7119 Eastlawn Dr · Cincinnati, OH 45237

$349,900

16 bd · 16.0 ba · — sqft · MultiFamily · 128 Days on market

Built 1946 9,060 sqft lot

---

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 +24.3/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Rent growth +4.2/5.0
• Livability +4.0/5.0
• 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: 4 units. confirmed

Listing remarks MLS

Subject to a short sale. Can take 2-3 months to close. Roof 2008, newer hot water boiler.

Key facts

• Upgraded plumbing
• Modernized kitchens
• 9,060 sq ft lot

Tags

• CASH-FLOWING 4-FAMILY
• MODERNIZED KITCHENS
• COMMERCIAL-GRADE EPDM ROOF
• NEWLY BUILT FRONT DECK
• UPGRADED PLUMBING
• ON-SITE COIN-OPERATED LAUNDRY

Property features AI

Finance

• Other: One building on the lot
• Financial info: Four rental units with listed rents: $900, $1,100, $800, $900

Exterior

• Parking: Built-in rear garage with 4 garage spaces; 4 additional open parking spaces; Asphalt driveway, on-street parking available
• Utilities: Public water; Public sewer; Natural gas
• Home design: Quad (four-unit) building; Two levels; Poured foundation
• Construction: Brick construction; Poured foundation; Membrane roof; Two-story structure
• Exterior features: Brick exterior; Vinyl windows; Membrane roof; Lot approximately 0.208 acres

Interior

• Kitchen: Each unit includes a kitchen
• Bedrooms: Four 1-bedroom units
• Bathrooms: Each unit has one full bathroom
• Heating & cooling: Gas heating; Steam heating; Window air conditioning units
• Interior features: Full basement
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/1.0-bath units multifamily listed at $350k.

Deal economics

• At list price, monthly cash flow is $639 ($8k/yr) — positive. Per door: $160/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $350k).
• Recommended offer: $308k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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 fast (+6.6%/yr); 44 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 $3,954/mo this rent would consume 106% of the median local household income ($45k/yr) (locally 1467% 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 $10k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $98k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 23y ago; this cycle's ask has dropped $110k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $41k; list at $350k implies a 753% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $307,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% 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 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.13% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.64%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.62% rent growth · sell at horizon

5-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-968
• Equity at exit: $52,171

10-year hold

• IRR: 12.9%
• Equity multiple: 2.20×
• Total profit: $117,966
• Equity at exit: $30,253

Cash invested: $97,972 (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 45237

• Home prices YoY: -33.0%
• Rents YoY: 6.6%
• Active inventory: 44
• Price-to-rent: 29.5×

Monthly cashflow live

• Estimated rent: $3,954 high
• Mortgage (P&I): −$1,835
• Tax est. 1.5%: −$437 /mo · $5,248/yr
• Insurance: −$146
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$830
• Net cashflow: $639

Break-even live

Break-even rent $3,145

Max offer price $349,900

Occupancy floor 79%

Sensitivity live

Price	-10% $881	-5% $760	+0% $639	+5% $518	+10% $397
Rent	-10% $327	-5% $483	+0% $639	+5% $795	+10% $951
Rate	-1.0pp $815	-0.5pp $728	base $639	+0.5pp $548	+1.0pp $456

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$3,956
Total (4 units)			$3,954

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-17
   days on market $349,900 Active 128 DOM
2. 2026-06-16
   days on market $349,900 Active 127 DOM
3. 2026-06-15
   days on market $349,900 Active 126 DOM
4. 2026-06-13
   days on market $349,900 Active 124 DOM
5. 2026-06-13
   pricedays on market $349,900 Active 123 DOM
6. 2026-06-09
   days on market $359,900 Active 120 DOM
7. 2026-06-08
   days on market $359,900 Active 119 DOM
8. 2026-06-07
   days on market $359,900 Active 118 DOM
9. 2026-06-03
   days on market $359,900 Active 114 DOM
10. 2026-06-02
    days on market $359,900 Active 113 DOM
11. 2026-06-01
    days on market $359,900 Active 112 DOM
12. 2026-05-31
    days on market $359,900 Active 111 DOM
13. 2026-05-11
    price $359,900
14. 2026-04-29
    price $369,900
15. 2026-04-02
    price $375,000
16. 2026-03-21
    price $399,900
17. 2026-03-10
    price $420,900
18. 2026-03-05
    price $429,900
19. 2026-03-02
    price $439,900
20. 2026-02-26
    price $444,900
21. 2026-02-09
    listed $459,900 Active
22. 2013-01-07
    soldstatus $41,000 89-char remark

