3320 Glenway Ave · Cincinnati, OH 45205

$199,000

3 bd · 2.5 ba · 2,554 sqft · MultiFamily public records · 11 Days on market

Built 1897 5,924 sqft lot Est $176k · 13% over

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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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +1.7/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Italianate Duplex with Queen Anne influences is full of possibilities. Ideal property for an owner occupant, an investor looking to acquire a cash flowing investment property, or to utilize as generational living. This property offers 2 large rental units in the heart of the Incline District, an architecturally rich community where you'll find fantastic restaurants, arts and entertainment. First floor 1 bedroom unit is freshly updated and move in ready, creating the perfect owner occupant unit. This space features 12' ceilings, a beautiful decorative fireplace, bright white kitchen, low maintenance plank flooring and fresh neutral paint. 4 bedroom second floor unit is occupied $1550/mo on a MTM lease. Double lot. Separate furnaces + water heaters. Don't miss this one!

Key facts

• Incline district
• Italianate duplex
• First floor 1br unit

Tags

• ITALIANATE DUPLEX
• QUEEN ANNE INFLUENCES
• 2 LARGE RENTAL UNITS
• INCLINE DISTRICT
• ARCHITECTURALLY RICH COMMUNITY
• FIRST FLOOR 1BR UNIT

Property features AI

Finance

• Other: Two fireplaces (dummy)
• Financial info: Property configured as a 2-unit multifamily (duplex); Unit rents listed: 1-bedroom approx. $895–$900, 4-bedroom approx. $1,550; Lease status: 1st-floor 1BR leased through 4/2027; 2nd-floor 4BR on month-to-month

Exterior

• Parking: Two open off-street parking spaces; On-street parking available
• Utilities: Public water; Public sewer; Natural gas
• Home design: Duplex; Three+ levels; Second floor area approx. 1,642
• Construction: Stone foundation; Shingle and membrane roofing; Windows: aluminum and vinyl; Construction materials: Other
• Exterior features: Deck; Porch; Fire escape; Corner lot

Interior

• Bedrooms: One 1-bedroom unit (1 bedroom); One 3+ bedroom unit (4 bedrooms)
• Bathrooms: Each unit has 1 full bathroom
• Heating & cooling: Forced air gas heating; Window air conditioning units
• Interior features: 220 volt electrical; Full basement; Individual laundry
• Laundry & utility: Separate furnaces and separate A/C for units; Separate gas/electric meters; Tenant pays heat; owner pays water

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $199k.

Deal economics

• At list price, monthly cash flow is $635 ($8k/yr) — positive. Per door: $317/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $199k).
• Cap rate 10.1% 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.
• Zoned schools: Roberts Academy (math 16% / reading 22%, grade F, #1,320 of 1,584 statewide, top 83%, 765 students, 0% FRL); Hartwell School (math 17% / reading 31%, grade F, #593 of 654 statewide, top 91%, 447 students, 0% FRL); Walnut Hills High School (math 79% / reading 89%, grade A, #17 of 781 statewide, top 2%, 2,582 students, 14% FRL) — zoned schools average 5% FRL vs 70% district-wide (66 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.3%/yr); 70 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $2,675/mo this rent would consume 73% 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.3% rent growth), your $56k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 30y ago; this cycle's ask has dropped $28k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1897 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $199,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1897 — 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 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: 1.34% ✓
• Cap rate: 10.12%
• Cash-on-cash: 13.67%
• DSCR: 1.61
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $176,226
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
966 Fairbanks Ave	0.33mi	4/2.0 (+1)	2,679 (+5%)	1mo	$25,000	$9	68
945 Oakland Ave	0.61mi	4/3.0 (+1)	2,430 (-5%)	2mo	$105,000	$43	54
3425 W Eighth St	0.58mi	4/2.0 (+1)	2,671 (+5%)	6mo	$173,000	$65	54
776 Wells St	0.66mi	4/4.0 (+1)	2,624 (+3%)	2mo	$255,000	$97	52
3644 Laclede Ave	0.41mi	4/4.0 (+1)	2,800 (+10%)	13mo	$192,000	$69	43
1114 Seton Ave	0.62mi	4/2.0 (+1)	2,232 (-13%)	10mo	$54,000	$24	35
1030 Seton Ave	0.63mi	4/2.5 (+1)	2,242 (-12%)	13mo	$222,500	$99	34
1230 Manss Ave	0.71mi	4/2.0 (+1)	2,237 (-12%)	8mo	$223,470	$100	32
906 Seton Ave	0.74mi	4/4.0 (+1)	2,778 (+9%)	17mo	$255,000	$92	26

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 · 3.3% rent growth · sell at horizon

