4730 Woodlawn Ave · Norwood, OH 45212

$164,900

3 bd · 2.0 ba · 1,562 sqft · SingleFamily public records · 62 Days on market

Built 1890 4,269 sqft lot $106/sqft · 28% below area Est $228k · 28% under

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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 +21.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.9/10.0
• Livability +4.0/5.0
• Schools +3.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 2-bath home located in the heart of Norwood offering a spacious and functional layout. Features a bright and inviting living area, generously sized bedrooms, and plenty of room to make it your own. The property offers great potential for both homeowners and investors alike. Conveniently situated near shopping, dining, and major highways for easy commuting. Don't miss this opportunity to own a well-located home with endless possibilities!

Key facts

• 4,269 sq ft lot
• Built 1890
• Listed 61 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $260 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 4.8% in Norwood — 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 79/100 on livability (#154 in OH, #2,322 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime C-, employment C-, amenities D+.
• Norwood City (suburban): math 35% / reading 53% proficiency, ranked #513 of 656 in OH (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 55 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 62 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $35k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; list at $165k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,006 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 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 1890 — 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. 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.
7. 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.
8. 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: 1.09% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.75%
• DSCR: 1.30
• GRM: 7.6

CMA / ARV

• ARV (median comp): $227,871
• List price: $164,900
• Delta: -27.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1824 Maple Ave	0.14mi	2/2.0 (-1)	1,626 (+4%)	3mo	$107,500	$66	79
1901 Sherman Ave	0.23mi	3/2.0	1,728 (+11%)	2mo	$280,000	$162	70
2266 Buxton Ave	0.70mi	3/2.0	1,554 (-0%)	3mo	$307,250	$198	64
1846 Cleveland Ave	0.26mi	2/1.0 (-1)	1,357 (-13%)	2mo	$185,000	$136	55
2229 Feldman Ave	0.72mi	3/1.5	1,475 (-6%)	3mo	$324,000	$220	53
5033 Wesley Ave	0.63mi	4/2.0 (+1)	1,675 (+7%)	3mo	$370,000	$221	51
4108 Wood St	0.64mi	3/1.0	1,405 (-10%)	1mo	$215,000	$153	49
1847 Andina Ave	0.72mi	3/2.0	1,420 (-9%)	3mo	$215,500	$152	49
4635 Baker St	0.43mi	3/1.0	1,327 (-15%)	3mo	$200,000	$151	48
4921 Wesley Ave	0.60mi	3/1.5	1,354 (-13%)	1mo	$305,000	$225	47
2323 Sherwood Ln	0.67mi	4/2.5 (+1)	1,704 (+9%)	3mo	$360,000	$211	44
5042 Wesley Ave	0.67mi	4/3.0 (+1)	1,781 (+14%)	2mo	$325,000	$182	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 · 0.21% rent growth · sell at horizon

5-year hold

• IRR: -9.2%
• Equity multiple: 0.67×
• Total profit: $-15,049
• Equity at exit: $24,587

10-year hold

• IRR: -4.0%
• Equity multiple: 0.77×
• Total profit: $-10,699
• Equity at exit: $14,258

Cash invested: $46,172 (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 45212

• Rents YoY: 0.2%
• Active inventory: 55
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,798 high
• Mortgage (P&I): −$865
• Tax from tax record: −$227 /mo · $2,729/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $260

Break-even live

Break-even rent $1,469

Max offer price $164,900

Occupancy floor 81%

Sensitivity live

Price	-10% $353	-5% $306	+0% $260	+5% $213	+10% $166
Rent	-10% $118	-5% $189	+0% $260	+5% $331	+10% $402
Rate	-1.0pp $343	-0.5pp $302	base $260	+0.5pp $217	+1.0pp $174

