781 Clanora Dr · Cincinnati, OH 45205

$730,000

99 bd · None ba · — sqft · MultiFamily · 50 Days on market

Built 1948 7,667 sqft lot

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Why this score? — see what drove the C+ 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 +27.1/30.0
• DSCR +9.4/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• 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: 9 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

This meticulously maintained 9-unit multifamily (7- 1bed and 2- 2beds) presents a prime investment opportunity in the thriving Price Hill neighborhood of Cincinnati. Fully occupied with consistent rents, this property is a reliable income generator. Several units have been fully remodeled, while others have been freshly painted, all kept in impeccable shape. The building includes two garages and an additional parking lot and a dedicated basement storage area for each unit. Even with current rents, there's still potential for growth as some are still below market rate. Don't miss this rare chance to invest in a stable, cash-flowing asset in a vibrant area with good rental demand making it a

Key facts

• Fully remodeled
• Freshly painted
• 7,667 sq ft lot

Tags

• FULLY REMODELED
• FRESHLY PAINTED
• DEDICATED BASEMENT STORAGE
• ADDITIONAL PARKING LOT

Property features AI

Finance

• Other: Property contains one building
• Financial info: Nine total units with averaged rent amounts; Average 1-bedroom rent listed as $774; Average 2-bedroom rent listed as $825

Exterior

• Parking: Built-in front garage; Six open parking spaces; Lot, concrete, off-street and on-street parking available
• Security: Smoke alarm
• Utilities: Public water; Public sewer; Natural gas
• Home design: Multi-family property
• Construction: Brick construction; Built-Up roof; Poured foundation; No fireplace
• Exterior features: Patio; Porch; Balcony; Corner lot; Busline nearby

Interior

• Bedrooms: Total of 9 residential units (seven 1-bedroom units, two 2-bedroom units)
• Heating & cooling: Forced air gas heating; Window air conditioning units; Separate furnaces and separate A/C for units; Separate gas and electric metering; Heat paid by tenants; Owner pays water
• Interior features: Storage area; Full basement

What this means for you Summary

Snapshot

• This is a 7×1bd/1ba + 2×2bd/1ba units multifamily listed at $730k.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive. Per door: $231/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $730k).
• Recommended offer: $708k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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 (+3.3%/yr); 69 active listings in the ZIP; lower-income renter base — watch delinquency; 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• At $9,350/mo this rent would consume 257% of the median local household income ($44k/yr) (locally 980% 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.
• At projected returns (-3.0% appreciation + 3.3% rent growth), your $204k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($708k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $495k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $708,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% 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 1948 — 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. 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 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: 1.28% ✓
• Cap rate: 9.71%
• Cash-on-cash: 12.19%
• DSCR: 1.54
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.3% rent growth · sell at horizon

5-year hold

• IRR: 2.2%
• Equity multiple: 1.08×
• Total profit: $17,127
• Equity at exit: $108,845

10-year hold

• IRR: 12.1%
• Equity multiple: 1.97×
• Total profit: $198,172
• Equity at exit: $63,117

Cash invested: $204,400 (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 45205

• Rents YoY: 3.3%
• Active inventory: 69
• Price-to-rent: 62.1×

Monthly cashflow live

• Estimated rent: $9,350 high
• Mortgage (P&I): −$3,828
• Tax from tax record: −$1,177 /mo · $14,126/yr
• Insurance: −$304
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,964
• Net cashflow: $2,077

Break-even live

Break-even rent $6,721

Max offer price $730,000

Occupancy floor 73%

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

Units	Beds	Baths	Est. rent
▸ 7× units	1	1	$6,860
▸ 2× units	2	1	$2,490
Total (9 units)			$9,350

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: $182,500
• Closing costs: $21,900
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $730,000 Active 50 DOM
2. 2026-06-17
   days on market $730,000 Active 49 DOM
3. 2026-06-16
   days on market $730,000 Active 48 DOM
4. 2026-06-15
   days on market $730,000 Active 47 DOM
5. 2026-06-13
   days on market $730,000 Active 45 DOM
6. 2026-06-13
   days on market $730,000 Active 44 DOM
7. 2026-06-09
   days on market $730,000 Active 41 DOM
8. 2026-06-08
   days on market $730,000 Active 40 DOM
9. 2026-06-07
   days on market $730,000 Active 39 DOM
10. 2026-06-03
    days on market $730,000 Active 35 DOM
11. 2026-06-02
    days on market $730,000 Active 34 DOM
12. 2026-06-01
    days on market $730,000 Active 33 DOM
13. 2026-05-31
    days on market $730,000 Active 32 DOM
14. 2026-04-29
    listed $730,000 Active
15. 2022-04-04
    price $675
16. 2022-01-07
    soldstatus $495,000
17. 2007-02-12
    soldstatus $225,000
18. 1999-02-17
    soldstatus $229,000
19. 1999-02-17
    soldstatus $225,000
20. 1993-06-18
    soldstatus $217,500
21. 1989-07-03
    soldstatus $175,000
22. 1989-04-07
    soldstatus $150,000

ⓘ 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: $14,126 · $1,177/mo
• Projected year-2 tax: $14,126 · $1,177/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 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $112,200
• − Mortgage interest: −$40,891
• − Property taxes: −$14,126
• − Insurance: −$3,650
• − Repairs & maintenance: −$8,976
• − Management: −$8,976
• − Depreciation: −$21,236
• Taxable income: $14,344
• Est. tax owed @ 24.0%: −$3,443
• After-tax cash flow: $21,481/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): 18,651
• Household income: $43,682
• Rent vs Own: 63.1% rent · 36.9% own
• Severe rent burden: 980.0

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 0.69)
• Race & ethnicity: Black 43% White 32% Hispanic / Latino 16% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 1% Slovak 1% Serbian 1%
• Foreign-born: 9% · Canada, India, China
• Languages at home: 84% English-only · Spanish 10% Other Asian/Pacific 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: ▼ -138.67%
• Current HPI: 163.3375
• Rent YoY: ▲ 3.30%
• 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

+386.7% since first listed

9 events — show timeline

• 2026-04-29 Listed $730,000 Cincy MLS
• 2022-04-04 Price Changed $675 RENT.
• 2022-01-07 Sold (Public Records) $495,000 Public Records
• 2007-02-12 Sold (Public Records) $225,000 Public Records
• 1999-02-17 Sold (Public Records) $225,000 Public Records
• 1999-02-17 Sold (Public Records) $229,000 Public Records
• 1993-06-18 Sold (Public Records) $217,500 Public Records
• 1989-07-03 Sold (Public Records) $175,000 Public Records
• 1989-04-07 Sold (Public Records) $150,000 Public Records

Property tax history

+23.4%/yr

Latest (2025): $14,126 · +0.7% YoY. Source: county tax records.