4760 Clevesdale Dr · Cincinnati, OH 45238

$299,000

4 bd · 2.0 ba · 2,386 sqft · MultiFamily public records · 72 Days on market

Built 1958 6,534 sqft lot Est $227k · 32% over

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Why this score? — see what drove the F 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 +13.3/30.0
• DSCR +4.0/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• 1% rule +3.3/10.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• 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

Clean and sharp 2 family, beauitful hardwood floors, great location, close busline.

Key facts

• Built-in garage
• Great location
• 6,534 sq ft lot

Tags

• BUILT-IN GARAGE
• PUBLIC TRANSPORTATION
• GREAT LOCATION

Property features AI

Finance

• Other: Zoned residential, multi-family; Lot approximately 0.15 acres (54 x 120)
• Financial info: Two total units with market rent listed at $900 for 2-bedroom units
• HOA & community:

Exterior

• Parking: Attached 2-car garage; 2 additional open parking spaces; Driveway and on-street parking available
• Security:
• Utilities: Public water; Public sewer; Natural gas
• Home design: Duplex; Two levels; Poured foundation
• Construction: Brick construction; Shingle roof
• Exterior features: Aluminum insulated windows; Smoke alarm

Interior

• Kitchen:
• Bedrooms: Two 2-bedroom units (each unit has 2 bedrooms)
• Flooring:
• Bathrooms: Each unit has 1 full bathroom
• Heating & cooling: Gas heating with steam system; Window air conditioning units; Owner pays heat and water; Separate gas/electric metering; No separate furnace
• Interior features: 220 volt electrical; Full basement
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $299k.

Deal economics

• At list price, monthly cash flow is $-1 ($-11/yr) — negative. Per door: $0/mo.
• To cash-flow at today's rent, offer at most $299k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $247k (17.5% below list).
• Recommended offer: $247k (17.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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 fast (+4.9%/yr); 78 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• This rent runs 45% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y ago; this cycle's ask has dropped $16k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $137k; list at $299k implies a 118% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $246,700 (17.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
11. 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.
12. 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.
13. 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: 0.83% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.01%
• DSCR: 1.00
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $226,670
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1686 Kellywood Ave	0.13mi	4/2.0	2,048 (-14%)	13mo	$262,500	$128	59
1205 Amanda Pl	0.57mi	4/2.0	2,237 (-6%)	6mo	$175,000	$78	58
1136 Betty Ln	0.75mi	4/2.0	2,402 (+1%)	8mo	$260,000	$108	57
1131 Rulison Ave	0.49mi	4/2.0	2,321 (-3%)	20mo	$360,000	$155	56
4614 Midland Ave	0.60mi	3/3.0 (-1)	2,455 (+3%)	3mo	$195,000	$79	56
1026 Schiff Ave	0.68mi	5/2.0 (+1)	2,237 (-6%)	3mo	$180,000	$80	50
4643 Joana Pl	0.34mi	3/2.0 (-1)	2,695 (+13%)	11mo	$292,000	$108	48
1054 Rutledge Ave	0.73mi	4/2.0	2,104 (-12%)	7mo	$200,000	$95	40
4371 St Lawrence Ave	0.70mi	4/—	2,175 (-9%)	17mo	$170,000	$78	39
1227 Texas Ave	0.63mi	5/— (+1)	2,049 (-14%)	7mo	$162,000	$79	36
4813 Rapid Run Rd	0.71mi	4/4.0	2,642 (+11%)	7mo	$245,000	$93	35
858 Hermosa Ave	0.69mi	5/— (+1)	2,034 (-15%)	12mo	$268,000	$132	28

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: -14.4%
• Equity multiple: 0.48×
• Total profit: $-43,815
• Equity at exit: $44,582

10-year hold

• IRR: -3.0%
• Equity multiple: 0.78×
• Total profit: $-18,210
• Equity at exit: $25,852

Cash invested: $83,720 (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 45238

• Rents YoY: 4.9%
• Active inventory: 78
• Price-to-rent: 20.2×

Monthly cashflow live

• Estimated rent: $2,467 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$257 /mo · $3,087/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $-1

Break-even live

Break-even rent $2,468

Max offer price $298,840

Occupancy floor 95%

Sensitivity live

Price	-10% $168	-5% $84	+0% $-1	+5% $-86	+10% $-170
Rent	-10% $-196	-5% $-98	+0% $-1	+5% $97	+10% $194
Rate	-1.0pp $150	-0.5pp $75	base $-1	+0.5pp $-78	+1.0pp $-157

