3845 Olivette Ave · Cheviot, OH 45211

$144,900

3 bd · 2.0 ba · 1,179 sqft · SingleFamily public records · 17 Days on market

Built 1903 7,318 sqft lot Est $192k · 25% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +14.0/30.0
• 1% rule +4.2/10.0
• DSCR +4.2/10.0
• Livability +3.9/5.0
• Rent growth +3.4/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lender owned. 3 bedroom, 2 bath home located in Cheviot. Property features a full basement and 2 car detached garage. Conveniently located to restaurants, shopping and parks. Sold 100% AS IS. Good opportunity for an owner occupant or investor.

Key facts

• Covered front porch
• Large backyard
• Full basement

Tags

• EAT-IN KITCHEN
• FULL BASEMENT
• DETACHED GARAGE
• COVERED FRONT PORCH
• LARGE BACKYARD
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Residential zoning; Busline nearby; Cable available
• HOA & community: No HOA

Exterior

• Parking: Detached rear garage (2-car) with garage door opener; Driveway; On-street parking
• Utilities: Public water; Public sewer; Natural gas; Gas water heater; Garage door opener (smart technology)
• Home design: Traditional single-family home; One and one half levels; Poured foundation
• Construction: Shingle roof; Vinyl and wood siding
• Exterior features: Covered porch; Yard lights; Partial wooded yard; Level lot

Interior

• Kitchen: Eat-in kitchen with wood cabinets and vinyl floors; Dishwasher; Microwave; Oven/Range; Refrigerator; Window treatments
• Bedrooms: 3 bedrooms total; Primary bedroom 14 x 10 (Level: 2); Bedroom 2 8 x 11 (Level: 2); Bedroom 3 15 x 15 (Level: 1)
• Flooring: Wall-to-wall carpet in living room; Vinyl flooring in kitchen
• Bathrooms: 2 full bathrooms; One full bathroom on level 1; One full bathroom on level 2
• Heating & cooling: Forced air heating (gas); Central air; Ceiling fans
• Interior features: Natural woodwork; Ceiling fan; Smoke alarm
• Laundry & utility: Sump pump

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $19 ($228/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (8.2% below list).
• Recommended offer: $133k (8.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 5.1% in Cheviot — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 78/100 on livability (#163 in OH, #2,446 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime C-, amenities D, employment 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 (+3.6%/yr); 83 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y 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.

Risks & watch-outs

• Watch-outs: built in 1903 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $133,046 (8.2% below list)

Questions for the listing agent

1. Built in 1903 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.92% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.56%
• DSCR: 1.02
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $192,177
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3850 Taft Ave	0.22mi	3/1.0	1,151 (-2%)	1mo	$146,000	$127	81
3933 Delmar Ave	0.22mi	3/2.0	1,262 (+7%)	1mo	$215,500	$171	77
3743 Bank Ct	0.23mi	3/1.0	1,137 (-4%)	4mo	$185,000	$163	76
3831 Meyerfeld Ave	0.13mi	3/1.0	1,285 (+9%)	3mo	$204,500	$159	72
3937 Washington Ave	0.43mi	3/1.0	1,204 (+2%)	6mo	$192,000	$159	67
2945 Feltz Ave	0.58mi	3/2.0	1,204 (+2%)	4mo	$235,000	$195	66
3902 Taft Ave	0.23mi	2/1.0 (-1)	1,084 (-8%)	4mo	$176,800	$163	64
2938 Temple Ave	0.56mi	2/1.5 (-1)	1,140 (-3%)	2mo	$190,000	$167	59
3237 Wardall Ave	0.18mi	2/1.5 (-1)	1,330 (+13%)	6mo	$190,000	$143	59
3353 Mcfadden Ave	0.62mi	2/1.0 (-1)	1,208 (+2%)	4mo	$145,000	$120	55
4001 Westwood Northern Ave	0.71mi	2/1.0 (-1)	1,136 (-4%)	4mo	$199,000	$175	48
3549 Meadow Ave	0.55mi	2/1.5 (-1)	1,350 (+14%)	6mo	$162,000	$120	38

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 · 3.64% rent growth · sell at horizon

5-year hold

• IRR: -14.6%
• Equity multiple: 0.47×
• Total profit: $-21,369
• Equity at exit: $21,605

10-year hold

• IRR: -4.9%
• Equity multiple: 0.67×
• Total profit: $-13,308
• Equity at exit: $12,528

Cash invested: $40,572 (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 45211

• Home prices YoY: -32.0%
• Rents YoY: 3.6%
• Active inventory: 83
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,330 high
• Mortgage (P&I): −$760
• Tax from tax record: −$212 /mo · $2,542/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $19

Break-even live

Break-even rent $1,306

Max offer price $144,900

Occupancy floor 94%

Sensitivity live

Price	-10% $101	-5% $60	+0% $19	+5% $-22	+10% $-63
Rent	-10% $-86	-5% $-34	+0% $19	+5% $72	+10% $124
Rate	-1.0pp $92	-0.5pp $56	base $19	+0.5pp $-19	+1.0pp $-57

