955 Simmons Ave · Lincoln Heights, OH 45215

$160,000

2 bd · 1.5 ba · 1,008 sqft · SingleFamily public records · 32 Days on market

Built 1957 4,530 sqft lot Est $156k · at est.

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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).

• Cash flow +13.2/30.0
• ARV discount +6.4/15.0
• Rent growth +4.5/5.0
• DSCR +4.0/10.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity for investors or interested buyers looking to flip. This property offers a rare chance to build instant equity in a growing neighborhood. This is an excellent opportunity for flippers, buy and hold investors or anyone ready to take on a project. Property is sold as is. Seller will make no repairs. Serious buyers only.

Key facts

• 4,530 sq ft lot
• Built 1957
• Listed 32 days

Property features AI

Finance

• Other: Residential zoning; Lot approximately 40 x 113 (about 0.10 acre); Located on a city street in Lincoln Hts.; directions: N Wayne to Simmons
• HOA & community: No homeowners association

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Natural gas available; Water heating: electric and gas options
• Home design: Ranch-style single family home; One level
• Construction: Brick construction; Block foundation
• Exterior features: Front porch; Metal fencing; Shingle roof

Interior

• Kitchen: Kitchen approximately 11 x 11
• Bedrooms: Two bedrooms total; Primary bedroom on level 1, approximately 14 x 12; Second bedroom on level 1, approximately 14 x 11
• Bathrooms: One full bathroom on level 1; One half/partial bathroom on the lower level
• Heating & cooling: Electric heating
• Interior features: Five total rooms; Full basement with concrete floor and unfinished space

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-2 ($-23/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (17.5% below list).
• Recommended offer: $132k (17.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#534 in OH) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, crime B+; Watch: housing D, amenities F, employment F.
• Princeton City (suburban): math 34% / reading 43% proficiency, ranked #542 of 656 in OH (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Princeton Community Middle School (math 28% / reading 38%, grade F, #553 of 654 statewide, top 85%, 1,290 students, 62% FRL) — zoned schools at 62% FRL track the district average.
• Market conditions: Rents rising fast (+8.0%/yr); 50 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,954 (17.5% 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 32 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1957 — 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 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. 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?
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: 0.82% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.05%
• DSCR: 1.00
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $156,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1089 Byrd Ave	0.14mi	3/1.0 (+1)	1,019 (+1%)	12mo	$68,000	$67	75
1337 Shepherd Ln	0.32mi	2/1.0	979 (-3%)	8mo	$155,000	$158	72
1324 Behles Ave	0.26mi	3/1.0 (+1)	1,000 (-1%)	12mo	$155,000	$155	70
315 Home Ave	0.39mi	2/1.0	945 (-6%)	4mo	$188,000	$199	66
964 Shepherd Ln	0.18mi	2/1.0	868 (-14%)	5mo	$35,000	$40	63
1401 Chamberlain Ave	0.36mi	2/1.0	891 (-12%)	1mo	$60,000	$67	61
837 Matthews Dr	0.57mi	3/1.0 (+1)	1,036 (+3%)	2mo	$110,000	$106	60
1282 Steffen Ave	0.25mi	3/2.0 (+1)	864 (-14%)	3mo	$230,000	$266	55
733 Stewart Ave	0.63mi	2/1.0	911 (-10%)	6mo	$115,000	$126	48
116 Eggerding Dr	0.60mi	3/1.0 (+1)	1,082 (+7%)	9mo	$209,900	$194	45
707 Heimert Ave	0.67mi	2/1.0	1,136 (+13%)	16mo	$154,500	$136	32
405 W Forrer St	0.73mi	3/1.0 (+1)	1,133 (+12%)	8mo	$196,000	$173	32

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: -11.2%
• Equity multiple: 0.57×
• Total profit: $-19,095
• Equity at exit: $23,857

10-year hold

• IRR: 3.8%
• Equity multiple: 1.33×
• Total profit: $14,879
• Equity at exit: $13,834

Cash invested: $44,800 (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: 50
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,320 high
• Mortgage (P&I): −$839
• Tax from tax record: −$139 /mo · $1,664/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $-2

Break-even live

Break-even rent $1,322

Max offer price $159,655

Occupancy floor 95%

Sensitivity live

Price	-10% $89	-5% $43	+0% $-2	+5% $-47	+10% $-93
Rent	-10% $-106	-5% $-54	+0% $-2	+5% $50	+10% $102
Rate	-1.0pp $79	-0.5pp $39	base $-2	+0.5pp $-43	+1.0pp $-86

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
738 Adams St Apt 1 Cincinnati, OH	2.0	1.0	750	$1,095	$1.46	45d	1	0.41mi
617 Van Roberts Pl Cincinnati, OH	2.0	1.0	1109	$1,475	$1.33	9d	1	0.78mi
325 Pike St #5 Cincinnati, OH	1.0	1.0	800	$875	$1.09	25d	1	1.23mi
301 W Benson St Unit 6 Cincinnati, OH	3.0	2.0	1500	$1,995	$1.33	45d	1	1.31mi
332 Arlington Ave Cincinnati, OH	3.0	2.0	1500	$1,750	$1.17	19d	1	1.34mi
531 Davis St Unit 4 Cincinnati, OH	1.0	1.0	800	$850	$1.06	4d	1	1.44mi

Listing history 16 events

1. 2026-06-21
   days on market $160,000 Active 32 DOM
2. 2026-06-18
   days on market $160,000 Active 29 DOM
3. 2026-06-17
   days on market $160,000 Active 28 DOM
4. 2026-06-16
   days on market $160,000 Active 27 DOM
5. 2026-06-15
   days on market $160,000 Active 26 DOM
6. 2026-06-13
   days on market $160,000 Active 24 DOM
7. 2026-06-13
   days on market $160,000 Active 23 DOM
8. 2026-06-09
   days on market $160,000 Active 20 DOM
9. 2026-06-08
   days on market $160,000 Active 19 DOM
10. 2026-06-07
    days on market $160,000 Active 18 DOM
11. 2026-06-05
    days on market $160,000 Active 15 DOM
12. 2026-06-03
    days on market $160,000 Active 14 DOM
13. 2026-06-02
    days on market $160,000 Active 13 DOM
14. 2026-06-01
    days on market $160,000 Active 12 DOM
15. 2026-05-31
    days on market $160,000 Active 11 DOM
16. 2026-05-20
    listed $160,000 Active

ⓘ 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: $1,664 · $139/mo
• Projected year-2 tax: $2,080 · $173/mo
• Expected delta: +$416/yr (+$35/mo · 25.0%)

ⓘ 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 ≥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: $15,834
• − Mortgage interest: −$8,962
• − Property taxes: −$1,664
• − Insurance: −$800
• − Repairs & maintenance: −$1,267
• − Management: −$1,267
• − Depreciation: −$4,655
• Taxable loss: −$2,780
• Est. tax savings @ 24.0%: +$667
• After-tax cash flow: $644/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: Princeton City
• NCES district ID: 3904467
• Math proficiency: 34% ▼ -18.00%
• Reading proficiency: 43% ▼ -8.00%
• Median HH income: $53,182
• Composite: 33.52/100
• National rank: #5436
• State rank: #542 of 656 in OH

Livability — Lincoln Heights

• Score: 69/100
• State rank: #534
• US rank: #9027

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lincoln 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

1 event — show timeline

• 2026-05-20 Listed $160,000 Cincy MLS

Property tax history

+7.6%/yr

Latest (2025): $1,664 · +17.1% YoY. Source: county tax records.