3087 Moosewood Ave · Cincinnati, OH 45225

$105,000

3 bd · 1.0 ba · 1,401 sqft · SingleFamily public records · 8 Days on market

Built 1931 0.31 ac lot Est $153k · 31% under

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Why this score? — see what drove the A 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.6/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Who is looking for good bones?! Bring your buyers and investors looking for opportunity. This 4BR home on a double lot has original character like its Rookwood FP and hardwood floors, just needs a little TLC. Previously rented @ $1800/mo. Property to be sold as is/where is; seller will not make repairs.

Key facts

• Additional side lot
• Formal dining room
• Wooded lot

Tags

• LIVING ROOM
• FORMAL DINING ROOM
• EAT-IN KITCHEN
• WOODED LOT
• ADDITIONAL SIDE LOT

Property features AI

Finance

• Other: Residential zoning
• HOA & community: No HOA

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas; Electric water heater
• Home design: Traditional single-family home; Two levels; Handyman condition noted
• Construction: Brick and vinyl siding exterior; Shingle roof; Poured foundation
• Exterior features: Wooded lot; Sloped lot

Interior

• Kitchen: Eat-in kitchen with pantry; Wood floors in kitchen
• Bedrooms: Three bedrooms total; Primary bedroom approximately 12 x 13 (second level); Bedroom 2 approximately 12 x 13 (second level); Bedroom 3 approximately 9 x 13 (second level)
• Flooring: Wood floors in living areas and dining room
• Bathrooms: One full bathroom (located on second level)
• Heating & cooling: Forced-air heating (natural gas); Ceiling fan; 220 Volt service
• Interior features: Multi-panel doors; Fireplace
• Laundry & utility: Basement utility area (unfinished)

🏷️ Possibly a rental listed for sale. The $105,000 price doesn't fit this home's estimated sale value (~$152,709) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $477 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Cap rate 11.7% 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.
• 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: 32 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1,425/mo this rent would consume 84% of the median local household income ($20k/yr) (locally 1466% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $11k of equity ($726 loan paydown + $10k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 25y 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 1931 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,000

Questions for the listing agent

1. Built in 1931 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.36% ✓
• Cap rate: 11.74%
• Cash-on-cash: 19.47%
• DSCR: 1.87
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $152,709
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1798 Pulte St	0.35mi	2/1.0 (-1)	1,392 (-1%)	14mo	$29,000	$21	66
1917 Webman Ct	0.71mi	3/1.5	1,392 (-1%)	4mo	$118,000	$85	61
1626 Carll St	0.44mi	4/1.5 (+1)	1,474 (+5%)	13mo	$68,000	$46	53
3067 Henshaw Ave	0.73mi	2/2.5 (-1)	1,425 (+2%)	3mo	$282,000	$198	50
1613 Pulte St	0.37mi	2/2.0 (-1)	1,200 (-14%)	3mo	$43,000	$36	47
3433 Beekman St	0.72mi	3/2.0	1,305 (-7%)	11mo	$225,000	$172	42
1346 Ethan Ave	0.57mi	2/2.0 (-1)	1,200 (-14%)	4mo	$212,000	$177	37
1244 Bates Ave	0.74mi	3/1.5	1,580 (+13%)	10mo	$157,500	$100	34
1712 Holden St	0.62mi	3/2.0	1,193 (-15%)	12mo	$225,000	$189	33
1829 Carll St	0.50mi	2/1.0 (-1)	1,190 (-15%)	17mo	$130,000	$109	32
1531 Grove St	0.60mi	3/2.0	1,192 (-15%)	19mo	$142,000	$119	27

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 38.8%
• Equity multiple: 3.98×
• Total profit: $87,538
• Equity at exit: $94,592

10-year hold

• IRR: 33.4%
• Equity multiple: 8.95×
• Total profit: $233,846
• Equity at exit: $203,992

Cash invested: $29,400 (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 45225

• Home prices YoY: 4.6%
• Active inventory: 32
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,425 high
• Mortgage (P&I): −$551
• Tax from tax record: −$55 /mo · $656/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $477

Break-even live

Break-even rent $822

Max offer price $105,000

Occupancy floor 62%

Sensitivity live

Price	-10% $536	-5% $507	+0% $477	+5% $447	+10% $418
Rent	-10% $364	-5% $421	+0% $477	+5% $533	+10% $590
Rate	-1.0pp $530	-0.5pp $504	base $477	+0.5pp $450	+1.0pp $422

