2640 Gehrum Ln · Cincinnati, OH 45238

$130,000

3 bd · 1.0 ba · 1,569 sqft · SingleFamily public records · 163 Days on market

Built 1941 5,881 sqft lot Est $248k · 48% under

---

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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +7.3/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Pride of ownership shows in this cozy cape on cul-de-sac. Loaded w/unique character. Xlarge eat-in kitchen w/walkout. Paneled dormer rooms, patio & rock garden. Meticulously cared for over the years and it shows-a must see!

Key facts

• 5,881 sq ft lot
• Garage
• Built 1941

Property features AI

Finance

• Other: Residential zoning; Lease not considered
• HOA & community: No homeowners association

Exterior

• Parking: Attached front garage (1-car); Driveway parking; On-street parking
• Utilities: Public water; Public sewer; Natural gas available
• Home design: A-Frame architectural style; Single family home; One and one half levels; Poured foundation
• Construction: Brick construction; Shingle roof
• Exterior features: Vinyl windows; Less than 0.5 acre lot; Lot dimensions approximately 50 x 120

Interior

• Kitchen: Kitchen (8 x 15); Breakfast room (7 x 11); Dining room (9 x 11)
• Bedrooms: Three bedrooms total; Primary bedroom on level 1 (12 x 11); Bedroom 2 on level 1 (10 x 11); Bedroom 3 on level 2 (15 x 12)
• Bathrooms: One full bathroom on level 1; Primary bathroom listed as other
• Heating & cooling: Gas heating; Central air; Gas water heating
• Interior features: Seven total rooms; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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 (+4.9%/yr); 78 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $88k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $114,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — 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 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: 1.23% ✓
• Cap rate: 9.65%
• Cash-on-cash: 11.98%
• DSCR: 1.53
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $247,902
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2739 Queenswood Dr	0.35mi	3/3.0	1,600 (+2%)	1mo	$327,500	$205	72
2739 Westbrook Dr	0.21mi	3/1.5	1,467 (-6%)	6mo	$115,000	$78	72
2795 Westbrook Dr	0.31mi	3/2.0	1,475 (-6%)	1mo	$285,500	$194	71
2751 Westbrook Dr	0.25mi	3/3.0	1,769 (+13%)	0mo	$355,000	$201	59
2635 Ocosta Ave	0.65mi	3/1.5	1,654 (+5%)	1mo	$240,000	$145	58
1772 Tuxworth Ave	0.67mi	3/2.0	1,493 (-5%)	0mo	$155,000	$104	56
4925 Shirley Pl	0.67mi	3/2.0	1,456 (-7%)	1mo	$230,000	$158	52
3088 Queen City Ave	0.73mi	3/1.0	1,684 (+7%)	7mo	$146,000	$87	48
1702 Ashbrook Dr	0.73mi	3/1.0	1,369 (-13%)	2mo	$139,900	$102	43
2654 Ocosta Ave	0.65mi	3/2.5	1,769 (+13%)	0mo	$305,000	$172	42
3010 Ferguson Rd	0.59mi	4/1.5 (+1)	1,345 (-14%)	2mo	$134,000	$100	40
2630 Cyclorama Dr	0.67mi	4/3.0 (+1)	1,413 (-10%)	0mo	$330,500	$234	39

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 · 4.87% rent growth · sell at horizon

5-year hold

• IRR: 3.6%
• Equity multiple: 1.14×
• Total profit: $5,185
• Equity at exit: $19,383

10-year hold

• IRR: 14.9%
• Equity multiple: 2.31×
• Total profit: $47,533
• Equity at exit: $11,240

Cash invested: $36,400 (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 45238

• Rents YoY: 4.9%
• Active inventory: 78
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,603 high
• Mortgage (P&I): −$682
• Tax from tax record: −$167 /mo · $2,003/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $363

Break-even live

Break-even rent $1,143

Max offer price $130,000

Occupancy floor 72%

Sensitivity live

Price	-10% $437	-5% $400	+0% $363	+5% $327	+10% $290
Rent	-10% $237	-5% $300	+0% $363	+5% $427	+10% $490
Rate	-1.0pp $429	-0.5pp $397	base $363	+0.5pp $330	+1.0pp $296

