524 Maple St · Elmwood Place, OH 45216

$119,900

2 bd · 2.0 ba · 1,476 sqft · SingleFamily public records · 126 Days on market

Built 1900 3,746 sqft lot Est $165k · 27% under

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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 +27.3/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +7.3/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The property is tenant occupied. Current tenant is month to month and pays $1120 plus all utilities. The home is part of a portfolio that can be sold separate or together. Hvac and plumbing have been updated in last 2 years. Electric has been updated in last 5 years.

Key facts

• Plumbing updated
• Hvac updated
• Electric updated

Tags

• HVAC UPDATED
• PLUMBING UPDATED
• ELECTRIC UPDATED

Property features AI

Finance

• Other: Lease not considered; Property in Elmwood Place
• HOA & community: No HOA

Exterior

• Utilities: Public water; Public sewer; Natural gas; Gas water heating
• Home design: Traditional single-family home; Two levels; Second floor area approximately 660
• Construction: Built with vinyl siding; Foundation: Other
• Exterior features: Vinyl and wood windows; Shingle roof; Vinyl siding; Residential zoning

Interior

• Bedrooms: Two bedrooms (both on second floor)
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Gas heating; Cooling: Other
• Interior features: Six total rooms; Partial basement

🏷️ Possibly a rental listed for sale. The $119,900 price doesn't fit this home's estimated sale value (~$165,312) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#553 in OH) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing B; Watch: employment D+, schools F, crime F.
• St Bernard-Elmwood Place City (suburban): math 36% / reading 48% proficiency, ranked #529 of 656 in OH (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 19 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 40% of the median local income ($44k/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 $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 24y ago; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $72k; list at $120k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 9.75%
• Cash-on-cash: 12.35%
• DSCR: 1.55
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $165,312
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6310 Vine St	0.20mi	2/2.0	1,509 (+2%)	1mo	$105,000	$70	86
412 Walnut St	0.12mi	3/2.0 (+1)	1,422 (-4%)	2mo	$159,900	$112	81
3 Linden St	0.45mi	2/1.0	1,469 (-0%)	6mo	$152,500	$104	70
404 Oak St	0.14mi	3/1.0 (+1)	1,360 (-8%)	9mo	$171,000	$126	64
203 W Sixty Ninth St	0.43mi	3/2.0 (+1)	1,451 (-2%)	10mo	$115,000	$79	64
6106 Sycamore St	0.35mi	3/1.5 (+1)	1,560 (+6%)	4mo	$176,000	$113	64
223 Linden St	0.32mi	3/1.0 (+1)	1,382 (-6%)	6mo	$89,000	$64	60
120 W Seventy Second St	0.53mi	3/1.5 (+1)	1,541 (+4%)	2mo	$200,000	$130	60
5653 Prosser Ave	0.50mi	3/2.0 (+1)	1,555 (+5%)	8mo	$125,000	$80	56
6617 Fairpark Ave	0.27mi	3/2.0 (+1)	1,680 (+14%)	4mo	$235,000	$140	56
310 Beech St	0.24mi	3/1.0 (+1)	1,274 (-14%)	8mo	$175,000	$137	50
133 W Seventy Third St	0.74mi	3/2.0 (+1)	1,536 (+4%)	9mo	$160,000	$104	46

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.7%
• Equity multiple: 0.97×
• Total profit: $-906
• Equity at exit: $17,877

10-year hold

• IRR: 9.0%
• Equity multiple: 1.69×
• Total profit: $23,207
• Equity at exit: $10,367

Cash invested: $33,572 (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 45216

• Home prices YoY: -19.1%
• Active inventory: 19
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,477 high
• Mortgage (P&I): −$629
• Tax from tax record: −$143 /mo · $1,714/yr
• Insurance: −$50
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $290

Break-even live

Break-even rent $1,110

Max offer price $119,900

Occupancy floor 75%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6305 Vine St Unit 2 Cincinnati, OH	2.0	1.0	900	$1,100	$1.22	23d	1	0.17mi
113 W 66th St Cincinnati, OH	3.0	2.0	1166	$1,800	$1.54	4d	1	0.21mi
409 Locust St Cincinnati, OH	1.0	1.0	1728	$1,600	$0.93	23d	1	0.23mi
5912 Elmwood Ave Cincinnati, OH	3.0	1.0	1323	$1,450	$1.10	4d	1	0.32mi
1231 Laidlaw Ave Unit 3 Cincinnati, OH	2.0	1.0	900	$1,550	$1.72	23d	1	1.09mi
1500 Yarmouth Ave Unit 2 Cincinnati, OH	1.0	1.0	899	$800	$0.89	17d	1	1.41mi

