
   days on market $449,900 Active 14 DOM
5. 2026-06-13
   days on market $449,900 Active 12 DOM
6. 2026-06-13
   days on market $449,900 Active 11 DOM
7. 2026-06-09
   days on market $449,900 Active 8 DOM
8. 2026-06-08
   days on market $449,900 Active 7 DOM
9. 2026-06-07
   days on market $449,900 Active 6 DOM
10. 2026-06-03
    days on market $449,900 Active 2 DOM
11. 2026-06-02
    remarks 451-char remark
12. 2026-06-02
    listed $449,900 Active 1 DOM

ⓘ 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: $9,675 · $806/mo
• Projected year-2 tax: $9,675 · $806/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $91,464
• − Mortgage interest: −$25,201
• − Property taxes: −$9,675
• − Insurance: −$2,250
• − Repairs & maintenance: −$7,317
• − Management: −$7,317
• − Depreciation: −$13,088
• Taxable income: $26,616
• Est. tax owed @ 24.0%: −$6,388
• After-tax cash flow: $25,633/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: Madeira City
• NCES district ID: 3904428
• Math proficiency: 82% ▼ -10.00%
• Reading proficiency: 90% ▼ -4.00%
• Median HH income: $87,380
• Composite: 76.18/100
• National rank: #112
• State rank: #13 of 656 in OH

Livability — Madeira

• Score: 86/100
• State rank: #36
• US rank: #347

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Madeira, OH
• County: Hamilton · 838,887 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 15,958
• Household income: $170,006
• Rent vs Own: 11.4% rent · 88.6% own
• Severe rent burden: 16.3

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 (85%)
• Race & ethnicity: White 85% Asian 5% Two or more races 4% Black 4% Hispanic / Latino 3%
• Common ancestry: Slovak 3% Iranian 2% Italian 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 90% English-only · Other Indo-European 3% Spanish 2% Other Asian/Pacific 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: ▼ -373.87%
• Current HPI: 228.6611
• Rent YoY: —
• Metro: —
• 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

+201.9% since first listed

4 events — show timeline

• 2026-06-01 Listed $449,900 Cincy MLS
• 2010-12-03 Sold (Public Records) $142,500 Public Records
• 2010-11-01 Sold (MLS) $142,000 Cincy MLS
• 2010-09-01 Listed $149,000 Cincy MLS

Property tax history

+7.7%/yr

Latest (2025): $9,675 · +0.2% YoY. Source: county tax records.