529 Elliott Ave · Arlington Heights, OH 45215

$119,900

4 bd · 1.0 ba · 1,680 sqft · SingleFamily public records · 126 Days on market

Built 1890 7,623 sqft lot $71/sqft · 39% below area Est $198k · 39% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.5/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The property is tenant occupied. Current tenant is month to month and pays $1100 plus all utilities. The home is part of a portfolio that can be sold separate or together.HVAC, electric and plumbing updated within last 5 years.

Key facts

• Plumbing updated
• Hvac updated
• Electric updated

Tags

• HVAC UPDATED
• ELECTRIC UPDATED
• PLUMBING UPDATED

🏷️ Possibly a rental listed for sale. The $119,900 price doesn't fit this home's estimated sale value (~$197,851) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $692 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#334 in OH) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A-; Watch: health & safety C-, crime D, schools D-.
• Lockland Local (suburban): math 16% / reading 23% proficiency, ranked #632 of 656 in OH (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+8.0%/yr); 47 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 33% of the median local income ($69k/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 $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $120k implies a 1042% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D 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 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: 1.57% ✓
• Cap rate: 13.22%
• Cash-on-cash: 24.75%
• DSCR: 2.10
• GRM: 5.3

CMA / ARV

• ARV (median comp): $197,851
• List price: $119,900
• Delta: -39.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
230 Ohio Cir	0.36mi	4/2.0	1,675 (-0%)	11mo	$265,000	$158	69
639 Arlington Ave	0.17mi	3/1.0 (-1)	1,532 (-9%)	11mo	$145,000	$95	64
314 Elm St	0.70mi	4/1.0	1,651 (-2%)	2mo	$159,900	$97	63
410 Rolef Ave	0.35mi	4/2.0	1,818 (+8%)	5mo	$222,500	$122	62
8420 Anthony Wayne Ave	0.37mi	3/1.5 (-1)	1,768 (+5%)	15mo	$172,500	$98	55
364 Elliott Ave	0.27mi	5/2.0 (+1)	1,555 (-7%)	15mo	$100,150	$64	53
7755 Newbedford Ave	0.75mi	4/2.5	1,698 (+1%)	7mo	$286,600	$169	52
653 Harmes Ave	0.67mi	3/2.0 (-1)	1,560 (-7%)	4mo	$227,500	$146	44
7829 Sunfield Dr	0.66mi	3/2.0 (-1)	1,555 (-7%)	4mo	$265,000	$170	44
711 S Cooper Ave	0.73mi	3/1.0 (-1)	1,590 (-5%)	14mo	$225,000	$142	40
7829 Greenland Pl	0.68mi	3/1.5 (-1)	1,467 (-13%)	10mo	$162,000	$110	32
400 Bradley Ave	0.71mi	3/2.0 (-1)	1,478 (-12%)	15mo	$235,000	$159	25

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 23.6%
• Equity multiple: 2.03×
• Total profit: $34,602
• Equity at exit: $17,877

10-year hold

• IRR: 34.5%
• Equity multiple: 4.94×
• Total profit: $132,136
• Equity at exit: $10,367

Cash invested: $33,572 (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 45215

• Rents YoY: 8.0%
• Active inventory: 47
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,879 high
• Mortgage (P&I): −$629
• Tax from tax record: −$114 /mo · $1,364/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $692

Break-even live

Break-even rent $1,003

Max offer price $119,900

Occupancy floor 58%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8346 Anthony Wayne Ave Cincinnati, OH	3.0	2.0	1716	$1,750	$1.02	23d	1	0.37mi
332 Arlington Ave Cincinnati, OH	3.0	2.0	1500	$1,750	$1.17	17d	1	0.51mi
7844 Glenorchard Dr Cincinnati, OH	4.0	2.0	1400	$1,800	$1.29	14d	1	0.61mi
1634 Crest Hill Ave Unit 1 Cincinnati, OH	5.0	2.0	2000	$1,600	$0.80	23d	1	0.70mi
1 E Lake Shore Dr Cincinnati, OH	1.0–3.0	1.0–2.0	845	$1,720	$2.04	1d	54	0.79mi
301 W Benson St Unit 6 Cincinnati, OH	3.0	2.0	1500	$1,995	$1.33	43d	1	0.84mi

Listing history 26 events

1. 2026-06-18
   days on market $119,900 Active 126 DOM
2. 2026-06-17
   days on market $119,900 Active 125 DOM
3. 2026-06-16
   days on market $119,900 Active 124 DOM
4. 2026-06-15
   days on market $119,900 Active 123 DOM
5. 2026-06-13
   days on market $119,900 Active 121 DOM
6. 2026-06-09
   days on market $119,900 Active 117 DOM
7. 2026-06-08
   days on market $119,900 Active 116 DOM
8. 2026-06-07
   days on market $119,900 Active 115 DOM
9. 2026-06-05
   days on market $119,900 Active 112 DOM
10. 2026-06-03
    days on market $119,900 Active 111 DOM
11. 2026-06-02
    days on market $119,900 Active 110 DOM
12. 2026-06-01
    days on market $119,900 Active 109 DOM
13. 2026-05-31
    days on market $119,900 Active 108 DOM
14. 2026-04-20
    price $119,900 229-char remark

    Show marketing remark (229 chars)

    The property is tenant occupied. Current tenant is month to month and pays $1100 plus all utilities. The home is part of a portfolio that can be sold separate or together.HVAC, electric and plumbing updated within last 5 years.

