1735 Sutton Ave · Cincinnati, OH 45230

$750,000

10 bd · 0.0 ba · — sqft · MultiFamily · 41 Days on market

Built 1951 0.26 ac lot

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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 +17.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• 1% rule +4.1/10.0
• 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 (5+ Unit). Listing-text estimate: 5 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Fantastic investment in great location! Well maintained all brick building w/great cashflow/rental history. 5-2 bed units w/ 5 updated kitchens, repl windows, on bus line, close to dining & downtown, etc. 4 car gar + parking. Wash/Dryer stay. Owner pays heat/water, residents pay electric & A/C. Roof, boiler, water heater & breaker box all have been replaced. Agent has vested interest in property.

Key facts

• 0.26 acre lot
• 4 garage spots
• Built 1951

Property features AI

Finance

• Other: Census tract 46.02; Zoned for multi-family
• Financial info: Total of 5 units; Each unit is 2-bedroom; Average 2-bedroom rent listed at $1,274

Exterior

• Parking: Detached garage; 4 garage parking spaces; 7 open parking spaces; On-street parking and public lot access
• Utilities: Public water; Public sewer; Natural gas
• Home design: Multi-family property; Two levels; Single building (one total building)
• Construction: Poured foundation; Built with brick exterior
• Exterior features: Vinyl double-hung windows; Brick construction; Shingle roof

Interior

• Bedrooms: Five 2-bedroom units
• Heating & cooling: Gas heating with baseboard units; Wall air-conditioning units; Separate gas/electric for units; Owner pays heat and water
• Interior features: Full basement; No fireplace

What this means for you Summary

Snapshot

• This is a 5 × 2-bed/1-bath units multifamily listed at $750k.

Deal economics

• At list price, monthly cash flow is $531 ($6k/yr) — positive. Per door: $106/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $684k (8.9% below list).
• Recommended offer: $684k (8.9% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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 (+2.4%/yr); 64 active listings in the ZIP; solid renter incomes; 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• At $6,836/mo this rent would consume 92% of the median local household income ($90k/yr) (locally 527% 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 $5k of loan paydown is wiped out by about $22k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($728k) is reasonable based on typical stale-listing flexibility.
• 9 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.
• Current owner paid $175k; list at $750k implies a 329% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $683,600 (8.9% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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. 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?
9. 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.
10. 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.
11. 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: 0.91% ✗
• Cap rate: 7.14%
• Cash-on-cash: 3.03%
• DSCR: 1.13
• GRM: 9.1

CMA / ARV

No comps found within radius.

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1545 Sutton Ave	0.26mi	10/—	—	5mo	$901,000	—	71

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 · 2.39% rent growth · sell at horizon

5-year hold

• IRR: -12.2%
• Equity multiple: 0.56×
• Total profit: $-92,003
• Equity at exit: $111,827

10-year hold

• IRR: -4.0%
• Equity multiple: 0.74×
• Total profit: $-53,873
• Equity at exit: $64,846

Cash invested: $210,000 (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 45230

• Rents YoY: 2.4%
• Active inventory: 64
• Price-to-rent: 45.7×

Monthly cashflow live

• Estimated rent: $6,836 high
• Mortgage (P&I): −$3,933
• Tax from tax record: −$624 /mo · $7,492/yr
• Insurance: −$312
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,436
• Net cashflow: $531

Break-even live

Break-even rent $6,164

Max offer price $750,000

Occupancy floor 87%

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

Units	Beds	Baths	Est. rent
▸ 5× units	2	1	$6,835
Total (5 units)			$6,836

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: $187,500
• Closing costs: $22,500
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-18
   days on market $750,000 Active 41 DOM
2. 2026-06-17
   days on market $750,000 Active 40 DOM
3. 2026-06-16
   days on market $750,000 Active 39 DOM
4. 2026-06-15
   days on market $750,000 Active 38 DOM
5. 2026-06-13
   days on market $750,000 Active 36 DOM
6. 2026-06-13
   days on market $750,000 Active 35 DOM
7. 2026-06-09
   days on market $750,000 Active 32 DOM
8. 2026-06-08
   days on market $750,000 Active 31 DOM
9. 2026-06-07
   days on market $750,000 Active 30 DOM
10. 2026-06-03
    days on market $750,000 Active 26 DOM
11. 2026-06-02
    days on market $750,000 Active 25 DOM
12. 2026-06-01
    days on market $750,000 Active 24 DOM
13. 2026-05-31
    days on market $750,000 Active 23 DOM
14. 2026-05-08
    listed $750,000 Active
15. 2023-01-19
    status Pending 411-char remark

    Show marketing remark (411 chars)

    Fantastic investment in great location! Well maintained all brick building w/great cashflow/rental history. 5-2 bed units w/ 5 updated kitchens, repl windows, on bus line, close to dining & downtown, etc. 4 car gar + parking. Wash/Dryer stay. Owner pays heat/water, residents pay electric & A/C. Roof, boiler, water heater & breaker box all have been replaced. Agent has vested interest in property.

