1814 Goodman Ave · North College Hill, OH 45239

$84,900

2 bd · 1.0 ba · 716 sqft · SingleFamily public records · 132 Days on market

Built 1937 4,312 sqft lot Est $132k · 36% 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
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Rent growth +4.0/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Opportunity for the serious handyman or investor! Inviting Front Porch, Fenced yard with detached garage, corner lot, walk to village, Living Room w/ fireplace, replacement windows, 9ft ceilings, roof 2019, eat in kitchen w/ bay window. No FHA/VA.

Key facts

• 4,312 sq ft lot
• Garage
• Built 1937

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Detached 1-car garage; Driveway parking
• Utilities: Public water; Public sewer; Natural gas
• Home design: Traditional single-family home; One story; Poured foundation
• Construction: Vinyl siding construction; Poured foundation; Shingle roof
• Exterior features: Shingle roof; Vinyl siding; Vinyl windows; Residential zoning

Interior

• Kitchen: Tile floor in kitchen; Oven/Range; Refrigerator
• Bedrooms: 2 bedrooms total; Primary bedroom on level 1 (12 x 10); Second bedroom on level 1 (8 x 8)
• Flooring: Tile in kitchen; Vinyl windows
• Bathrooms: 1 full bathroom on level 1 with tub and shower
• Heating & cooling: Forced air gas heating; Central air conditioning; Gas water heating
• Interior features: Fireplace in living room (brick); Full unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 6.5% in North College Hill — 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 74/100 on livability (#288 in OH, #4,745 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, amenities D, crime F.
• North College Hill City (suburban): math 13% / reading 22% proficiency, ranked #637 of 656 in OH (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: North College Hill Elementary School (math 17% / reading 22%, grade F, #1,293 of 1,584 statewide, top 83%, 481 students, 0% FRL); North College Hill Middle School (math 11% / reading 22%, grade F, #622 of 654 statewide, top 95%, 430 students, 0% FRL); North College Hill High School (math 12% / reading 22%, grade F, #701 of 781 statewide, top 90%, 333 students, 0% FRL) — zoned schools average 0% FRL vs 75% district-wide (75 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+6.0%/yr); 57 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.0% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y ago; this cycle's ask has dropped $25k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $37k; list at $85k implies a 131% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 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 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.46% ✓
• Cap rate: 11.63%
• Cash-on-cash: 19.07%
• DSCR: 1.85
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $132,460
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1703 De Armand Ave	0.17mi	1/1.0 (-1)	740 (+3%)	6mo	$105,500	$143	77
1819 Goodman Ave	0.03mi	1/1.0 (-1)	740 (+3%)	19mo	$92,000	$124	72
1838 De Armand Ave	0.11mi	2/1.0	818 (+14%)	0mo	$155,000	$189	71
6912 Noble Ave	0.24mi	2/1.0	768 (+7%)	8mo	$85,000	$111	70
6708 Betts Ave	0.18mi	2/1.0	676 (-6%)	17mo	$136,000	$201	68
1813 Sundale Ave	0.20mi	2/1.5	786 (+10%)	6mo	$179,000	$228	68
1837 Catalpa Ave	0.48mi	2/1.0	672 (-6%)	1mo	$145,500	$217	66
6506 Simpson Ave	0.47mi	1/1.0 (-1)	720 (+1%)	14mo	$133,000	$185	61
1718 Joseph Ct	0.62mi	2/1.0	780 (+9%)	3mo	$90,000	$115	54
1914 Cordova Ave	0.43mi	2/1.0	776 (+8%)	23mo	$125,000	$161	47
1948 Catalpa Ave	0.52mi	3/1.0 (+1)	792 (+11%)	20mo	$97,500	$123	36
1701 Norcol Ln	0.49mi	2/1.0	820 (+14%)	21mo	$160,000	$195	35

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 · 6.0% rent growth · sell at horizon

5-year hold

• IRR: 10.9%
• Equity multiple: 1.45×
• Total profit: $10,670
• Equity at exit: $12,659