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3955 Trevor Ave Cincinnati, OH	3.0	1.5	1450	$1,495	$1.03	17d	1	0.39mi
3015 Feltz Ave Cincinnati, OH	3.0	1.0	1218	$1,695	$1.39	4d	1	0.46mi
2996 Wardall Ave Unit 2 Cincinnati, OH	2.0	1.0	800	$1,025	$1.28	5d	1	0.49mi
4117 N Bend Rd Cheviot, OH	2.0	1.0	720	$1,095	$1.52	3d	1	0.57mi
3001 Westwood Northern Blvd Unit 3009-10 Cincinnati, OH	2.0	1.0	1000	$1,050	$1.05	24d	1	0.61mi
3771 Robb Ave Unit 3773-28 Cincinnati, OH	2.0	1.0	840	$1,050	$1.25	5d	1	0.64mi
3771 Robb Ave Unit 3777-53 Cincinnati, OH	2.0	1.0	840	$1,100	$1.31	24d	1	0.64mi
3771 Robb Ave Unit 3773-22 Cincinnati, OH	2.0	1.0	840	$1,100	$1.31	11d	1	0.64mi
3771 Robb Ave Cincinnati, OH	1.0–2.0	1.0	720	$1,100	$1.53	17d	2	0.64mi
3771 Robb Ave Unit 3773-13 Cincinnati, OH	2.0	1.0	840	$1,100	$1.31	21d	1	0.64mi
3800 Dina Ter Cheviot, OH	2.0	1.5	800	$1,199	$1.50	24d	1	0.64mi
3801 Dina Ave Cheviot, OH	2.0	1.0–1.5	774	$1,232	$1.59	3d	6	0.65mi
3512 Hazelwood Ave Unit 2 Cincinnati, OH	2.0	1.0	906	$1,750	$1.93	24d	1	0.72mi
4410 N Bend Rd Cincinnati, OH	3.0	2.5	1240	$1,750	$1.41	5d	1	0.86mi
3393 Robb Ave Cincinnati, OH	3.0	1.5	1235	$1,750	$1.42	24d	1	0.87mi
4213 Applegate Ave Unit 2 Cincinnati, OH	2.0	1.0	1054	$1,300	$1.23	15d	1	0.90mi
2872 Montana Ave Cincinnati, OH	2.0	1.0	805	$1,075	$1.34	24d	1	0.97mi
2837 Montana Ave Unit 2 Cincinnati, OH	2.0	1.5	1000	$1,300	$1.30	15d	1	1.06mi
4364 Harrison Ave Cincinnati, OH	2.0	1.0	1000	$1,095	$1.09	45d	1	1.07mi
4364 Harrison Ave Unit 4364 29 Cincinnati, OH	2.0	1.0	1000	$1,095	$1.09	24d	1	1.07mi
2678 Montana Ave Cincinnati, OH	1.0–3.0	1.0–2.0	935	$1,470	$1.57	3d	10	1.11mi
3114 Roosevelt Ave Cincinnati, OH	3.0	1.0	1450	$1,400	$0.97	24d	1	1.15mi
2860 Harrison Ave Apt 21 Cincinnati, OH	2.0	1.5	950	$1,000	$1.05	21d	1	1.16mi
2854 Shaffer Ave Unit 1 Cincinnati, OH	2.0	1.0	1100	$1,125	$1.02	15d	1	1.16mi
5517 Surrey Ave Cincinnati, OH	2.0	1.5	940	$1,549	$1.65	45d	1	1.21mi
2679 Montana Ave Apt 11 Cincinnati, OH	2.0	1.0	1000	$1,150	$1.15	4d	1	1.28mi
2660 Montana Ave Cincinnati, OH	2.0	1.0	750	$1,125	$1.50	4d	4	1.28mi

Listing history 12 events

1. 2026-06-21
   days on market $144,900 Active 17 DOM
2. 2026-06-18
   status $144,900 Active 14 DOM
3. 2026-06-18
   days on market $144,900 Contingency Pending 14 DOM
4. 2026-06-17
   days on market $144,900 Contingency Pending 13 DOM
5. 2026-06-16
   days on market $144,900 Contingency Pending 12 DOM
6. 2026-06-15
   days on market $144,900 Contingency Pending 11 DOM
7. 2026-06-13
   days on market $144,900 Contingency Pending 9 DOM
8. 2026-06-13
   statusdays on market $144,900 Contingency Pending 8 DOM
9. 2026-06-09
   days on market $144,900 Active 5 DOM
10. 2026-06-08
    days on market $144,900 Active 4 DOM
11. 2026-06-07
    remarks 415-char remark
12. 2026-06-07
    listed $144,900 Active 3 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: $2,542 · $212/mo
• Projected year-2 tax: $2,542 · $212/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 1/10 Low
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,966
• − Mortgage interest: −$8,117
• − Property taxes: −$2,542
• − Insurance: −$724
• − Repairs & maintenance: −$1,277
• − Management: −$1,277
• − Depreciation: −$4,215
• Taxable loss: −$2,187
• Est. tax savings @ 24.0%: +$525
• After-tax cash flow: $753/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 — Cheviot

• Score: 78/100
• State rank: #163
• US rank: #2446

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cheviot, OH
• County: Hamilton County · 701,295 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 38,049
• Household income: $53,868
• Rent vs Own: 47.5% rent · 52.5% own
• Severe rent burden: 1916.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 50% Black 38% Two or more races 8% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Italian 1% Romanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 4% French/Haitian/Cajun 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: ▼ -101.15%
• Current HPI: 215.0659
• Rent YoY: ▲ 3.64%
• 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

+122.9% since first listed

8 events — show timeline

• 2026-06-04 Listed $144,900 Cincy MLS
• 2024-11-22 Sold (Public Records) $10,637,000 Public Records
• 2016-06-10 Sold (MLS) $29,900 Cincy MLS
• 2016-05-20 Contingent — Cincy MLS
• 2016-05-09 Listed $34,900 Cincy MLS
• 2004-04-27 Sold (Public Records) $62,300 Public Records
• 2004-04-23 Sold (MLS) $62,222 Cincy MLS
• 2004-03-23 Listed $65,000 Cincy MLS

Property tax history

+5.6%/yr

Latest (2025): $2,542 · +0.1% YoY. Source: county tax records.