2241 Loth St · Cincinnati, OH 45219

$290,000

3 bd · 2.0 ba · 2,280 sqft · MultiFamily public records · 84 Days on market

Built 1880 1,176 sqft lot Est $347k · 16% 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 +29.0/30.0
• ARV discount +14.8/15.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• 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

Classic Cincinnati Victorian rowhouse renovated from top to bottom with stylish, modern finishes that seamlessly blend with the original character. Entire 2nd fl is primary ensuite with gorgeous primary bath, dressing area and laundry. Third floor is private oasis for children or guests. Single Family living in the city!

Key facts

• Primary ensuite
• Private oasis
• 1,176 sq ft lot

Tags

• CINCINNATI VICTORIAN ROWHOUSE
• PRIMARY ENSUITE
• PRIVATE OASIS

Property features AI

Finance

• Other: Residential zoning; Public transportation available; Property located on a city street (Cross street: Mulberry, Suburb: Mt. Auburn)
• HOA & community: No HOA

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas
• Home design: Single family home; Italianate/Victorian architectural style; Three+ levels; Stone foundation
• Construction: Brick and wood siding exterior; Membrane roof
• Exterior features: Deck; Patio; Privacy fencing; One fireplace (inoperable)

Interior

• Kitchen: Galley kitchen with counter bar; Tile floor; Walkout; Marble/Granite/Slate countertops
• Bedrooms: Two bedrooms total; Primary bedroom ~14 x 14 (Level 2); Second bedroom ~14 x 14 (Level 3)
• Flooring: Wood floors in dining and living areas; Tile in kitchen
• Bathrooms: Two full bathrooms; One half bathroom; Primary bathroom with shower and tub; One full bath on level 2; One full bath on level 3; Half bath on level 1
• Heating & cooling: Forced air heating (gas); Central air conditioning; Gas water heating
• Interior features: 9-foot+ ceilings; Crown molding; Skylight; Ceiling fan
• Laundry & utility: Washer and dryer included; Dishwasher; Gas cooktop; Oven/Range; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $290k.

Deal economics

• At list price, monthly cash flow is $993 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $290k).
• Recommended offer: $273k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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 (+2.1%/yr); 71 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• At $3,980/mo this rent would consume 134% of the median local household income ($36k/yr) (locally 2461% 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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.1% rent growth), your $81k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 24y 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.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $272,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 1.37% ✓
• Cap rate: 10.40%
• Cash-on-cash: 14.67%
• DSCR: 1.65
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $346,560
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
318 Mohawk St	0.59mi	3/2.0	2,226 (-2%)	2mo	$380,000	$171	67
2226 Ravine St	0.64mi	4/2.0 (+1)	2,270 (-0%)	0mo	$297,500	$131	64
133 Parker St	0.27mi	4/2.5 (+1)	2,433 (+7%)	10mo	$370,000	$152	61
2025 Burnet Ave	0.64mi	4/3.0 (+1)	2,252 (-1%)	5mo	$242,500	$108	54
1606 Elm St	0.63mi	3/3.0	2,592 (+14%)	1mo	$135,000	$52	43
1624 Pleasant St	0.59mi	3/3.0	2,496 (+10%)	21mo	$535,000	$214	35
2158 Stratford Ave	0.50mi	3/2.5	2,620 (+15%)	22mo	$382,000	$146	32
434 Liberty Hl	0.73mi	3/—	2,525 (+11%)	21mo	$725,000	$287	30

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 · 2.07% rent growth · sell at horizon

5-year hold

• IRR: 4.1%
• Equity multiple: 1.16×
• Total profit: $12,705
• Equity at exit: $43,240

10-year hold

• IRR: 12.7%
• Equity multiple: 1.96×
• Total profit: $78,242
• Equity at exit: $25,074

Cash invested: $81,200 (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 45219

• Home prices YoY: -28.3%
• Rents YoY: 2.1%
• Active inventory: 71
• Price-to-rent: 18.2×

Monthly cashflow live

• Estimated rent: $3,980 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$510 /mo · $6,116/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$836
• Net cashflow: $993

Break-even live

Break-even rent $2,723

Max offer price $290,000

Occupancy floor 70%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	2.5	$3,978
Total (3 units)			$3,980

