916 Findlay St · Cincinnati, OH 45214

$379,900

4 bd · 2.5 ba · 1,456 sqft · SingleFamily public records · 50 Days on market

Built 1865 1,655 sqft lot Est $271k · 40% over

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Why this score? — see what drove the D- 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).

• Appreciation +10.0/10.0
• Cash flow +9.2/30.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• DSCR +2.6/10.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Stunning renovation of an historic home*Spacious primary bedroom suite w/ private balcony overlooking manicured lawn with 6' custom privacy fence*Open main living area w/ quartz counters, kitchen island, & new stainless steel appliances*Fully-retractable glass wall w/ screen between the kitchen & the backyard. Diligent preservation of historic staircase, fireplace mantels, &exposed brick*Pride of place & ownership reflected in the details throughout the home*Close OTR, TQL stadium , Findlay Mkt

Key facts

• 1,655 sq ft lot
• Built 1865
• Listed 49 days

Property features AI

Finance

• Other: Tax abatement in place
• HOA & community: No homeowners association

Exterior

• Parking: Off-street parking via driveway
• Utilities: Public water; Public sewer; Natural gas
• Home design: Traditional single-family home; Two levels; Stone foundation
• Construction: Brick construction; Membrane roof
• Exterior features: Balcony; Covered deck/patio; Two fireplaces (brick, currently inoperable)

Interior

• Kitchen: Quartz countertops; Eat-in kitchen with island; Gourmet kitchen; Vinyl flooring; Kitchen walkout
• Bedrooms: Three bedrooms total; Primary bedroom is on the second floor with a walkout (approx. 13 x 12); Bedroom 2 on second floor (approx. 13 x 9); Bedroom 3 on second floor (approx. 10 x 9)
• Flooring: Vinyl flooring in kitchen
• Bathrooms: Two full bathrooms (both on second floor); One half bathroom on the first floor; Primary bathroom includes a shower
• Heating & cooling: Central air conditioning; Forced-air gas heating; Programmable thermostat; Gas water heating
• Interior features: 9-foot (or higher) ceilings; Multi-panel doors; Recessed lighting; Ceiling fan; 220-volt service
• Laundry & utility: Dishwasher; Garbage disposal; Oven/Range; Refrigerator

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $380k.

Deal economics

• At list price, monthly cash flow is $-285 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $330k (13.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (31.6% below list).
• Recommended offer: $260k (31.6% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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.
• Zoned schools: Sands Montessori School (math 70% / reading 77%, grade A, #311 of 1,584 statewide, top 20%, 683 students, 22% FRL); Hartwell School (math 17% / reading 31%, grade F, #593 of 654 statewide, top 91%, 447 students, 0% FRL); Walnut Hills High School (math 79% / reading 89%, grade A, #17 of 781 statewide, top 2%, 2,582 students, 14% FRL) — zoned schools average 12% FRL vs 70% district-wide (59 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 60% at this address vs 30% district-wide (+30 pts) — the actual schools serving this property are materially stronger than the Cincinnati Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+8.1%/yr); 67 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).

Forward outlook

• In year one you build about $41k of equity ($3k loan paydown + $38k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$65k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($369k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 27y 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 $330k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1865 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $259,786 (31.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1865 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.68% ✗
• Cap rate: 5.39%
• Cash-on-cash: -3.21%
• DSCR: 0.86
• GRM: 12.2

CMA / ARV

• ARV (on-the-fly): $270,816
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
318 W Mcmicken Ave	0.39mi	3/1.0 (-1)	1,504 (+3%)	5mo	$57,500	$38	61
431 Ada St	0.69mi	4/2.0	1,479 (+2%)	10mo	$275,000	$186	55
450 Lloyd Pl	0.58mi	3/2.0 (-1)	1,307 (-10%)	5mo	$309,000	$236	45
336 Warner St	0.66mi	3/1.0 (-1)	1,343 (-8%)	1mo	$250,000	$186	44
2220 Flora St	0.56mi	4/1.5	1,349 (-7%)	20mo	$287,500	$213	41
276 Emming St	0.57mi	5/2.0 (+1)	1,638 (+12%)	8mo	$237,000	$145	38
2331 Muriel Ct	0.67mi	3/1.0 (-1)	1,426 (-2%)	20mo	$235,000	$165	37
2311 Stratford Ave	0.72mi	5/2.0 (+1)	1,615 (+11%)	6mo	$297,500	$184	37
2432 Halstead St	0.73mi	3/1.0 (-1)	1,585 (+9%)	6mo	$72,500	$46	35
2307 Flora St	0.67mi	3/2.0 (-1)	1,368 (-6%)	23mo	$325,000	$238	32
2323 Muriel Ct	0.67mi	3/2.0 (-1)	1,259 (-14%)	18mo	$252,000	$200	24