5-year hold

• IRR: 4.2%
• Equity multiple: 1.16×
• Total profit: $9,099
• Equity at exit: $29,672

10-year hold

• IRR: 14.0%
• Equity multiple: 2.14×
• Total profit: $63,751
• Equity at exit: $17,206

Cash invested: $55,720 (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: 70
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $2,675 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$352 /mo · $4,223/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$562
• Net cashflow: $635

Break-even live

Break-even rent $1,871

Max offer price $199,000

Occupancy floor 71%

Sensitivity live

Price	-10% $747	-5% $691	+0% $635	+5% $578	+10% $522
Rent	-10% $423	-5% $529	+0% $635	+5% $740	+10% $846
Rate	-1.0pp $735	-0.5pp $685	base $635	+0.5pp $583	+1.0pp $531

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,674
Total (2 units)			$2,675

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1014 Considine Ave Cincinnati, OH	4.0	2.0	2200	$2,000	$0.91	3d	1	0.27mi
931 Olive Ave Cincinnati, OH	3.0	1.0	1852	$1,500	$0.81	4d	1	0.59mi
1620 Minion Ave Cincinnati, OH	4.0	2.0	1845	$1,550	$0.84	22d	1	0.63mi
775 Summit Ave Cincinnati, OH	3.0	2.0	2700	$2,100	$0.78	16d	1	0.68mi
1031 Schiff Ave Cincinnati, OH	2.0	1.0	2142	$1,300	$0.61	23d	1	1.38mi
4227 W 8th St Cincinnati, OH	3.0	2.0	1832	$2,050	$1.12	3d	1	1.46mi

Listing history 37 events

1. 2026-06-21
   days on market $199,000 Active 11 DOM
2. 2026-06-18
   days on market $199,000 Active 8 DOM
3. 2026-06-17
   days on market $199,000 Active 7 DOM
4. 2026-06-16
   days on market $199,000 Active 6 DOM
5. 2026-06-15
   days on market $199,000 Active 5 DOM
6. 2026-06-13
   days on market $199,000 Active 3 DOM
7. 2026-06-13
   days on marketlisting id $199,000 Active 2 DOM
8. 2026-06-09
   days on market $199,000 Active 42 DOM
9. 2026-06-08
   days on market $199,000 Active 41 DOM
10. 2026-06-07
    days on market $199,000 Active 40 DOM
11. 2026-06-03
    days on market $199,000 Active 36 DOM
12. 2026-06-02
    days on market $199,000 Active 35 DOM
13. 2026-06-01
    days on market $199,000 Active 34 DOM
14. 2026-05-31
    days on market $199,000 Active 33 DOM
15. 2026-05-12
    price $217,900
16. 2026-04-28
    listed $227,000 Active
17. 2026-03-05
    historical 778-char remark

    Show marketing remark (778 chars)

    Italianate Duplex with Queen Anne influences is full of possibilities. Ideal property for an owner occupant, an investor looking to acquire a cash flowing investment property, or to utilize as generational living. This property offers 2 large rental units in the heart of the Incline District, an architecturally rich community where you'll find fantastic restaurants, arts and entertainment. First floor 1 bedroom unit is freshly updated and move in ready, creating the perfect owner occupant unit. This space features 12' ceilings, a beautiful decorative fireplace, bright white kitchen, low maintenance plank flooring and fresh neutral paint. 4 bedroom second floor unit is occupied $1550/mo on a MTM lease. Double lot. Separate furnaces + water heaters. Don't miss this one!

18. 2026-02-05
    price $227,000

    Show marketing remark (778 chars)

    Italianate Duplex with Queen Anne influences is full of possibilities. Ideal property for an owner occupant, an investor looking to acquire a cash flowing investment property, or to utilize as generational living. This property offers 2 large rental units in the heart of the Incline District, an architecturally rich community where you'll find fantastic restaurants, arts and entertainment. First floor 1 bedroom unit is freshly updated and move in ready, creating the perfect owner occupant unit. This space features 12' ceilings, a beautiful decorative fireplace, bright white kitchen, low maintenance plank flooring and fresh neutral paint. 4 bedroom second floor unit is occupied $1550/mo on a MTM lease. Double lot. Separate furnaces + water heaters. Don't miss this one!

19. 2026-02-05
    price $227,000 778-char remark

    Show marketing remark (778 chars)

    Italianate Duplex with Queen Anne influences is full of possibilities. Ideal property for an owner occupant, an investor looking to acquire a cash flowing investment property, or to utilize as generational living. This property offers 2 large rental units in the heart of the Incline District, an architecturally rich community where you'll find fantastic restaurants, arts and entertainment. First floor 1 bedroom unit is freshly updated and move in ready, creating the perfect owner occupant unit. This space features 12' ceilings, a beautiful decorative fireplace, bright white kitchen, low maintenance plank flooring and fresh neutral paint. 4 bedroom second floor unit is occupied $1550/mo on a MTM lease. Double lot. Separate furnaces + water heaters. Don't miss this one!