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,468
Total (2 units)			$2,467

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1723 Tuxworth Ave Cincinnati, OH	3.0	2.0	1587	$1,800	$1.13	25d	1	0.07mi
1057 Schiff Ave Unit 1057-2 Cincinnati, OH	4.0	1.0	1664	$1,595	$0.96	0d	1	0.62mi
1024 Edgetree Ln Cincinnati, OH	3.0	2.0	1949	$2,250	$1.15	23d	1	0.90mi
4227 W 8th St Cincinnati, OH	3.0	2.0	1832	$2,050	$1.12	3d	1	0.97mi
943 Rosemont Ave Cincinnati, OH	5.0	1.5	2132	$1,700	$0.80	18d	1	0.98mi
1620 Minion Ave Cincinnati, OH	4.0	2.0	1845	$1,550	$0.84	22d	1	1.05mi
905 Suire Ave Unit 2 Cincinnati, OH	4.0	1.0	1699	$1,400	$0.82	25d	1	1.08mi
862 Academy Ave Unit 2 Cincinnati, OH	4.0	1.0	1627	$1,450	$0.89	19d	1	1.21mi
931 Olive Ave Cincinnati, OH	3.0	1.0	1852	$1,500	$0.81	5d	1	1.42mi
5408 Style Ln Cincinnati, OH	4.0	1.5	1824	$2,625	$1.44	0d	1	1.46mi

Listing history 22 events

1. 2026-06-21
   days on market $299,000 Active 72 DOM
2. 2026-06-18
   days on market $299,000 Active 69 DOM
3. 2026-06-17
   days on market $299,000 Active 68 DOM
4. 2026-06-16
   days on market $299,000 Active 67 DOM
5. 2026-06-15
   days on market $299,000 Active 66 DOM
6. 2026-06-13
   days on market $299,000 Active 64 DOM
7. 2026-06-13
   remarks 377-char remark
8. 2026-06-13
   days on market $299,000 Active 63 DOM
9. 2026-06-09
   days on market $299,000 Active 60 DOM
10. 2026-06-08
    days on market $299,000 Active 59 DOM
11. 2026-06-07
    days on market $299,000 Active 58 DOM
12. 2026-06-03
    pricedays on market $299,000 Active 54 DOM
13. 2026-06-02
    days on market $305,000 Active 53 DOM
14. 2026-06-01
    days on market $305,000 Active 52 DOM
15. 2026-05-31
    days on market $305,000 Active 51 DOM
16. 2026-05-04
    price $305,000
17. 2026-04-10
    listed $315,000 Active
18. 2004-07-09
    soldstatus $137,000
19. 2004-06-29
    soldstatus $137,000 83-char remark

    Show marketing remark (83 chars)

    Clean and sharp 2 family, beauitful hardwood floors, great location, close busline.

20. 2004-04-29
    listed $139,900 83-char remark

    Show marketing remark (83 chars)

    Clean and sharp 2 family, beauitful hardwood floors, great location, close busline.

21. 1991-02-13
    soldstatus $95,000
22. 1988-08-09
    soldstatus $80,000

ⓘ 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: $3,087 · $257/mo
• Projected year-2 tax: $3,876 · $323/mo
• Expected delta: +$789/yr (+$66/mo · 25.5%)

ⓘ 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: $29,604
• − Mortgage interest: −$16,749
• − Property taxes: −$3,087
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,368
• − Management: −$2,368
• − Depreciation: −$8,698
• Taxable loss: −$5,162
• Est. tax savings @ 24.0%: +$1,239
• After-tax cash flow: $1,228/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

+281.2% since first listed

7 events — show timeline

• 2026-05-04 Price Changed $305,000 Cincy MLS
• 2026-04-10 Listed $315,000 Cincy MLS
• 2004-07-09 Sold (Public Records) $137,000 Public Records
• 2004-06-29 Sold (MLS) $137,000 Cincy MLS
• 2004-04-29 Listed $139,900 Cincy MLS
• 1991-02-13 Sold (Public Records) $95,000 Public Records
• 1988-08-09 Sold (Public Records) $80,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $3,087 · +1.3% YoY. Source: county tax records.