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5111 Warren Ave Cincinnati, OH	2.0	1.0	1326	$1,525	$1.15	24d	1	0.34mi
1709 Sherman Ave Unit 2 Cincinnati, OH	4.0	2.0	1500	$2,300	$1.53	2d	1	0.38mi
4539 Montgomery Rd Unit 3 Cincinnati, OH	2.0	1.0	1200	$1,375	$1.15	11d	1	0.40mi
4539 Montgomery Rd Unit 3 Cincinnati, OH	2.0	1.0	1200	$1,375	$1.15	24d	1	0.40mi
5217 Rhode Island Ave Cincinnati, OH	3.0	2.0	1739	$1,795	$1.03	24d	1	0.45mi
5135 Globe Ave Cincinnati, OH	3.0	2.0	1697	$1,895	$1.12	8d	1	0.47mi
5121 Silver St Cincinnati, OH	3.0	2.0	1600	$1,695	$1.06	24d	1	0.48mi
4303 Allison St Cincinnati, OH	2.0	1.0	1070	$1,495	$1.40	5d	1	0.48mi
5244 Hunter Ave Cincinnati, OH	2.0	1.0	1088	$1,350	$1.24	18d	1	0.57mi
1931 Delaware Ave Unit 2 Norwood, OH	3.0	2.0	1650	$1,810	$1.10	44d	1	0.67mi
2123 Cameron Ave Cincinnati, OH	4.0	2.5	2165	$4,500	$2.08	44d	1	0.68mi
4133 Huston Ave Cincinnati, OH	3.0	1.0	1210	$1,725	$1.43	13d	1	0.69mi
4133 Huston Ave Cincinnati, OH	3.0	1.0	1210	$1,725	$1.43	44d	1	0.69mi
2320 Kenilworth Ave Cincinnati, OH	3.0	2.5	1660	$2,300	$1.39	21d	1	0.82mi
1649 Anita Pl Unit 3 Cincinnati, OH	2.0	1.0	1100	$1,098	$1.00	24d	1	0.83mi
1607 Asmann Ave Cincinnati, OH	1.0–4.0	1.0–1.5	1069	$1,428	$1.34	13d	6	0.88mi
3915 Lindley Ave Unit 2 Norwood, OH	4.0	2.0	1500	$1,950	$1.30	44d	1	0.91mi
3921 Spencer Ave Apt 2 Norwood, OH	4.0	1.0	1636	$2,400	$1.47	18d	1	0.95mi
3901 Elsmere Ave Cincinnati, OH	3.0	2.0	1415	$1,995	$1.41	4d	1	1.00mi
2607 Robertson Ave Unit 2 ROBERTSON 2607 Cincinnati, OH	3.0	1.0	1399	$1,895	$1.35	44d	1	1.04mi
961 Avondale Ave Cincinnati, OH	2.0	1.0	1800	$2,200	$1.22	4d	1	1.07mi
1725 Cleneay Ave Norwood, OH	1.0–5.0	1.0–5.0	1060	$2,147	$2.02	2d	46	1.15mi
800 N Fred Shuttlesworth Cir Apt 3 Cincinnati, OH	2.0	1.0	1200	$1,300	$1.08	24d	1	1.47mi
3550 Woodburn Ave Cincinnati, OH	3.0	1.0	1308	$2,000	$1.53	15d	1	1.49mi

Listing history 25 events

1. 2026-06-21
   days on market $164,900 Active 62 DOM
2. 2026-06-18
   price $164,900 Active 59 DOM
3. 2026-06-18
   days on market $174,900 Active 59 DOM
4. 2026-06-17
   days on market $174,900 Active 58 DOM
5. 2026-06-16
   days on market $174,900 Active 57 DOM
6. 2026-06-15
   days on market $174,900 Active 56 DOM
7. 2026-06-13
   pricedays on market $174,900 Active 54 DOM
8. 2026-06-09
   days on market $184,900 Active 50 DOM
9. 2026-06-08
   days on market $184,900 Active 49 DOM
10. 2026-06-07
    pricedays on market $184,900 Active 48 DOM
11. 2026-06-03
    days on market $199,900 Active 44 DOM
12. 2026-06-02
    days on market $199,900 Active 43 DOM
13. 2026-06-01
    days on market $199,900 Active 42 DOM
14. 2026-05-31
    days on market $199,900 Active 41 DOM
15. 2026-05-12
    historical 461-char remark

    Show marketing remark (461 chars)

    Charming 3-bedroom, 2-bath home located in the heart of Norwood offering a spacious and functional layout. Features a bright and inviting living area, generously sized bedrooms, and plenty of room to make it your own. The property offers great potential for both homeowners and investors alike. Conveniently situated near shopping, dining, and major highways for easy commuting. Don't miss this opportunity to own a well-located home with endless possibilities!

