1015 Purcell Ave · Cincinnati, OH 45205

$170,000

6 bd · 2.0 ba · 2,075 sqft · MultiFamily public records · 201 Days on market

Built 1914 4,008 sqft lot Est $230k · 26% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• 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: 2 units. confirmed

Listing remarks MLS

Calling all investors! This fully occupied and income generating Duplex is located minutes from downtown and ready for it's new owner. Unit 1 is 1 bed, 1 bath currently leased for $850. Unit 2 is 3 bed, 1 bath currently leased for $1400. *Sold As Is, No FHA, 48H Required for showings, Seller reviewing offers after 7 days on market. Seller can accept an offer at any time.

Key facts

• Cash flow
• Updates throughout
• Move in ready

Tags

• INCOME PRODUCING DUPLEX
• UPDATES THROUGHOUT
• MOVE IN READY
• CASH FLOW

Property features AI

Finance

• Other: Second-floor area approximately 862 (unit/level area provided)
• Financial info: Two-unit property with rental income: one 1-bedroom unit renting for $750 and one 3+ bedroom unit renting for $1,450

Exterior

• Parking: On-street parking
• Utilities: Public water (owner pays water); Public sewer; Natural gas
• Home design: Duplex; Three or more levels
• Construction: Shingle roof; Stone foundation
• Exterior features: Vinyl windows; Brick exterior

Interior

• Bedrooms: One 1-bedroom unit; One 3+ bedroom unit
• Bathrooms: Each unit has one full bathroom
• Heating & cooling: Forced air heating (gas); Separate furnaces for units; Separate gas and electric meters; Tenants pay heat
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 1×1bd/1.0ba + 1×3bd/1.0ba units multifamily listed at $170k.

Deal economics

• At list price, monthly cash flow is $756 ($9k/yr) — positive. Per door: $378/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.6% 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 (+3.3%/yr); 70 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• At $2,596/mo this rent would consume 71% of the median local household income ($44k/yr) (locally 980% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.3% rent growth), your $48k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 201 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 28y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 201 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 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.53% ✓
• Cap rate: 11.63%
• Cash-on-cash: 19.05%
• DSCR: 1.85
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $230,325
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1011 Purcell Ave	0.00mi	6/2.0	2,056 (-1%)	9mo	$174,000	$85	91
933 Enright Ave	0.46mi	5/2.0 (-1)	2,026 (-2%)	7mo	$190,000	$94	64
3606 W Eighth St	0.48mi	5/— (-1)	2,075 (0%)	13mo	$234,000	$113	62
545 Considine Ave	0.60mi	6/3.0	2,346 (+13%)	10mo	$260,000	$111	38

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 · 3.3% rent growth · sell at horizon

5-year hold

• IRR: 11.3%
• Equity multiple: 1.45×
• Total profit: $21,480
• Equity at exit: $25,348

10-year hold

• IRR: 20.6%
• Equity multiple: 2.77×
• Total profit: $84,381
• Equity at exit: $14,698

Cash invested: $47,600 (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 45205

• Rents YoY: 3.3%
• Active inventory: 70
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $2,596 high
• Mortgage (P&I): −$891
• Tax from tax record: −$333 /mo · $3,994/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $756

Break-even live

Break-even rent $1,639

Max offer price $170,000

Occupancy floor 66%

Sensitivity live

Price	-10% $852	-5% $804	+0% $756	+5% $708	+10% $659
Rent	-10% $551	-5% $653	+0% $756	+5% $858	+10% $961
Rate	-1.0pp $841	-0.5pp $799	base $756	+0.5pp $712	+1.0pp $667

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

Units	Beds	Baths	Est. rent
1× unit	1	1	$1,161
1× unit	3	1	$1,435
Total (2 units)			$2,596

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
928 Fairbanks Ave Cincinnati, OH	5.0	2.0	1530	$2,200	$1.44	45d	1	0.29mi
943 Rosemont Ave Cincinnati, OH	5.0	1.5	2132	$1,700	$0.80	17d	1	1.06mi

Listing history 34 events

1. 2026-06-21
   days on market $170,000 Active 201 DOM
2. 2026-06-18
   days on market $170,000 Active 198 DOM
3. 2026-06-17
   days on market $170,000 Active 197 DOM
4. 2026-06-16
   days on market $170,000 Active 196 DOM
5. 2026-06-15
   days on market $170,000 Active 195 DOM
6. 2026-06-13
   days on market $170,000 Active 193 DOM
7. 2026-06-13
   days on market $170,000 Active 192 DOM
8. 2026-06-09
   days on market $170,000 Active 189 DOM
9. 2026-06-08
   days on market $170,000 Active 188 DOM
10. 2026-06-07
    days on market $170,000 Active 187 DOM
11. 2026-06-03
    days on market $170,000 Active 183 DOM
12. 2026-06-02
    days on market $170,000 Active 182 DOM
13. 2026-06-01
    days on market $170,000 Active 181 DOM
14. 2026-05-31
    days on market $170,000 Active 180 DOM
15. 2026-04-10
    price $170,000
16. 2026-02-10
    price $175,000
17. 2025-12-02
    listed $185,000 Active
18. 2025-01-07
    historical 382-char remark

    Show marketing remark (382 chars)

    Calling all investors! This fully occupied and income generating Duplex is located minutes from downtown and ready for it's new owner. Unit 1 is 1 bed, 1 bath currently leased for $850. Unit 2 is 3 bed, 1 bath currently leased for $1400. *Sold As Is, No FHA, 48H Required for showings, Seller reviewing offers after 7 days on market. Seller can accept an offer at any time.