10-year hold

• IRR: 22.4%
• Equity multiple: 3.22×
• Total profit: $52,747
• Equity at exit: $7,341

Cash invested: $23,772 (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 45239

• Home prices YoY: -32.8%
• Rents YoY: 6.0%
• Active inventory: 57
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,237 high
• Mortgage (P&I): −$445
• Tax from tax record: −$119 /mo · $1,428/yr
• Insurance: −$35
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $322

Break-even live

Break-even rent $829

Max offer price $84,900

Occupancy floor 69%

Sensitivity live

Price	-10% $370	-5% $346	+0% $322	+5% $298	+10% $274
Rent	-10% $224	-5% $273	+0% $322	+5% $371	+10% $420
Rate	-1.0pp $365	-0.5pp $344	base $322	+0.5pp $300	+1.0pp $278

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1667 Lakenoll Dr Mt Healthy, OH	1.0–2.0	1.0–1.5	817	$1,385	$1.69	5d	7	0.75mi
1385 W Galbraith Rd Cincinnati, OH	1.0	1.0	576	$850	$1.48	25d	1	0.83mi
1927 W North Bend Rd Apt 3 Cincinnati, OH	1.0	1.0	700	$1,082	$1.55	18d	1	0.95mi
7419 Werner Ave Unit 8 Cincinnati, OH	1.0	1.0	700	$850	$1.21	25d	1	0.98mi
6211 Hamilton Ave Cincinnati, OH	2.0	1.0–2.0	842	$1,968	$2.34	3d	17	1.01mi
5800 Renee Ct Cincinnati, OH	1.0	1.0	595	$899	$1.51	25d	1	1.04mi
7777 Compton Lake Dr Cincinnati, OH	1.0	1.5	740	$1,125	$1.52	5d	3	1.24mi
7701 Clovernook Ave Cincinnati, OH	1.0–2.0	1.0–1.5	787	$1,365	$1.73	25d	1	1.50mi

Listing history 25 events

1. 2026-06-21
   days on market $84,900 Active 132 DOM
2. 2026-06-18
   days on market $84,900 Active 129 DOM
3. 2026-06-17
   days on market $84,900 Active 128 DOM
4. 2026-06-16
   days on market $84,900 Active 127 DOM
5. 2026-06-15
   days on market $84,900 Active 126 DOM
6. 2026-06-13
   pricedays on market $84,900 Active 124 DOM
7. 2026-06-09
   days on market $89,900 Active 120 DOM
8. 2026-06-08
   days on market $89,900 Active 119 DOM
9. 2026-06-07
   pricedays on market $89,900 Active 118 DOM
10. 2026-06-03
    days on market $99,900 Active 114 DOM
11. 2026-06-02
    days on market $99,900 Active 113 DOM
12. 2026-06-01
    days on market $99,900 Active 112 DOM
13. 2026-05-31
    statusdays on market $99,900 Active 111 DOM
14. 2026-05-14
    status Active
15. 2026-04-18
    historical Contingency Pending
16. 2026-04-13
    price $99,900
17. 2026-02-09
    listed $109,900 Active
18. 2020-04-20
    soldstatus $36,700 Sold 253-char remark

    Show marketing remark (253 chars)

    Great Opportunity for the serious handyman or investor! Inviting Front Porch, Fenced yard with detached garage, corner lot, walk to village, Living Room w/ fireplace, replacement windows, 9ft ceilings, roof 2019, eat in kitchen w/ bay window. No FHA/VA.

19. 2020-04-10
    historical Contingency Pending 253-char remark

    Show marketing remark (253 chars)

    Great Opportunity for the serious handyman or investor! Inviting Front Porch, Fenced yard with detached garage, corner lot, walk to village, Living Room w/ fireplace, replacement windows, 9ft ceilings, roof 2019, eat in kitchen w/ bay window. No FHA/VA.