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 23.4%
• Equity multiple: 2.90×
• Total profit: $202,370
• Equity at exit: $342,244

10-year hold

• IRR: 21.9%
• Equity multiple: 7.05×
• Total profit: $643,937
• Equity at exit: $738,062

Cash invested: $106,372 (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 45214

• Home prices YoY: 3.6%
• Rents YoY: 8.1%
• Active inventory: 67
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $2,598 high
• Mortgage (P&I): −$1,992
• Tax from tax record: −$186 /mo · $2,236/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $-285

Break-even live

Break-even rent $2,958

Max offer price $329,630

Occupancy floor —

Sensitivity live

Price	-10% $-70	-5% $-177	+0% $-285	+5% $-392	+10% $-500
Rent	-10% $-490	-5% $-387	+0% $-285	+5% $-182	+10% $-79
Rate	-1.0pp $-93	-0.5pp $-188	base $-285	+0.5pp $-383	+1.0pp $-483

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: $94,975
• Closing costs: $11,397
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
812 Dayton St Unit 1056021P Cincinnati, OH	3.0	1.0	1453	$2,995	$2.06	3d	1	0.22mi
414 Dayton St Cincinnati, OH	3.0	2.5	1176	$2,400	$2.04	25d	1	0.34mi
445 W McMicken Ave Cincinnati, OH	3.0	1.0	1090	$1,350	$1.24	25d	1	0.40mi
1617 Elm St Cincinnati, OH	3.0	1.0–2.0	1028	$4,814	$4.68	0d	44	0.59mi
2231 Flora St Cincinnati, OH	4.0	2.0	1728	$1,500	$0.87	25d	1	0.61mi
111 W Elder St Unit 1056044P Cincinnati, OH	1.0–4.0	1.0–4.0	1835	$7,140	$3.89	12d	2	0.61mi
231 Emming St Unit 2 Cincinnati, OH	3.0	1.0	1200	$1,800	$1.50	25d	1	0.64mi
107 E Clifton Ave Unit 1234537P Cincinnati, OH	2.0–3.0	1.0–2.0	2260	$6,619	$2.93	16d	2	0.65mi
217 Emming St Unit 1 Cincinnati, OH	4.0	2.0	1510	$1,800	$1.19	25d	1	0.66mi
1508 Pleasant St Unit 1495913P Cincinnati, OH	1.0–3.0	1.0–2.0	1431	$8,294	$5.80	3d	2	0.71mi
421 Southview Ave Unit 2 Cincinnati, OH	3.0	1.0	1350	$1,800	$1.33	25d	1	0.77mi
348 Volkert Ave Cincinnati, OH	4.0	2.5	1400	$2,800	$2.00	25d	1	0.82mi
2521 Ravine St Cincinnati, OH	3.0	3.5	1528	$2,995	$1.96	25d	1	0.95mi
2386 Wheeler St Cincinnati, OH	4.0	1.0	1740	$2,700	$1.55	25d	1	0.95mi
2388 Wheeler St Cincinnati, OH	4.0	2.0	1740	$2,700	$1.55	25d	1	0.95mi
2704 W McMicken Ave Unit 2 Cincinnati, OH	3.0	1.0	1760	$1,500	$0.85	25d	1	1.00mi
1410 Mansfield St Apt 4 Cincinnati, OH	3.0	2.0	1412	$2,387	$1.69	12d	1	1.12mi
1410 Mansfield St Apt 3 Cincinnati, OH	3.0	2.0	1412	$2,401	$1.70	12d	1	1.12mi
1042 Marshall Ave Apt 3 Cincinnati, OH	3.0	1.0	1400	$1,195	$0.85	25d	1	1.15mi
7 W Hollister St Cincinnati, OH	5.0	2.0	1585	$2,750	$1.74	16d	1	1.16mi
1326 Broadway Unit 1324946P Cincinnati, OH	1.0–3.0	1.0–3.0	1162	$10,683	$9.19	25d	2	1.20mi
424 Liberty Hl Unit 1056033P Cincinnati, OH	3.0	2.0	1453	$5,780	$3.98	3d	1	1.21mi
1304 Broadway Unit 1056130P Cincinnati, OH	1.0–5.0	1.0–4.0	2072	$7,152	$3.45	12d	2	1.22mi
216 Gilman Ave Unit 1363975P Cincinnati, OH	3.0	1.0	1776	$3,474	$1.96	5d	1	1.27mi
236 Gilman Ave Cincinnati, OH	3.0	2.5	1699	$2,200	$1.29	14d	1	1.31mi
417 Vine St Cincinnati, OH	3.0	2.0	1602	$2,950	$1.84	16d	1	1.40mi
1 W 4th St Cincinnati, OH	3.0	1.0–3.5	1675	$9,200	$5.49	5d	96	1.45mi
2025 Burnet Ave Unit 2 Cincinnati, OH	3.0	2.0	1513	$1,795	$1.19	5d	1	1.46mi
309 Vine St Cincinnati, OH	1.0–3.0	1.0–2.0	955	$3,334	$3.49	3d	15	1.49mi