19. 2024-10-16
    price $190,000 382-char remark

    Show marketing remark (382 chars)

    Calling all investors! This fully occupied and income generating Duplex is located minutes from downtown and ready for it's new owner. Unit 1 is 1 bed, 1 bath currently leased for $850. Unit 2 is 3 bed, 1 bath currently leased for $1400. *Sold As Is, No FHA, 48H Required for showings, Seller reviewing offers after 7 days on market. Seller can accept an offer at any time.

20. 2024-09-12
    listed $199,900 Active 382-char remark

    Show marketing remark (382 chars)

    Calling all investors! This fully occupied and income generating Duplex is located minutes from downtown and ready for it's new owner. Unit 1 is 1 bed, 1 bath currently leased for $850. Unit 2 is 3 bed, 1 bath currently leased for $1400. *Sold As Is, No FHA, 48H Required for showings, Seller reviewing offers after 7 days on market. Seller can accept an offer at any time.

21. 2023-03-28
    soldstatus $179,900
22. 2023-03-24
    soldstatus $179,900 Closed 472-char remark

    Show marketing remark (472 chars)

    Updated duplex near the Incline district and very close to the New Price Hill Branch library . Convenient access to downtown, NKY, and interstate. 1 bed 1 bath 1006sf ($750),and a 3 bed 1 bath unit ($900). New flooring, updated electric, two brand new water heaters and two new HVAC units. Separate utilities, long term month - to - month tenants. Value add opportunity. 1 br market rent is $1000, and 3 br $1300. Great investment opportunity in up and coming Price Hill.

23. 2023-02-24
    status Pending 472-char remark

    Show marketing remark (472 chars)

    Updated duplex near the Incline district and very close to the New Price Hill Branch library . Convenient access to downtown, NKY, and interstate. 1 bed 1 bath 1006sf ($750),and a 3 bed 1 bath unit ($900). New flooring, updated electric, two brand new water heaters and two new HVAC units. Separate utilities, long term month - to - month tenants. Value add opportunity. 1 br market rent is $1000, and 3 br $1300. Great investment opportunity in up and coming Price Hill.

24. 2023-02-16
    listed $179,900 Active 472-char remark

    Show marketing remark (472 chars)

    Updated duplex near the Incline district and very close to the New Price Hill Branch library . Convenient access to downtown, NKY, and interstate. 1 bed 1 bath 1006sf ($750),and a 3 bed 1 bath unit ($900). New flooring, updated electric, two brand new water heaters and two new HVAC units. Separate utilities, long term month - to - month tenants. Value add opportunity. 1 br market rent is $1000, and 3 br $1300. Great investment opportunity in up and coming Price Hill.

25. 2023-02-01
    soldstatus $80,000
26. 2009-04-03
    historical
27. 2008-12-09
    listed $13,400
28. 1998-12-21
    soldstatus $49,900
29. 1998-07-20
    soldstatus $49,900
30. 1998-05-11
    soldstatus $49,900
31. 1998-01-02
    listed $52,600
32. 1989-08-31
    soldstatus $35,000
33. 1988-07-26
    soldstatus $30,000
34. 1982-04-01
    soldstatus $32,800

ⓘ 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: $3,994 · $333/mo
• Projected year-2 tax: $3,994 · $333/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 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: $31,152
• − Mortgage interest: −$9,523
• − Property taxes: −$3,994
• − Insurance: −$850
• − Repairs & maintenance: −$2,492
• − Management: −$2,492
• − Depreciation: −$4,945
• Taxable income: $6,855
• Est. tax owed @ 24.0%: −$1,645
• After-tax cash flow: $7,423/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): 18,651
• Household income: $43,682
• Rent vs Own: 63.1% rent · 36.9% own
• Severe rent burden: 980.0

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: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: Black 43% White 32% Hispanic / Latino 16% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 1% Slovak 1% Serbian 1%
• Foreign-born: 9% · Canada, India, China
• Languages at home: 84% English-only · Spanish 10% Other Asian/Pacific 2% Other Indo-European 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: ▼ -138.67%
• Current HPI: 163.3375
• Rent YoY: ▲ 3.30%
• 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

+418.3% since first listed

20 events — show timeline

• 2026-04-10 Price Changed $170,000 Cincy MLS
• 2026-02-10 Price Changed $175,000 Cincy MLS
• 2025-12-02 Listed $185,000 Cincy MLS
• 2025-01-07 Listing Removed — Cincy MLS
• 2024-10-16 Price Changed $190,000 Cincy MLS
• 2024-09-12 Listed $199,900 Cincy MLS
• 2023-03-28 Sold (Public Records) $179,900 Public Records
• 2023-03-24 Sold (MLS) $179,900 Cincy MLS
• 2023-02-24 Pending — Cincy MLS
• 2023-02-16 Listed $179,900 Cincy MLS
• 2023-02-01 Sold (Public Records) $80,000 Public Records
• 2009-04-03 Listing Removed — Cincy MLS
• 2008-12-09 Listed $13,400 Cincy MLS
• 1998-12-21 Sold (Public Records) $49,900 Public Records
• 1998-07-20 Sold (Public Records) $49,900 Public Records
• 1998-05-11 Sold (MLS) $49,900 Cincy MLS
• 1998-01-02 Listed $52,600 Cincy MLS
• 1989-08-31 Sold (Public Records) $35,000 Public Records
• 1988-07-26 Sold (Public Records) $30,000 Public Records
• 1982-04-01 Sold (Public Records) $32,800 Public Records

Property tax history

+37.0%/yr

Latest (2025): $3,994 · +0.1% YoY. Source: county tax records.