20. 2020-04-09
    status Active 253-char remark

    Show marketing remark (253 chars)

    Great Opportunity for the serious handyman or investor! Inviting Front Porch, Fenced yard with detached garage, corner lot, walk to village, Living Room w/ fireplace, replacement windows, 9ft ceilings, roof 2019, eat in kitchen w/ bay window. No FHA/VA.

21. 2020-03-18
    historical Contingency Pending 253-char remark

    Show marketing remark (253 chars)

    Great Opportunity for the serious handyman or investor! Inviting Front Porch, Fenced yard with detached garage, corner lot, walk to village, Living Room w/ fireplace, replacement windows, 9ft ceilings, roof 2019, eat in kitchen w/ bay window. No FHA/VA.

22. 2020-03-15
    listed $39,900 Active 253-char remark

    Show marketing remark (253 chars)

    Great Opportunity for the serious handyman or investor! Inviting Front Porch, Fenced yard with detached garage, corner lot, walk to village, Living Room w/ fireplace, replacement windows, 9ft ceilings, roof 2019, eat in kitchen w/ bay window. No FHA/VA.

23. 2001-04-03
    soldstatus $51,000
24. 2001-03-30
    soldstatus $51,000 202-char remark

    Show marketing remark (202 chars)

    Charming Home With Cheerful Eat-in Kitchen With Lots Of Natural Light And Bay Window! Newer Furnace And C/A! Newer Garage Door. Glass Block Windows. Circuit Breakers. Fenced Yard. Built-in Book Shelves.

25. 2001-02-10
    listed $56,900 202-char remark

    Show marketing remark (202 chars)

    Charming Home With Cheerful Eat-in Kitchen With Lots Of Natural Light And Bay Window! Newer Furnace And C/A! Newer Garage Door. Glass Block Windows. Circuit Breakers. Fenced Yard. Built-in Book Shelves.

ⓘ 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: $1,428 · $119/mo
• Projected year-2 tax: $1,428 · $119/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,845
• − Mortgage interest: −$4,756
• − Property taxes: −$1,428
• − Insurance: −$1,091
• − Repairs & maintenance: −$1,188
• − Management: −$1,188
• − Depreciation: −$2,470
• Taxable income: $2,726
• Est. tax owed @ 24.0%: −$654
• After-tax cash flow: $3,212/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: North College Hill City
• NCES district ID: 3904451
• Math proficiency: 13% ▼ -14.00%
• Reading proficiency: 22% ▼ -11.00%
• Median HH income: $40,355
• Composite: 14.89/100
• National rank: #9375
• State rank: #637 of 656 in OH

Livability — North College Hill

• Score: 74/100
• State rank: #288
• US rank: #4745

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North College Hill, OH
• County: Hamilton County · 701,295 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 29,607
• Household income: $60,324
• Rent vs Own: 40.7% rent · 59.3% own
• Severe rent burden: 1566.0

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 0.63)
• Race & ethnicity: White 50% Black 35% Two or more races 8% Hispanic / Latino 4% Asian 4%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 4% · India, Canada
• Languages at home: 93% English-only · Other Indo-European 3% Spanish 2%

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: ▼ -114.46%
• Current HPI: 234.6033
• Rent YoY: ▲ 6.00%
• 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

+75.6% since first listed

12 events — show timeline

• 2026-05-14 Relisted — Cincy MLS
• 2026-04-18 Contingent — Cincy MLS
• 2026-04-13 Price Changed $99,900 Cincy MLS
• 2026-02-09 Listed $109,900 Cincy MLS
• 2020-04-20 Sold (MLS) $36,700 Cincy MLS
• 2020-04-10 Contingent — Cincy MLS
• 2020-04-09 Relisted — Cincy MLS
• 2020-03-18 Contingent — Cincy MLS
• 2020-03-15 Listed $39,900 Cincy MLS
• 2001-04-03 Sold (Public Records) $51,000 Public Records
• 2001-03-30 Sold (MLS) $51,000 Cincy MLS
• 2001-02-10 Listed $56,900 Cincy MLS

Property tax history

+1.7%/yr

Latest (2025): $1,428 · +0.0% YoY. Source: county tax records.