7126 River Rd · Cincinnati, OH 45233

$100,000

5 bd · 2.0 ba · 3,332 sqft · MultiFamily public records · 156 Days on market

Built 1890 10,193 sqft lot

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• 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

Investment opportunity. 4 unit multi=family that needs work. Cash or FHA Rehab loan

Key facts

• 0.23 acre lot
• 4 garage spots
• Built 1890

Property features AI

Exterior

• Parking: Gravel driveway with off-street parking; 4 garage spaces
• Utilities: Public water; Public sewer; Natural gas
• Home design: Duplex structure; Three or more levels
• Construction: Shingle roof; Stone foundation
• Exterior features: Storm windows; Vinyl siding

Interior

• Bedrooms: Four 1-bedroom units
• Bathrooms: Each unit has one full bathroom (4 full bathrooms total)
• Heating & cooling: Hot water heating
• Interior features: Full basement; Handyman special

What this means for you Summary

Snapshot

• This is a 4 × 4-bed/4.0-bath units multifamily listed at $100k.

Deal economics

• At list price, monthly cash flow is $4k ($47k/yr) — positive. Per door: $977/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 53.2% 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: 82 active listings in the ZIP; high-income renter base; 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• At $6,033/mo this rent would consume 66% of the median local household income ($110k/yr) — 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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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: property tax is 3.5% of price; built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 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 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 6.03% ✓
• Cap rate: 53.17%
• Cash-on-cash: 167.40%
• DSCR: 8.45
• GRM: 1.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 9.31×
• Total profit: $232,771
• Equity at exit: $14,910

10-year hold

• IRR: —
• Equity multiple: 19.71×
• Total profit: $523,828
• Equity at exit: $8,646

Cash invested: $28,000 (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 45233

• Active inventory: 82
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $6,033 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$294 /mo · $3,527/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,267
• Net cashflow: $3,906

Break-even live

Break-even rent $1,089

Max offer price $100,000

Occupancy floor 30%

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

Units	Beds	Baths	Est. rent
▸ 4× units	4	4	$6,032
Total (4 units)			$6,033

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $100,000 Active 156 DOM
2. 2026-06-17
   days on market $100,000 Active 155 DOM
3. 2026-06-16
   days on market $100,000 Active 154 DOM
4. 2026-06-15
   days on market $100,000 Active 153 DOM
5. 2026-06-13
   days on market $100,000 Active 151 DOM
6. 2026-06-13
   days on market $100,000 Active 150 DOM
7. 2026-06-09
   days on market $100,000 Active 147 DOM
8. 2026-06-08
   days on market $100,000 Active 146 DOM
9. 2026-06-07
   days on market $100,000 Active 145 DOM
10. 2026-06-03
    days on market $100,000 Active 141 DOM
11. 2026-06-02
    days on market $100,000 Active 140 DOM
12. 2026-06-01
    days on market $100,000 Active 139 DOM
13. 2026-05-31
    days on market $100,000 Active 138 DOM
14. 2026-05-17
    status Active
15. 2026-03-16
    historical Contingency Pending
16. 2026-01-13
    listed $100,000 Active
17. 2025-12-01
    historical 83-char remark

    Show marketing remark (83 chars)

    Investment opportunity. 4 unit multi=family that needs work. Cash or FHA Rehab loan

18. 2025-08-05
    status Active 83-char remark

    Show marketing remark (83 chars)

    Investment opportunity. 4 unit multi=family that needs work. Cash or FHA Rehab loan

19. 2025-05-30
    historical Contingency Pending 83-char remark

    Show marketing remark (83 chars)

    Investment opportunity. 4 unit multi=family that needs work. Cash or FHA Rehab loan

20. 2025-05-05
    price $100,000 83-char remark

    Show marketing remark (83 chars)

    Investment opportunity. 4 unit multi=family that needs work. Cash or FHA Rehab loan

21. 2025-03-24
    price $114,900 83-char remark

    Show marketing remark (83 chars)

    Investment opportunity. 4 unit multi=family that needs work. Cash or FHA Rehab loan

22. 2025-02-25
    status Active 83-char remark

    Show marketing remark (83 chars)

    Investment opportunity. 4 unit multi=family that needs work. Cash or FHA Rehab loan

23. 2025-02-24
    historical Contingency Pending 83-char remark

    Show marketing remark (83 chars)

    Investment opportunity. 4 unit multi=family that needs work. Cash or FHA Rehab loan

24. 2025-01-29
    listed $120,000 Active 83-char remark

    Show marketing remark (83 chars)

    Investment opportunity. 4 unit multi=family that needs work. Cash or FHA Rehab loan

25. 2024-01-08
    soldstatus $90,000
26. 2023-12-29
    soldstatus $90,000 Closed 16-char remark

    Show marketing remark (16 chars)

    Sold Before Sent

27. 2023-12-15
    historical 16-char remark

    Show marketing remark (16 chars)

    Sold Before Sent

28. 2023-12-15
    listed $90,000 16-char remark

    Show marketing remark (16 chars)

    Sold Before Sent

ⓘ 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: $3,527 · $294/mo
• Projected year-2 tax: $3,527 · $294/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 5/10 Major FEMA zone X (shaded) · 26% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $72,396
• − Mortgage interest: −$5,602
• − Property taxes: −$3,527
• − Insurance: −$500
• − Repairs & maintenance: −$5,792
• − Management: −$5,792
• − Depreciation: −$2,909
• Taxable income: $48,275
• Est. tax owed @ 24.0%: −$11,586
• After-tax cash flow: $35,287/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 · 838,887 people
• City population: 505,555
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 15,362
• Household income: $110,408
• Rent vs Own: 18.2% rent · 81.8% own
• Severe rent burden: 7.9

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 White (92%)
• Race & ethnicity: White 92% Black 4% Two or more races 3%
• Common ancestry: Slovak 3% Iranian 2% Romanian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 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: ▼ -143.43%
• Current HPI: 214.0365
• Rent YoY: —
• Metro: —
• 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

+11.1% since first listed

15 events — show timeline

• 2026-05-17 Relisted — Cincy MLS
• 2026-03-16 Contingent — Cincy MLS
• 2026-01-13 Listed $100,000 Cincy MLS
• 2025-12-01 Listing Removed — Cincy MLS
• 2025-08-05 Relisted — Cincy MLS
• 2025-05-30 Contingent — Cincy MLS
• 2025-05-05 Price Changed $100,000 Cincy MLS
• 2025-03-24 Price Changed $114,900 Cincy MLS
• 2025-02-25 Relisted — Cincy MLS
• 2025-02-24 Contingent — Cincy MLS
• 2025-01-29 Listed $120,000 Cincy MLS
• 2024-01-08 Sold (Public Records) $90,000 Public Records
• 2023-12-29 Sold (MLS) $90,000 Cincy MLS
• 2023-12-15 Listing Removed — Cincy MLS
• 2023-12-15 Listed $90,000 Cincy MLS

Property tax history

+10.0%/yr

Latest (2025): $3,527 · +25.9% YoY. Source: county tax records.