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2621 Gehrum Ln Cincinnati, OH	3.0	1.0	1373	$1,850	$1.35	25d	1	0.08mi
2682 Lafeuille Cir Cincinnati, OH	2.0–3.0	1.0–2.0	950	$1,574	$1.66	4d	16	0.14mi
2706 E Tower Dr Cincinnati, OH	1.0–3.0	1.0–2.0	951	$1,520	$1.60	3d	61	0.18mi
2511 Ferguson Rd Unit 2537 Cincinnati, OH	3.0	1.5	1100	$1,650	$1.50	25d	1	0.47mi
1723 Tuxworth Ave Cincinnati, OH	3.0	2.0	1587	$1,800	$1.13	25d	1	0.71mi
2854 Shaffer Ave Unit 1 Cincinnati, OH	2.0	1.0	1100	$1,125	$1.02	15d	1	0.92mi
3052 Worthington Ave Cincinnati, OH	3.0	1.0	1105	$1,195	$1.08	5d	1	0.98mi
3245 Koenig Ave Cincinnati, OH	4.0	2.0	2045	$2,475	$1.21	3d	1	1.00mi
5256 Ponce Ln Cincinnati, OH	3.0	2.0	1270	$1,866	$1.47	3d	1	1.02mi
3157 Sunshine Ave Cincinnati, OH	3.0	2.0	1894	$1,825	$0.96	4d	1	1.19mi
1740 Minion Ave Cincinnati, OH	2.0	1.0	1320	$1,200	$0.91	25d	1	1.20mi
3064 Aquadale Ln Cincinnati, OH	3.0	3.0	1102	$1,850	$1.68	25d	1	1.21mi
1240 Rosemont Ave Cincinnati, OH	2.0	1.0	1280	$1,100	$0.86	21d	1	1.22mi
1311 Manss Ave Cincinnati, OH	4.0	1.0	1409	$1,295	$0.92	5d	1	1.24mi
1233 Dewey Ave Cincinnati, OH	3.0	1.0	1411	$1,375	$0.97	5d	1	1.25mi
2117 Saint Leo Pl Cincinnati, OH	2.0	1.0	1050	$1,150	$1.10	25d	1	1.28mi
3283 Pickbury Dr Cincinnati, OH	4.0	2.0	2100	$2,400	$1.14	45d	1	1.31mi
1214 Gilsey Ave Cincinnati, OH	3.0	1.0	1300	$1,300	$1.00	21d	1	1.32mi
1214 Gilsey Ave Cincinnati, OH	3.0	1.0	1300	$1,300	$1.00	25d	1	1.32mi
1607 Minion Ave Cincinnati, OH	3.0	1.5	1066	$1,675	$1.57	25d	1	1.32mi
1620 Minion Ave Cincinnati, OH	4.0	2.0	1845	$1,550	$0.84	21d	1	1.32mi
3772 W Liberty St Cincinnati, OH	3.0	1.0	1066	$1,350	$1.27	5d	1	1.36mi
1031 Schiff Ave Cincinnati, OH	2.0	1.0	2142	$1,300	$0.61	22d	1	1.39mi
3414 Corrine Ave Cincinnati, OH	3.0	2.0	1542	$1,861	$1.21	3d	1	1.46mi
3114 Roosevelt Ave Cincinnati, OH	3.0	1.0	1450	$1,400	$0.97	25d	1	1.48mi
2678 Montana Ave Cincinnati, OH	1.0–3.0	1.0–2.0	935	$1,470	$1.57	3d	10	1.49mi

Listing history 18 events

1. 2026-06-21
   days on market $130,000 Active 163 DOM
2. 2026-06-18
   days on market $130,000 Active 160 DOM
3. 2026-06-17
   days on market $130,000 Active 159 DOM
4. 2026-06-16
   days on market $130,000 Active 158 DOM
5. 2026-06-15
   days on market $130,000 Active 157 DOM
6. 2026-06-13
   days on market $130,000 Active 155 DOM
7. 2026-06-13
   days on market $130,000 Active 154 DOM
8. 2026-06-09
   days on market $130,000 Active 151 DOM
9. 2026-06-08
   days on market $130,000 Active 150 DOM
10. 2026-06-07
    days on market $130,000 Active 149 DOM
11. 2026-06-03
    days on market $130,000 Active 145 DOM
12. 2026-06-02
    days on market $130,000 Active 144 DOM
13. 2026-06-01
    days on market $130,000 Active 143 DOM
14. 2026-05-31
    days on market $130,000 Active 142 DOM
15. 2026-03-30
    price $130,000
16. 2026-01-09
    listed $140,000 Active
17. 2005-08-02
    soldstatus $88,000 227-char remark

    Show marketing remark (227 chars)

    Pride of ownership shows in this cozy cape on cul-de-sac. Loaded w/unique character. Xlarge eat-in kitchen w/walkout. Paneled dormer rooms, patio & rock garden. Meticulously cared for over the years and it shows-a must see!

18. 2005-04-30
    listed $94,900 227-char remark

    Show marketing remark (227 chars)

    Pride of ownership shows in this cozy cape on cul-de-sac. Loaded w/unique character. Xlarge eat-in kitchen w/walkout. Paneled dormer rooms, patio & rock garden. Meticulously cared for over the years and it shows-a must see!

ⓘ 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: $2,003 · $167/mo
• Projected year-2 tax: $2,016 · $168/mo
• Expected delta: +$12/yr (+$1/mo · 0.6%)

ⓘ 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: $19,236
• − Mortgage interest: −$7,282
• − Property taxes: −$2,003
• − Insurance: −$650
• − Repairs & maintenance: −$1,539
• − Management: −$1,539
• − Depreciation: −$3,782
• Taxable income: $2,441
• Est. tax owed @ 24.0%: −$586
• After-tax cash flow: $3,776/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): 48,351
• Household income: $66,277
• Rent vs Own: 40.3% rent · 59.7% own
• Severe rent burden: 2012.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 28% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 10% · Canada
• Languages at home: 88% English-only · French/Haitian/Cajun 4% Spanish 2% German/W. Germanic 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: ▼ -197.57%
• Current HPI: 213.5097
• Rent YoY: ▲ 4.87%
• 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

+37.0% since first listed

4 events — show timeline

• 2026-03-30 Price Changed $130,000 Cincy MLS
• 2026-01-09 Listed $140,000 Cincy MLS
• 2005-08-02 Sold (MLS) $88,000 Cincy MLS
• 2005-04-30 Listed $94,900 Cincy MLS

Property tax history

+2.5%/yr

Latest (2025): $2,003 · +3.1% YoY. Source: county tax records.