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2271 Vine St Cincinnati, OH	4.0	2.0	2268	$1,525	$0.67	4d	1	0.09mi
55 Mulberry St Cincinnati, OH	3.0	3.0	2500	$3,500	$1.40	23d	1	0.29mi
107 E Clifton Ave Unit 1234537P Cincinnati, OH	2.0–3.0	1.0–2.0	2260	$6,619	$2.93	14d	2	0.31mi
216 Gilman Ave Unit 1363975P Cincinnati, OH	3.0	1.0	1776	$3,474	$1.96	2d	1	0.34mi
236 Gilman Ave Cincinnati, OH	3.0	2.5	1699	$2,200	$1.29	12d	1	0.38mi
1826 Republic St Unit 1056093P Cincinnati, OH	2.0	1.0	1614	$2,812	$1.74	14d	1	0.42mi
328 Mulberry St Cincinnati, OH	3.0	3.5	2640	$5,500	$2.08	14d	1	0.50mi
328 Mulberry St Cincinnati, OH	3.0	3.5	2640	$5,500	$2.08	23d	1	0.50mi
2386 Wheeler St Cincinnati, OH	4.0	1.0	1740	$2,700	$1.55	23d	1	0.50mi
2388 Wheeler St Cincinnati, OH	4.0	2.0	1740	$2,700	$1.55	23d	1	0.50mi
2332 Chickasaw St Unit 1 Cincinnati, OH	3.0	1.0	2000	$1,800	$0.90	23d	1	0.51mi
111 W Elder St Unit 1056044P Cincinnati, OH	1.0–4.0	1.0–4.0	1835	$5,561	$3.03	10d	2	0.54mi
2235 Victor St Cincinnati, OH	4.0	2.0	2043	$2,250	$1.10	23d	1	0.57mi
2231 Flora St Cincinnati, OH	4.0	2.0	1728	$1,500	$0.87	23d	1	0.61mi
2105 Burnet Ave Unit 1056017P Cincinnati, OH	4.0	2.0	2960	$7,384	$2.49	1d	1	0.62mi
1610 Pleasant St Unit 1056041P Cincinnati, OH	3.0–4.0	2.0–3.0	2960	$4,370	$1.48	10d	2	0.64mi
1610 Sycamore St Cincinnati, OH	2.0	2.0	1600	$1,900	$1.19	10d	1	0.64mi
1537 Republic St Unit 1058850P Cincinnati, OH	4.0	3.0	2421	$10,677	$4.41	21d	1	0.66mi
21 E 15th St Unit 1512946P Cincinnati, OH	3.0	2.0	2852	$12,830	$4.50	23d	1	0.69mi
2800 Jefferson Ave Cincinnati, OH	4.0	2.0	2500	$625	$0.25	19d	1	0.70mi
472 Dayton St Cincinnati, OH	2.0	1.5	2519	$1,500	$0.60	4d	1	0.72mi
1354 Broadway Unit 1056136P Cincinnati, OH	4.0	3.0	2529	$7,307	$2.89	2d	1	0.72mi
1424 Pleasant St Unit 1056038P Cincinnati, OH	4.0	3.0	2960	$7,167	$2.42	14d	1	0.78mi
2813 Gerard St Unit 1540075P Cincinnati, OH	4.0	3.0	2152	$6,281	$2.92	20d	1	0.82mi
120 E 13th St Unit 1056091P Cincinnati, OH	4.0	2.0	3229	$10,667	$3.30	21d	1	0.83mi
1304 Broadway Unit 1056130P Cincinnati, OH	1.0–5.0	1.0–4.0	2072	$5,808	$2.80	10d	2	0.84mi
516 E 12th St Unit 1314562P Cincinnati, OH	4.0	2.0	2023	$10,170	$5.03	23d	1	0.92mi
242 Stetson St Unit NA Cincinnati, OH	3.0	2.5	2300	$3,500	$1.52	21d	1	1.04mi
651 William Howard Taft Rd Cincinnati, OH	2.0	2.5	1637	$3,070	$1.88	23d	1	1.04mi
2517 May St Cincinnati, OH	3.0	3.5	2014	$3,420	$1.70	21d	1	1.05mi
2704 W McMicken Ave Unit 2 Cincinnati, OH	3.0	1.0	1760	$1,500	$0.85	23d	1	1.06mi
1287 Ida St Cincinnati, OH	3.0	2.5	2494	$4,700	$1.88	17d	1	1.07mi
2601 May St Cincinnati, OH	2.0–3.0	2.5–3.5	1737	$3,325	$1.91	1d	12	1.07mi
2611 May St Cincinnati, OH	2.0	2.5	1637	$3,070	$1.88	13d	1	1.10mi
923 Paradrome St Cincinnati, OH	3.0	2.5	2098	$3,000	$1.43	23d	1	1.18mi
623 Riddle Rd Cincinnati, OH	3.0	2.0	2028	$1,800	$0.89	23d	1	1.19mi
918 Windsor St Cincinnati, OH	3.0	1.0	2583	$1,675	$0.65	23d	1	1.22mi
19 Garfield Pl Cincinnati, OH	1.0–2.0	1.0–2.0	1680	$2,260	$1.34	1d	11	1.23mi
634 Sycamore St Cincinnati, OH	2.0	1.0–1.5	1261	$2,615	$2.07	4d	9	1.26mi
345 E 7th St Cincinnati, OH	2.0	1.0–2.0	1184	$4,300	$3.63	3d	18	1.27mi

Listing history 21 events

1. 2026-06-01
   days on market $290,000 Active 84 DOM
2. 2026-05-31
   days on market $290,000 Active 83 DOM
3. 2026-04-17
   price $290,000
4. 2026-03-06
   listed $300,000 Active
5. 2025-11-19
   historical 322-char remark

   Show marketing remark (322 chars)

   Classic Cincinnati Victorian rowhouse renovated from top to bottom with stylish, modern finishes that seamlessly blend with the original character. Entire 2nd fl is primary ensuite with gorgeous primary bath, dressing area and laundry. Third floor is private oasis for children or guests. Single Family living in the city!