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2556 Beekman St Unit 301 Cincinnati, OH	2.0	1.0	1000	$950	$0.95	25d	1	0.70mi
1852 Knox St Cincinnati, OH	4.0	1.5	1747	$1,850	$1.06	25d	1	0.85mi
2230 Westwood Northern Blvd Cincinnati, OH	1.0–2.0	1.0–2.0	792	$940	$1.19	25d	3	0.89mi
2504 White St Apt 5 Cincinnati, OH	3.0	2.0	1150	$1,150	$1.00	25d	1	0.95mi
3570 McHenry Ave Unit 3574-3 Cincinnati, OH	2.0	1.0	900	$1,000	$1.11	25d	1	0.96mi
1905 Elmore St Cincinnati, OH	3.0	1.0	925	$1,560	$1.69	15d	3	1.02mi
2117 Saint Leo Pl Cincinnati, OH	2.0	1.0	1050	$1,150	$1.10	25d	1	1.03mi
1048 Marshall Ave Unit 5 Cincinnati, OH	2.0	1.0	888	$965	$1.09	25d	1	1.10mi
1042 Marshall Ave Apt 3 Cincinnati, OH	3.0	1.0	1400	$1,195	$0.85	25d	1	1.11mi
2570 Sarvis Ct Unit 2570 01 Cincinnati, OH	2.0	1.0	1000	$1,195	$1.20	25d	1	1.11mi
2570 Sarvis Ct Unit 2572 12 Cincinnati, OH	2.0	1.0	1000	$1,250	$1.25	25d	1	1.11mi
717 Martin Luther King Dr W Cincinnati, OH	2.0	1.0–2.0	767	$1,875	$2.44	3d	56	1.14mi
3401 McHenry Ave Unit 43 Cincinnati, OH	2.0	1.0	1000	$1,250	$1.25	25d	1	1.19mi
3064 Aquadale Ln Cincinnati, OH	3.0	3.0	1102	$1,850	$1.68	25d	1	1.25mi
2704 W McMicken Ave Unit 2 Cincinnati, OH	3.0	1.0	1760	$1,500	$0.85	25d	1	1.33mi
525 Lowell Ave Unit 525-07 Cincinnati, OH	2.0	1.0	880	$1,295	$1.47	3d	1	1.39mi
525 Lowell Ave Unit 525-05 Cincinnati, OH	2.0	1.0	880	$1,295	$1.47	18d	1	1.39mi
521 Martin Luther King Dr W Apt A6 Cincinnati, OH	2.0	1.5	925	$1,495	$1.62	4d	1	1.39mi
521 Martin Luther King Dr W Unit A15 Cincinnati, OH	2.0	2.0	935	$2,000	$2.14	25d	1	1.41mi
2356 Harrison Ave Cincinnati, OH	2.0	1.0	900	$1,000	$1.11	25d	1	1.45mi
3240 Whitfield Ave Cincinnati, OH	1.0–2.0	1.0–2.0	865	$2,225	$2.57	3d	80	1.46mi
4123 Lakeman St Cincinnati, OH	3.0	1.5	1541	$1,950	$1.27	15d	1	1.47mi
1580 Blue Rock St Cincinnati, OH	2.0	1.0–2.0	730	$1,970	$2.70	3d	5	1.48mi
4125 Apple St Cincinnati, OH	2.0	1.5	1150	$1,795	$1.56	25d	1	1.50mi

Listing history 6 events

1. 2026-06-21
   days on market $105,000 Active 8 DOM
2. 2026-06-18
   days on market $105,000 Active 5 DOM
3. 2026-06-17
   days on market $105,000 Active 4 DOM
4. 2026-06-16
   days on market $105,000 Active 3 DOM
5. 2026-06-15
   remarks 250-char remark
6. 2026-06-15
   listed $105,000 Active 2 DOM

ⓘ 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: $656 · $55/mo
• Projected year-2 tax: $1,147 · $96/mo
• Expected delta: +$491/yr (+$41/mo · 74.8%)

ⓘ 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 · 20 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: $17,104
• − Mortgage interest: −$5,882
• − Property taxes: −$656
• − Insurance: −$525
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − Depreciation: −$3,055
• Taxable income: $4,250
• Est. tax owed @ 24.0%: −$1,020
• After-tax cash flow: $4,704/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): 9,583
• Household income: $20,348
• Rent vs Own: 87.2% rent · 12.8% own
• Severe rent burden: 1466.0

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 (72%)
• Race & ethnicity: Black 72% White 17% Two or more races 7% Hispanic / Latino 5%
• Common ancestry: Slovak 1% Romanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 92% 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: ▲ 10.21%
• Current HPI: 232.7908
• Rent YoY: —
• 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

+163.2% since first listed

24 events — show timeline

• 2026-06-12 Listed $105,000 Cincy MLS
• 2024-04-09 Sold (Public Records) $100,000 Public Records
• 2024-04-03 Sold (MLS) $100,000 Cincy MLS
• 2024-03-19 Contingent — Cincy MLS
• 2024-03-09 Listed $120,000 Cincy MLS
• 2022-05-26 Listing Removed — Cincy MLS
• 2022-05-26 Price Changed $149,900 Cincy MLS
• 2022-05-14 Price Changed $130,000 Cincy MLS
• 2022-04-26 Listed $149,900 Cincy MLS
• 2021-08-31 Listing Removed — Cincy MLS
• 2021-05-03 Listed $79,000 Cincy MLS
• 2016-09-27 Sold (Public Records) $2,000 Public Records
• 2007-05-14 Sold (Public Records) $12,000 Public Records
• 2007-04-30 Sold (MLS) $12,000 Cincy MLS
• 2007-02-07 Listed $19,900 Cincy MLS
• 2007-01-02 Listing Removed — Cincy MLS
• 2006-08-08 Listed $49,900 Cincy MLS
• 2006-06-30 Sold (Public Records) $40,000 Public Records
• 2003-03-20 Sold (Public Records) $98,000 Public Records
• 2001-10-04 Sold (Public Records) $79,000 Public Records
• 2001-10-04 Sold (Public Records) $79,000 Public Records
• 2001-06-08 Sold (Public Records) $30,300 Public Records
• 2001-05-04 Sold (MLS) $30,500 Cincy MLS
• 2001-01-06 Listed $39,900 Cincy MLS

Property tax history

+3.4%/yr

Latest (2025): $656 · -2.2% YoY. Source: county tax records.