20. 2026-01-16
    price $239,000 778-char remark

    Show marketing remark (778 chars)

    Italianate Duplex with Queen Anne influences is full of possibilities. Ideal property for an owner occupant, an investor looking to acquire a cash flowing investment property, or to utilize as generational living. This property offers 2 large rental units in the heart of the Incline District, an architecturally rich community where you'll find fantastic restaurants, arts and entertainment. First floor 1 bedroom unit is freshly updated and move in ready, creating the perfect owner occupant unit. This space features 12' ceilings, a beautiful decorative fireplace, bright white kitchen, low maintenance plank flooring and fresh neutral paint. 4 bedroom second floor unit is occupied $1550/mo on a MTM lease. Double lot. Separate furnaces + water heaters. Don't miss this one!

21. 2025-12-31
    listed $245,000 Active 778-char remark

    Show marketing remark (778 chars)

    Italianate Duplex with Queen Anne influences is full of possibilities. Ideal property for an owner occupant, an investor looking to acquire a cash flowing investment property, or to utilize as generational living. This property offers 2 large rental units in the heart of the Incline District, an architecturally rich community where you'll find fantastic restaurants, arts and entertainment. First floor 1 bedroom unit is freshly updated and move in ready, creating the perfect owner occupant unit. This space features 12' ceilings, a beautiful decorative fireplace, bright white kitchen, low maintenance plank flooring and fresh neutral paint. 4 bedroom second floor unit is occupied $1550/mo on a MTM lease. Double lot. Separate furnaces + water heaters. Don't miss this one!

22. 2023-09-08
    price $190,000
23. 2023-02-13
    soldstatus $190,000 Closed
24. 2023-01-19
    status Pending
25. 2023-01-03
    historical Contingency Pending
26. 2022-11-04
    listed $210,000 Active
27. 2021-11-23
    soldstatus $67,000 Sold
28. 2021-09-20
    historical Contingency Pending
29. 2021-09-18
    price $67,000
30. 2021-09-17
    listed $43,750 Active
31. 2009-06-29
    soldstatus $8,000
32. 2008-12-26
    listed $10,500
33. 1996-11-25
    soldstatus $47,000
34. 1996-11-15
    soldstatus $47,000
35. 1996-02-14
    listed $45,900
36. 1993-01-07
    soldstatus $90,500
37. 1987-03-10
    soldstatus $24,500

ⓘ 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: $4,223 · $352/mo
• Projected year-2 tax: $4,223 · $352/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 · 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: $32,100
• − Mortgage interest: −$11,147
• − Property taxes: −$4,223
• − Insurance: −$995
• − Repairs & maintenance: −$2,568
• − Management: −$2,568
• − Depreciation: −$5,789
• Taxable income: $4,810
• Est. tax owed @ 24.0%: −$1,154
• After-tax cash flow: $6,464/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

+789.4% since first listed

23 events — show timeline

• 2026-05-12 Price Changed $217,900 Cincy MLS
• 2026-04-28 Listed $227,000 Cincy MLS
• 2026-03-05 Listing Removed — Cincy MLS
• 2026-02-05 Price Changed $227,000 Dayton MLS
• 2026-02-05 Price Changed $227,000 Cincy MLS
• 2026-01-16 Price Changed $239,000 Cincy MLS
• 2025-12-31 Listed $245,000 Cincy MLS
• 2023-09-08 Price Changed $190,000 Cincy MLS
• 2023-02-13 Sold (MLS) $190,000 Cincy MLS
• 2023-01-19 Pending — Cincy MLS
• 2023-01-03 Contingent — Cincy MLS
• 2022-11-04 Listed $210,000 Cincy MLS
• 2021-11-23 Sold (MLS) $67,000 Cincy MLS
• 2021-09-20 Contingent — Cincy MLS
• 2021-09-18 Price Changed $67,000 Cincy MLS
• 2021-09-17 Listed $43,750 Cincy MLS
• 2009-06-29 Sold (MLS) $8,000 Cincy MLS
• 2008-12-26 Listed $10,500 Cincy MLS
• 1996-11-25 Sold (Public Records) $47,000 Public Records
• 1996-11-15 Sold (MLS) $47,000 Cincy MLS
• 1996-02-14 Listed $45,900 Cincy MLS
• 1993-01-07 Sold (Public Records) $90,500 Public Records
• 1987-03-10 Sold (Public Records) $24,500 Public Records

Property tax history

+32.4%/yr

Latest (2025): $4,223 · +0.1% YoY. Source: county tax records.