Listing history 31 events

1. 2026-06-18
   days on market $119,900 Active 126 DOM
2. 2026-06-17
   days on market $119,900 Active 125 DOM
3. 2026-06-16
   days on market $119,900 Active 124 DOM
4. 2026-06-15
   days on market $119,900 Active 123 DOM
5. 2026-06-13
   days on market $119,900 Active 121 DOM
6. 2026-06-09
   days on market $119,900 Active 117 DOM
7. 2026-06-08
   days on market $119,900 Active 116 DOM
8. 2026-06-07
   days on market $119,900 Active 115 DOM
9. 2026-06-05
   days on market $119,900 Active 112 DOM
10. 2026-06-03
    days on market $119,900 Active 111 DOM
11. 2026-06-02
    days on market $119,900 Active 110 DOM
12. 2026-06-01
    days on market $119,900 Active 109 DOM
13. 2026-05-31
    days on market $119,900 Active 108 DOM
14. 2026-04-20
    price $119,900
15. 2026-02-12
    listed $139,900 Active
16. 2020-11-14
    historical
17. 2020-05-15
    listed $90,000 Active
18. 2009-09-30
    historical
19. 2009-03-29
    listed $69,900
20. 2008-10-05
    historical
21. 2008-04-04
    listed $78,900
22. 2006-01-31
    soldstatus $71,500
23. 2006-01-25
    soldstatus $71,500
24. 2005-07-14
    listed $69,900
25. 2005-01-28
    soldstatus $24,900
26. 2004-12-27
    listed $24,900
27. 2004-12-02
    historical
28. 2004-05-03
    listed $27,900
29. 2003-01-02
    historical
30. 2002-12-17
    listed $44,100
31. 1998-10-01
    soldstatus $47,000

ⓘ 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: $1,714 · $143/mo
• Projected year-2 tax: $1,792 · $149/mo
• Expected delta: +$78/yr (+$7/mo · 4.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 79% 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,728
• − Mortgage interest: −$6,716
• − Property taxes: −$1,714
• − Insurance: −$1,266
• − Repairs & maintenance: −$1,418
• − Management: −$1,418
• − Depreciation: −$3,488
• Taxable income: $1,708
• Est. tax owed @ 24.0%: −$410
• After-tax cash flow: $3,070/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: St Bernard-Elmwood Place City
• NCES district ID: 3904471
• Math proficiency: 36% ▼ -11.00%
• Reading proficiency: 48% ▼ -9.00%
• Median HH income: $41,587
• Composite: 35.3/100
• National rank: #4966
• State rank: #529 of 656 in OH

Livability — Elmwood Place

• Score: 68/100
• State rank: #553
• US rank: #9449

Category grades

Amenities F Commute A+ Cost of living A+ Crime F Employment D+ Housing B Health & safety C User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elmwood Place, OH
• County: Hamilton County · 701,295 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 9,569
• Household income: $44,099
• Rent vs Own: 48.9% rent · 51.1% own
• Severe rent burden: 407.0

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 0.63)
• Race & ethnicity: White 56% Black 20% Hispanic / Latino 15% Two or more races 10%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 2% Serbian 2% Iranian 1%
• Foreign-born: 12% · Canada, Guatemala
• Languages at home: 88% English-only · Spanish 11%

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: ▼ -58.73%
• Current HPI: 248.8995
• 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

+155.1% since first listed

18 events — show timeline

• 2026-04-20 Price Changed $119,900 Cincy MLS
• 2026-02-12 Listed $139,900 Cincy MLS
• 2020-11-14 Listing Removed — Cincy MLS
• 2020-05-15 Listed $90,000 Cincy MLS
• 2009-09-30 Listing Removed — Cincy MLS
• 2009-03-29 Listed $69,900 Cincy MLS
• 2008-10-05 Listing Removed — Cincy MLS
• 2008-04-04 Listed $78,900 Cincy MLS
• 2006-01-31 Sold (Public Records) $71,500 Public Records
• 2006-01-25 Sold (MLS) $71,500 Cincy MLS
• 2005-07-14 Listed $69,900 Cincy MLS
• 2005-01-28 Sold (MLS) $24,900 Cincy MLS
• 2004-12-27 Listed $24,900 Cincy MLS
• 2004-12-02 Listing Removed — Cincy MLS
• 2004-05-03 Listed $27,900 Cincy MLS
• 2003-01-02 Listing Removed — Cincy MLS
• 2002-12-17 Listed $44,100 Cincy MLS
• 1998-10-01 Sold (Public Records) $47,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $1,714 · +1.1% YoY. Source: county tax records.