Listing history 30 events

1. 2026-06-21
   days on market $379,900 Active 50 DOM
2. 2026-06-18
   days on market $379,900 Active 47 DOM
3. 2026-06-17
   days on market $379,900 Active 46 DOM
4. 2026-06-16
   days on market $379,900 Active 45 DOM
5. 2026-06-15
   days on market $379,900 Active 44 DOM
6. 2026-06-13
   days on market $379,900 Active 42 DOM
7. 2026-06-13
   pricedays on market $379,900 Active 41 DOM
8. 2026-06-09
   days on market $389,900 Active 38 DOM
9. 2026-06-08
   days on market $389,900 Active 37 DOM
10. 2026-06-07
    days on market $389,900 Active 36 DOM
11. 2026-06-03
    days on market $389,900 Active 32 DOM
12. 2026-06-02
    days on market $389,900 Active 31 DOM
13. 2026-06-01
    days on market $389,900 Active 30 DOM
14. 2026-05-31
    days on market $389,900 Active 29 DOM
15. 2026-05-03
    listed $389,900 Active
16. 2023-01-09
    soldstatus $330,000 Sold 515-char remark

    Show marketing remark (515 chars)

    Stunning renovation of an historic home*Spacious primary bedroom suite w/ private balcony overlooking manicured lawn with 6' custom privacy fence*Open main living area w/ quartz counters, kitchen island, & new stainless steel appliances*Fully-retractable glass wall w/ screen between the kitchen & the backyard. Diligent preservation of historic staircase, fireplace mantels, &exposed brick*Pride of place & ownership reflected in the details throughout the home*Close OTR, TQL stadium , Findlay Mkt

17. 2022-11-28
    historical Contingency Pending 515-char remark

    Show marketing remark (515 chars)

    Stunning renovation of an historic home*Spacious primary bedroom suite w/ private balcony overlooking manicured lawn with 6' custom privacy fence*Open main living area w/ quartz counters, kitchen island, & new stainless steel appliances*Fully-retractable glass wall w/ screen between the kitchen & the backyard. Diligent preservation of historic staircase, fireplace mantels, &exposed brick*Pride of place & ownership reflected in the details throughout the home*Close OTR, TQL stadium , Findlay Mkt

18. 2022-11-07
    listed $330,000 Active 515-char remark

    Show marketing remark (515 chars)