16. 2026-04-03
    listed $199,900 Active 461-char remark

    Show marketing remark (461 chars)

    Charming 3-bedroom, 2-bath home located in the heart of Norwood offering a spacious and functional layout. Features a bright and inviting living area, generously sized bedrooms, and plenty of room to make it your own. The property offers great potential for both homeowners and investors alike. Conveniently situated near shopping, dining, and major highways for easy commuting. Don't miss this opportunity to own a well-located home with endless possibilities!

17. 2021-04-23
    soldstatus $100,000
18. 2016-10-18
    soldstatus $31,000 Sold 265-char remark

    Show marketing remark (265 chars)

    Large 3 bedroom 2 full bath 2 story in Norwood. Large rooms and plenty of space at approximately 1562 square feet. Bonus study on first floor could be 4th bedroom. Full bath on each floor. Great opportunity for investor or savvy owner occupant tired of paying rent.

19. 2016-09-09
    historical Accept Backup Offers 265-char remark

    Show marketing remark (265 chars)

    Large 3 bedroom 2 full bath 2 story in Norwood. Large rooms and plenty of space at approximately 1562 square feet. Bonus study on first floor could be 4th bedroom. Full bath on each floor. Great opportunity for investor or savvy owner occupant tired of paying rent.

20. 2016-08-24
    listed $27,900 Active 265-char remark

    Show marketing remark (265 chars)

    Large 3 bedroom 2 full bath 2 story in Norwood. Large rooms and plenty of space at approximately 1562 square feet. Bonus study on first floor could be 4th bedroom. Full bath on each floor. Great opportunity for investor or savvy owner occupant tired of paying rent.

21. 2013-12-30
    historical
22. 2013-06-10
    listed $99,900
23. 2005-12-14
    soldstatus $65,500
24. 2005-11-14
    soldstatus $65,495
25. 2005-06-29
    listed $79,900

ⓘ 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: $2,729 · $227/mo
• Projected year-2 tax: $2,729 · $227/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 5/10 Major 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: $21,579
• − Mortgage interest: −$9,237
• − Property taxes: −$2,729
• − Insurance: −$824
• − Repairs & maintenance: −$1,726
• − Management: −$1,726
• − Depreciation: −$4,797
• Taxable income: $539
• Est. tax owed @ 24.0%: −$129
• After-tax cash flow: $2,987/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: Norwood City
• NCES district ID: 3904457
• Math proficiency: 35% ▼ -24.00%
• Reading proficiency: 53% ▼ -11.00%
• Median HH income: $38,750
• Composite: 36.66/100
• National rank: #4614
• State rank: #513 of 656 in OH

Livability — Norwood

• Score: 79/100
• State rank: #154
• US rank: #2322

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Norwood, OH
• County: Hamilton County · 701,295 people
• City population: 21,526
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 21,526
• Household income: $72,422
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 1192.0

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 (73%)
• Race & ethnicity: White 73% Black 15% Hispanic / Latino 8% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 92% English-only · Spanish 6% Arabic 1% Russian/Polish/Slavic 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: ▼ -209.95%
• Current HPI: 295.7088
• Rent YoY: ▲ 0.21%
• 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

+150.2% since first listed

11 events — show timeline

• 2026-05-12 Listing Removed — Cincy MLS
• 2026-04-03 Listed $199,900 Cincy MLS
• 2021-04-23 Sold (Public Records) $100,000 Public Records
• 2016-10-18 Sold (MLS) $31,000 Cincy MLS
• 2016-09-09 Contingent — Cincy MLS
• 2016-08-24 Listed $27,900 Cincy MLS
• 2013-12-30 Listing Removed — Cincy MLS
• 2013-06-10 Listed $99,900 Cincy MLS
• 2005-12-14 Sold (Public Records) $65,500 Public Records
• 2005-11-14 Sold (MLS) $65,495 Cincy MLS
• 2005-06-29 Listed $79,900 Cincy MLS

Property tax history

+2.6%/yr

Latest (2025): $2,729 · -0.0% YoY. Source: county tax records.