6. 2025-10-29
   price $310,000 322-char remark

   Show marketing remark (322 chars)

   Classic Cincinnati Victorian rowhouse renovated from top to bottom with stylish, modern finishes that seamlessly blend with the original character. Entire 2nd fl is primary ensuite with gorgeous primary bath, dressing area and laundry. Third floor is private oasis for children or guests. Single Family living in the city!

7. 2025-10-15
   price $315,000 322-char remark

   Show marketing remark (322 chars)

   Classic Cincinnati Victorian rowhouse renovated from top to bottom with stylish, modern finishes that seamlessly blend with the original character. Entire 2nd fl is primary ensuite with gorgeous primary bath, dressing area and laundry. Third floor is private oasis for children or guests. Single Family living in the city!

8. 2025-09-24
   listed $330,000 Active 322-char remark

   Show marketing remark (322 chars)

   Classic Cincinnati Victorian rowhouse renovated from top to bottom with stylish, modern finishes that seamlessly blend with the original character. Entire 2nd fl is primary ensuite with gorgeous primary bath, dressing area and laundry. Third floor is private oasis for children or guests. Single Family living in the city!

9. 2022-02-28
   soldstatus $280,000 Sold 19-char remark

   Show marketing remark (19 chars)

   Pending Before Sent

10. 2022-02-07
    listed Contingency Pending 19-char remark

    Show marketing remark (19 chars)

    Pending Before Sent

11. 2022-02-07
    listed $280,000 19-char remark

    Show marketing remark (19 chars)

    Pending Before Sent

12. 2020-10-27
    historical
13. 2020-09-09
    listed $239,900 Active
14. 2020-09-02
    historical
15. 2020-08-18
    price $264,500
16. 2020-07-21
    listed $280,000 Active
17. 2003-04-22
    soldstatus $33,000
18. 2002-05-22
    listed $51,500
19. 1998-12-03
    soldstatus $80,000
20. 1993-10-01
    soldstatus $14,500
21. 1990-09-25
    soldstatus $35,000

ⓘ 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: $6,116 · $510/mo
• Projected year-2 tax: $6,116 · $510/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 ≥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: $47,760
• − Mortgage interest: −$16,245
• − Property taxes: −$6,116
• − Insurance: −$1,450
• − Repairs & maintenance: −$3,821
• − Management: −$3,821
• − Depreciation: −$8,436
• Taxable income: $7,871
• Est. tax owed @ 24.0%: −$1,889
• After-tax cash flow: $10,026/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): 20,012
• Household income: $35,657
• Rent vs Own: 82.9% rent · 17.1% own
• Severe rent burden: 2461.0

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 (67%)
• Race & ethnicity: White 67% Black 16% Asian 7% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Romanian 3% Italian 2% Slovak 1%
• Foreign-born: 10% · China, Canada
• Languages at home: 88% English-only · Chinese 3% Spanish 2% Other Indo-European 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: ▼ -134.46%
• Current HPI: 340.1262
• Rent YoY: ▲ 2.07%
• 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

+728.6% since first listed

19 events — show timeline

• 2026-04-17 Price Changed $290,000 Cincy MLS
• 2026-03-06 Listed $300,000 Cincy MLS
• 2025-11-19 Listing Removed — Cincy MLS
• 2025-10-29 Price Changed $310,000 Cincy MLS
• 2025-10-15 Price Changed $315,000 Cincy MLS
• 2025-09-24 Listed $330,000 Cincy MLS
• 2022-02-28 Sold (MLS) $280,000 Cincy MLS
• 2022-02-07 Listed — Cincy MLS
• 2022-02-07 Listed $280,000 Cincy MLS
• 2020-10-27 Listing Removed — Cincy MLS
• 2020-09-09 Listed $239,900 Cincy MLS
• 2020-09-02 Listing Removed — Cincy MLS
• 2020-08-18 Price Changed $264,500 Cincy MLS
• 2020-07-21 Listed $280,000 Cincy MLS
• 2003-04-22 Sold (MLS) $33,000 Cincy MLS
• 2002-05-22 Listed $51,500 Cincy MLS
• 1998-12-03 Sold (Public Records) $80,000 Public Records
• 1993-10-01 Sold (Public Records) $14,500 Public Records
• 1990-09-25 Sold (Public Records) $35,000 Public Records

Property tax history

+20.3%/yr

Latest (2025): $6,116 · +1.7% YoY. Source: county tax records.