16. 2022-12-30
    historical Contingency Pending 411-char remark

    Show marketing remark (411 chars)

    Fantastic investment in great location! Well maintained all brick building w/great cashflow/rental history. 5-2 bed units w/ 5 updated kitchens, repl windows, on bus line, close to dining & downtown, etc. 4 car gar + parking. Wash/Dryer stay. Owner pays heat/water, residents pay electric & A/C. Roof, boiler, water heater & breaker box all have been replaced. Agent has vested interest in property.

17. 2022-12-30
    historical 411-char remark

    Show marketing remark (411 chars)

    Fantastic investment in great location! Well maintained all brick building w/great cashflow/rental history. 5-2 bed units w/ 5 updated kitchens, repl windows, on bus line, close to dining & downtown, etc. 4 car gar + parking. Wash/Dryer stay. Owner pays heat/water, residents pay electric & A/C. Roof, boiler, water heater & breaker box all have been replaced. Agent has vested interest in property.

18. 2022-12-27
    listed $486,000 Active 411-char remark

    Show marketing remark (411 chars)

    Fantastic investment in great location! Well maintained all brick building w/great cashflow/rental history. 5-2 bed units w/ 5 updated kitchens, repl windows, on bus line, close to dining & downtown, etc. 4 car gar + parking. Wash/Dryer stay. Owner pays heat/water, residents pay electric & A/C. Roof, boiler, water heater & breaker box all have been replaced. Agent has vested interest in property.

19. 2014-03-25
    soldstatus $175,000
20. 2010-03-23
    historical
21. 2010-01-23
    listed $184,900
22. 2010-01-22
    historical
23. 2009-09-22
    listed $194,900
24. 2008-09-19
    historical
25. 2008-03-18
    listed $199,900
26. 2008-03-07
    historical
27. 2008-03-02
    listed $219,000
28. 2008-02-01
    historical
29. 2007-12-17
    listed $219,900
30. 2007-09-01
    historical
31. 2006-06-23
    listed $219,900
32. 2004-06-21
    soldstatus $165,000
33. 2004-06-11
    soldstatus $165,000
34. 2004-03-25
    listed $190,000
35. 1999-08-04
    soldstatus $210,000

ⓘ 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: $7,492 · $624/mo
• Projected year-2 tax: $9,596 · $800/mo
• Expected delta: +$2,104/yr (+$175/mo · 28.1%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $82,032
• − Mortgage interest: −$42,012
• − Property taxes: −$7,492
• − Insurance: −$3,750
• − Repairs & maintenance: −$6,563
• − Management: −$6,563
• − Depreciation: −$21,818
• Taxable loss: −$6,165
• Est. tax savings @ 24.0%: +$1,480
• After-tax cash flow: $7,846/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): 27,501
• Household income: $89,516
• Rent vs Own: 25.3% rent · 74.7% own
• Severe rent burden: 527.0

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: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 7% Hispanic / Latino 4% Black 4% Asian 1%
• Common ancestry: Romanian 2% Iranian 2% Slovak 2%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 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: ▼ -231.96%
• Current HPI: 224.6954
• Rent YoY: ▲ 2.39%
• 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

+257.1% since first listed

22 events — show timeline

• 2026-05-08 Listed $750,000 Cincy MLS
• 2023-01-19 Pending — Cincy MLS
• 2022-12-30 Contingent — Cincy MLS
• 2022-12-30 Listing Removed — Cincy MLS
• 2022-12-27 Listed $486,000 Cincy MLS
• 2014-03-25 Sold (Public Records) $175,000 Public Records
• 2010-03-23 Listing Removed — Cincy MLS
• 2010-01-23 Listed $184,900 Cincy MLS
• 2010-01-22 Listing Removed — Cincy MLS
• 2009-09-22 Listed $194,900 Cincy MLS
• 2008-09-19 Listing Removed — Cincy MLS
• 2008-03-18 Listed $199,900 Cincy MLS
• 2008-03-07 Listing Removed — Cincy MLS
• 2008-03-02 Listed $219,000 Cincy MLS
• 2008-02-01 Listing Removed — Cincy MLS
• 2007-12-17 Listed $219,900 Cincy MLS
• 2007-09-01 Listing Removed — Cincy MLS
• 2006-06-23 Listed $219,900 Cincy MLS
• 2004-06-21 Sold (Public Records) $165,000 Public Records
• 2004-06-11 Sold (MLS) $165,000 Cincy MLS
• 2004-03-25 Listed $190,000 Cincy MLS
• 1999-08-04 Sold (Public Records) $210,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $7,492 · +0.7% YoY. Source: county tax records.