    Show marketing remark (89 chars)

    Subject to a short sale. Can take 2-3 months to close. Roof 2008, newer hot water boiler.

23. 2012-07-26
    listed $44,500 89-char remark

    Show marketing remark (89 chars)

    Subject to a short sale. Can take 2-3 months to close. Roof 2008, newer hot water boiler.

24. 2006-06-19
    soldstatus $123,500 242-char remark

    Show marketing remark (242 chars)

    Price Reduced! Investment opportunity! Brick 4-fam, new windows, garage doors & nice front deck! 2 units have been totally remodeled, other 2 have long term tenants. Easy to rent. Gaslit street w/great community park at end of cul-de-sac.

25. 2006-01-18
    listed $121,500 242-char remark

    Show marketing remark (242 chars)

    Price Reduced! Investment opportunity! Brick 4-fam, new windows, garage doors & nice front deck! 2 units have been totally remodeled, other 2 have long term tenants. Easy to rent. Gaslit street w/great community park at end of cul-de-sac.

26. 2004-02-17
    soldstatus $131,000
27. 2004-01-29
    listed $134,900
28. 2003-12-25
    historical
29. 2003-09-24
    listed $137,500
30. 2003-09-12
    historical
31. 2003-06-17
    listed $139,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 96% 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: $47,448
• − Mortgage interest: −$19,600
• − Property taxes: −$5,248
• − Insurance: −$2,547
• − Repairs & maintenance: −$3,796
• − Management: −$3,796
• − Depreciation: −$10,179
• Taxable income: $2,282
• Est. tax owed @ 24.0%: −$548
• After-tax cash flow: $7,122/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): 20,903
• Household income: $44,913
• Rent vs Own: 52.3% rent · 47.7% own
• Severe rent burden: 1467.0

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 Black (71%)
• Race & ethnicity: Black 71% White 22% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 2% Italian 1% Scotch-Irish 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 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: ▼ -110.54%
• Current HPI: 224.4728
• Rent YoY: ▲ 6.62%
• 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

+157.3% since first listed

19 events — show timeline

• 2026-05-11 Price Changed $359,900 Cincy MLS
• 2026-04-29 Price Changed $369,900 Cincy MLS
• 2026-04-02 Price Changed $375,000 Cincy MLS
• 2026-03-21 Price Changed $399,900 Cincy MLS
• 2026-03-10 Price Changed $420,900 Cincy MLS
• 2026-03-05 Price Changed $429,900 Cincy MLS
• 2026-03-02 Price Changed $439,900 Cincy MLS
• 2026-02-26 Price Changed $444,900 Cincy MLS
• 2026-02-09 Listed $459,900 Cincy MLS
• 2013-01-07 Sold (MLS) $41,000 Cincy MLS
• 2012-07-26 Listed $44,500 Cincy MLS
• 2006-06-19 Sold (MLS) $123,500 Cincy MLS
• 2006-01-18 Listed $121,500 Cincy MLS
• 2004-02-17 Sold (MLS) $131,000 Cincy MLS
• 2004-01-29 Listed $134,900 Cincy MLS
• 2003-12-25 Listing Removed — Cincy MLS
• 2003-09-24 Listed $137,500 Cincy MLS
• 2003-09-12 Listing Removed — Cincy MLS
• 2003-06-17 Listed $139,900 Cincy MLS