    Stunning renovation of an historic home*Spacious primary bedroom suite w/ private balcony overlooking manicured lawn with 6' custom privacy fence*Open main living area w/ quartz counters, kitchen island, & new stainless steel appliances*Fully-retractable glass wall w/ screen between the kitchen & the backyard. Diligent preservation of historic staircase, fireplace mantels, &exposed brick*Pride of place & ownership reflected in the details throughout the home*Close OTR, TQL stadium , Findlay Mkt

19. 2019-01-24
    soldstatus $47,800 Sold 186-char remark

    Show marketing remark (186 chars)

    Come finish this project in the hot West End! 2 one bedroom apartments that the owner started are ready for you to make your own, but needs to be finished by you. Property is sold as-is.

20. 2018-11-20
    historical Accept Backup Offers 186-char remark

    Show marketing remark (186 chars)

    Come finish this project in the hot West End! 2 one bedroom apartments that the owner started are ready for you to make your own, but needs to be finished by you. Property is sold as-is.

21. 2018-10-15
    status Active 186-char remark

    Show marketing remark (186 chars)

    Come finish this project in the hot West End! 2 one bedroom apartments that the owner started are ready for you to make your own, but needs to be finished by you. Property is sold as-is.

22. 2018-09-19
    historical Accept Backup Offers 186-char remark

    Show marketing remark (186 chars)

    Come finish this project in the hot West End! 2 one bedroom apartments that the owner started are ready for you to make your own, but needs to be finished by you. Property is sold as-is.

23. 2018-09-14
    listed $50,000 Active 186-char remark

    Show marketing remark (186 chars)

    Come finish this project in the hot West End! 2 one bedroom apartments that the owner started are ready for you to make your own, but needs to be finished by you. Property is sold as-is.

24. 2015-01-25
    historical
25. 2014-01-25
    listed $7,900
26. 2013-11-20
    soldstatus $10,000
27. 2003-04-11
    soldstatus $60,000
28. 2000-08-29
    historical
29. 1999-02-10
    listed $39,000
30. 1991-05-21
    soldstatus $71,150

ⓘ 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: $2,236 · $186/mo
• Projected year-2 tax: $4,081 · $340/mo
• Expected delta: +$1,845/yr (+$154/mo · 82.5%)

ⓘ 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 5/10 Major 7 d/yr ≥103°F today · 20 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: $31,174
• − Mortgage interest: −$21,280
• − Property taxes: −$2,236
• − Insurance: −$1,900
• − Repairs & maintenance: −$2,494
• − Management: −$2,494
• − Depreciation: −$11,052
• Taxable loss: −$10,281
• Est. tax savings @ 24.0%: +$2,467
• After-tax cash flow: $-947/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): 8,630
• Household income: $27,852
• Rent vs Own: 76.1% rent · 23.9% own
• Severe rent burden: 857.0

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 Black (63%)
• Race & ethnicity: Black 63% White 27% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · 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: ▲ 15.01%
• Current HPI: 433.2346
• Rent YoY: ▲ 8.09%
• 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

+448.0% since first listed

16 events — show timeline

• 2026-05-03 Listed $389,900 Cincy MLS
• 2023-01-09 Sold (MLS) $330,000 Cincy MLS
• 2022-11-28 Contingent — Cincy MLS
• 2022-11-07 Listed $330,000 Cincy MLS
• 2019-01-24 Sold (MLS) $47,800 Cincy MLS
• 2018-11-20 Contingent — Cincy MLS
• 2018-10-15 Relisted — Cincy MLS
• 2018-09-19 Contingent — Cincy MLS
• 2018-09-14 Listed $50,000 Cincy MLS
• 2015-01-25 Listing Removed — Cincy MLS
• 2014-01-25 Listed $7,900 Cincy MLS
• 2013-11-20 Sold (Public Records) $10,000 Public Records
• 2003-04-11 Sold (Public Records) $60,000 Public Records
• 2000-08-29 Listing Removed — Cincy MLS
• 1999-02-10 Listed $39,000 Cincy MLS
• 1991-05-21 Sold (Public Records) $71,150 Public Records

Property tax history

+26.8%/yr

Latest (2025): $2,236 · +3.0% YoY. Source: county tax records.