2410 Ashland Ave · Cincinnati, OH 45206

$525,000

4 bd · 2.0 ba · 4,856 sqft · MultiFamily public records · 27 Days on market

Built 1890 7,057 sqft lot Est $568k · 8% 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 +26.5/30.0
• ARV discount +10.9/15.0
• DSCR +9.0/10.0
• 1% rule +7.1/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• 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 (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Almost 5,000 sq ft! Can be converted to a grand single family or continue to be used as a duplex, AirBNB, or the perfect multigenerational home. Don't miss this rare opportunity to own a cherished, historic home that has been thoughtfully maintained for four decades. Nestled in a beloved Cincinnati community, a short drive to downtown and uptown Clifton. This duplex offers original character that cannot be duplicated. Owner related to listing agent. Coming Soon. No showings until Friday 4/3/25.

Key facts

• Original character
• Open layout
• 7,057 sq ft lot

Tags

• INCOME PRODUCING HOME
• ORIGINAL CHARACTER
• OPEN LAYOUT

Property features AI

Finance

• Financial info: Two-unit investment property (one 2-bedroom unit, one 3-bedroom unit)

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas; Owner pays water; Tenants pay heat
• Home design: Duplex; Three+ levels; Second floor area available
• Construction: Stone foundation
• Exterior features: Brick and wood siding exterior; Slate and membrane roof; Double-hung wood windows; Busline nearby

Interior

• Bedrooms: Unit 1: 2 bedrooms; Unit 2: 3 bedrooms
• Bathrooms: Unit 1: 1 full bathroom; Unit 2: 2 full bathrooms
• Heating & cooling: Forced air heating (gas); Window air conditioning units; Separate furnaces for units; Separate gas and electric for units
• Interior features: Full basement; Five fireplaces (dummy); Porch; Enclosed patio

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $525k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $525k).
• Recommended offer: $517k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: Rents rising (+2.3%/yr); 67 active listings in the ZIP; 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• At $6,347/mo this rent would consume 122% of the median local household income ($63k/yr) (locally 618% 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 $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($517k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y 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 $74k; list at $525k implies a 609% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $517,125 (1.5% below list)

Questions for the listing agent

1. Built in 1890 — 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. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.21% ✓
• Cap rate: 9.47%
• Cash-on-cash: 11.33%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $568,152
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2153 Sinton Ave	0.63mi	5/5.0 (+1)	5,219 (+8%)	9mo	$609,000	$117	34

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 · 2.33% rent growth · sell at horizon

5-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-810
• Equity at exit: $78,279

10-year hold

• IRR: 8.8%
• Equity multiple: 1.66×
• Total profit: $96,324
• Equity at exit: $45,392

Cash invested: $147,000 (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 45206

• Rents YoY: 2.3%
• Active inventory: 67
• Price-to-rent: 20.7×

Monthly cashflow live

• Estimated rent: $6,347 high
• Mortgage (P&I): −$2,753
• Tax from tax record: −$654 /mo · $7,848/yr
• Insurance: −$219
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,333
• Net cashflow: $1,388

Break-even live

Break-even rent $4,590

Max offer price $525,000

Occupancy floor 73%

Sensitivity live

Price	-10% $1,685	-5% $1,537	+0% $1,388	+5% $1,240	+10% $1,091
Rent	-10% $887	-5% $1,138	+0% $1,388	+5% $1,639	+10% $1,890
Rate	-1.0pp $1,653	-0.5pp $1,522	base $1,388	+0.5pp $1,252	+1.0pp $1,114

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$6,348
Total (3 units)			$6,347

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: $131,250
• Closing costs: $15,750
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $525,000 Active 27 DOM
2. 2026-06-17
   days on market $525,000 Active 26 DOM
3. 2026-06-16
   days on market $525,000 Active 25 DOM
4. 2026-06-15
   days on market $525,000 Active 24 DOM
5. 2026-06-13
   days on market $525,000 Active 22 DOM
6. 2026-06-13
   days on market $525,000 Active 21 DOM
7. 2026-06-09
   days on market $525,000 Active 18 DOM
8. 2026-06-08
   days on market $525,000 Active 17 DOM
9. 2026-06-07
   days on market $525,000 Active 16 DOM
10. 2026-06-03
    days on market $525,000 Active 12 DOM
11. 2026-06-02
    days on market $525,000 Active 11 DOM
12. 2026-06-01
    days on market $525,000 Active 10 DOM
13. 2026-05-31
    days on market $525,000 Active 9 DOM
14. 2026-05-21
    listed $525,000 Active
15. 2026-05-20
    historical 510-char remark