15. 2026-02-12
    listed $139,900 Active 229-char remark

    Show marketing remark (229 chars)

    The property is tenant occupied. Current tenant is month to month and pays $1100 plus all utilities. The home is part of a portfolio that can be sold separate or together.HVAC, electric and plumbing updated within last 5 years.

16. 2015-07-27
    soldstatus $10,500 Sold 219-char remark

    Show marketing remark (219 chars)

    Tenants Just Moved Out. Great opportunity for a single family ranch, Investment, or Owner Occupied. SOLD AS IS/WHERE IS. Buyers responsibility to research any and all CODE/HEALTH/Zoning Laws/Violations prior to closing

17. 2015-07-17
    historical Accept Backup Offers 219-char remark

    Show marketing remark (219 chars)

    Tenants Just Moved Out. Great opportunity for a single family ranch, Investment, or Owner Occupied. SOLD AS IS/WHERE IS. Buyers responsibility to research any and all CODE/HEALTH/Zoning Laws/Violations prior to closing

18. 2015-07-13
    price $14,900 219-char remark

    Show marketing remark (219 chars)

    Tenants Just Moved Out. Great opportunity for a single family ranch, Investment, or Owner Occupied. SOLD AS IS/WHERE IS. Buyers responsibility to research any and all CODE/HEALTH/Zoning Laws/Violations prior to closing

19. 2015-07-03
    price $17,900 219-char remark

    Show marketing remark (219 chars)

    Tenants Just Moved Out. Great opportunity for a single family ranch, Investment, or Owner Occupied. SOLD AS IS/WHERE IS. Buyers responsibility to research any and all CODE/HEALTH/Zoning Laws/Violations prior to closing

20. 2015-06-08
    price $25,000 219-char remark

    Show marketing remark (219 chars)

    Tenants Just Moved Out. Great opportunity for a single family ranch, Investment, or Owner Occupied. SOLD AS IS/WHERE IS. Buyers responsibility to research any and all CODE/HEALTH/Zoning Laws/Violations prior to closing

21. 2015-06-08
    status Active 219-char remark

    Show marketing remark (219 chars)

    Tenants Just Moved Out. Great opportunity for a single family ranch, Investment, or Owner Occupied. SOLD AS IS/WHERE IS. Buyers responsibility to research any and all CODE/HEALTH/Zoning Laws/Violations prior to closing

22. 2015-04-29
    historical Accept Backup Offers 219-char remark

    Show marketing remark (219 chars)

    Tenants Just Moved Out. Great opportunity for a single family ranch, Investment, or Owner Occupied. SOLD AS IS/WHERE IS. Buyers responsibility to research any and all CODE/HEALTH/Zoning Laws/Violations prior to closing

23. 2015-03-04
    listed $40,000 Active 219-char remark

    Show marketing remark (219 chars)

    Tenants Just Moved Out. Great opportunity for a single family ranch, Investment, or Owner Occupied. SOLD AS IS/WHERE IS. Buyers responsibility to research any and all CODE/HEALTH/Zoning Laws/Violations prior to closing

24. 2008-07-02
    historical
25. 2007-09-07
    listed $90,000
26. 2003-06-20
    soldstatus $101,000

ⓘ 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: $1,364 · $114/mo
• Projected year-2 tax: $1,617 · $135/mo
• Expected delta: +$253/yr (+$21/mo · 18.6%)

ⓘ 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 · 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: $22,552
• − Mortgage interest: −$6,716
• − Property taxes: −$1,364
• − Insurance: −$600
• − Repairs & maintenance: −$1,804
• − Management: −$1,804
• − Depreciation: −$3,488
• Taxable income: $6,776
• Est. tax owed @ 24.0%: −$1,626
• After-tax cash flow: $6,681/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: Lockland Local
• NCES district ID: 3904423
• Math proficiency: 16% ▼ -4.00%
• Reading proficiency: 23% ▼ -7.00%
• Median HH income: $33,458
• Composite: 15.89/100
• National rank: #9256
• State rank: #632 of 656 in OH

Livability — Arlington Heights

• Score: 73/100
• State rank: #334
• US rank: #5481

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arlington Heights, OH
• County: Hamilton County · 701,295 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 30,586
• Household income: $69,372
• Rent vs Own: 44.3% rent · 55.7% own
• Severe rent burden: 1529.0

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 (63%)
• Race & ethnicity: White 63% Black 26% Two or more races 6% Hispanic / Latino 3% Asian 2%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -263.50%
• Current HPI: 217.3319
• Rent YoY: ▲ 8.02%
• 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

+18.7% since first listed

13 events — show timeline

• 2026-04-20 Price Changed $119,900 Cincy MLS
• 2026-02-12 Listed $139,900 Cincy MLS
• 2015-07-27 Sold (MLS) $10,500 Cincy MLS
• 2015-07-17 Contingent — Cincy MLS
• 2015-07-13 Price Changed $14,900 Cincy MLS
• 2015-07-03 Price Changed $17,900 Cincy MLS
• 2015-06-08 Price Changed $25,000 Cincy MLS
• 2015-06-08 Relisted — Cincy MLS
• 2015-04-29 Contingent — Cincy MLS
• 2015-03-04 Listed $40,000 Cincy MLS
• 2008-07-02 Listing Removed — Cincy MLS
• 2007-09-07 Listed $90,000 Cincy MLS
• 2003-06-20 Sold (Public Records) $101,000 Public Records

Property tax history

-3.9%/yr

Latest (2025): $1,364 · +10.4% YoY. Source: county tax records.