    Show marketing remark (510 chars)

    Almost 5,000 sq ft! Can be converted to a grand single family or continue to be used as a duplex, AirBNB, or the perfect multigenerational home. Don't miss this rare opportunity to own a cherished, historic home that has been thoughtfully maintained for four decades. Nestled in a beloved Cincinnati community, a short drive to downtown and uptown Clifton. This duplex offers original character that cannot be duplicated. Owner related to listing agent. Coming Soon. No showings until Friday 4/3/25.

16. 2026-04-03
    listed $585,000 Active 510-char remark

    Show marketing remark (510 chars)

    Almost 5,000 sq ft! Can be converted to a grand single family or continue to be used as a duplex, AirBNB, or the perfect multigenerational home. Don't miss this rare opportunity to own a cherished, historic home that has been thoughtfully maintained for four decades. Nestled in a beloved Cincinnati community, a short drive to downtown and uptown Clifton. This duplex offers original character that cannot be duplicated. Owner related to listing agent. Coming Soon. No showings until Friday 4/3/25.

17. 2025-04-08
    historical 681-char remark

    Show marketing remark (681 chars)

    First Time on the Market in nearly 40 Years! Don't miss this rare opportunity to own a cherished, income producing home that has been thoughtfully maintained for four decades. Nestled in a popular Cincinnati community, this duplex offers original character that can not be duplicated. With its inviting open layout and timeless charm, this home is ready for its next chapter, whether you choose to move right in or add your personal touch. Conveniently located near downtown, the University of Cincinnati, Eden Park, & the Krohn Conservatory. This is a once-in-a-generation chance to make it your own. Coming Soon. No showings until Friday 3/28/25.

18. 2025-03-24
    listed $650,000 Active 681-char remark

    Show marketing remark (681 chars)

    First Time on the Market in nearly 40 Years! Don't miss this rare opportunity to own a cherished, income producing home that has been thoughtfully maintained for four decades. Nestled in a popular Cincinnati community, this duplex offers original character that can not be duplicated. With its inviting open layout and timeless charm, this home is ready for its next chapter, whether you choose to move right in or add your personal touch. Conveniently located near downtown, the University of Cincinnati, Eden Park, & the Krohn Conservatory. This is a once-in-a-generation chance to make it your own. Coming Soon. No showings until Friday 3/28/25.

19. 2005-10-31
    historical
20. 2005-04-28
    listed $219,900
21. 1984-01-01
    soldstatus $74,000

ⓘ 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: $7,848 · $654/mo
• Projected year-2 tax: $8,019 · $668/mo
• Expected delta: +$171/yr (+$14/mo · 2.2%)

ⓘ 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 · 18 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: $76,164
• − Mortgage interest: −$29,408
• − Property taxes: −$7,848
• − Insurance: −$2,625
• − Repairs & maintenance: −$6,093
• − Management: −$6,093
• − Depreciation: −$15,273
• Taxable income: $8,824
• Est. tax owed @ 24.0%: −$2,118
• After-tax cash flow: $14,541/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): 10,299
• Household income: $62,648
• Rent vs Own: 63.0% rent · 37.0% own
• Severe rent burden: 618.0

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 0.61)
• Race & ethnicity: White 50% Black 37% Two or more races 8% Hispanic / Latino 4% Asian 3%
• Common ancestry: Slovak 2% Romanian 2% Iranian 1%
• Foreign-born: 4% · Vietnam, Canada
• Languages at home: 94% English-only · Spanish 2% Vietnamese 2% 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: ▼ -200.07%
• Current HPI: 227.6837
• Rent YoY: ▲ 2.33%
• 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

+609.5% since first listed

8 events — show timeline

• 2026-05-21 Listed $525,000 Cincy MLS
• 2026-05-20 Listing Removed — Cincy MLS
• 2026-04-03 Listed $585,000 Cincy MLS
• 2025-04-08 Listing Removed — Cincy MLS
• 2025-03-24 Listed $650,000 Cincy MLS
• 2005-10-31 Listing Removed — Cincy MLS
• 2005-04-28 Listed $219,900 Cincy MLS
• 1984-01-01 Sold (Public Records) $74,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $7,848 · +0.1% YoY. Source: county tax records.