6586 Parrish Ave · North College Hill, OH 45237

$159,900

3 bd · 2.0 ba · 1,380 sqft · SingleFamily public records · 16 Days on market

Built 1916 10,019 sqft lot Est $206k · 22% under

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Why this score? — see what drove the C- 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 +15.6/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +4.4/10.0
• Rent growth +4.2/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Per Hamilton Co.Auditor,1200 sq ft. Covered front porch. Updated vinyl windows,roof,mechanics, kitchen and baths. Walk out basement. Rolling rear yard. Within miles to expressway and shopping.

Key facts

• Covered front porch
• Rolling backyard
• Full basement

Tags

• UPDATED VINYL WINDOWS
• COVERED FRONT PORCH
• ROLLING BACKYARD
• WALKOUT BASEMENT ACCESS
• FULL BASEMENT
• DETACHED GARAGE

Property features AI

Finance

• Financial info: Lease not considered
• HOA & community: No homeowners association

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Natural gas; Gas water heater
• Home design: Traditional single-family home; Two levels; Second floor area approximately 480
• Construction: Wood siding exterior; Shingle roof; Poured foundation; Built on a 0.23-acre lot (approx. 50 x 200)
• Exterior features: Porch; One fireplace (inoperable)

Interior

• Kitchen: Eat-in kitchen; Vinyl flooring in kitchen
• Bedrooms: Three bedrooms total; Primary bedroom on level 2 (12 x 12); Bedroom 2 on level 2 (9 x 10); Bedroom 3 on level 2 (8 x 11)
• Flooring: Vinyl flooring (kitchen)
• Bathrooms: Two full bathrooms (one on level 1, one on lower level)
• Heating & cooling: Forced air heating; Window cooling unit
• Interior features: Six total rooms; Full basement, part finished with walkout

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $67 ($802/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (5.7% below list).
• Recommended offer: $151k (5.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#288 in OH, #4,745 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, amenities D, crime F.
• North College Hill City (suburban): math 13% / reading 22% proficiency, ranked #637 of 656 in OH (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: North College Hill Elementary School (math 17% / reading 22%, grade F, #1,293 of 1,584 statewide, top 83%, 481 students, 0% FRL); North College Hill Middle School (math 11% / reading 22%, grade F, #622 of 654 statewide, top 95%, 430 students, 0% FRL); North College Hill High School (math 12% / reading 22%, grade F, #701 of 781 statewide, top 90%, 333 students, 0% FRL) — zoned schools average 0% FRL vs 75% district-wide (75 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+6.6%/yr); 44 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 ($45k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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: built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,717 (5.7% below list)

Questions for the listing agent

1. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. 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.
6. 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.
7. 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: 0.94% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.79%
• DSCR: 1.08
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $205,620
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1708 De Armand Ave	0.18mi	2/1.0 (-1)	1,415 (+2%)	2mo	$222,500	$157	77
6537 Meis Ave	0.12mi	2/1.5 (-1)	1,469 (+6%)	1mo	$205,000	$140	76
6916 Noble Ave	0.52mi	2/2.5 (-1)	1,366 (-1%)	2mo	$180,000	$132	66
6623 Betts Ave	0.30mi	3/1.0	1,242 (-10%)	0mo	$140,000	$113	65
1565 Reid Ave	0.63mi	2/1.5 (-1)	1,369 (-1%)	3mo	$269,000	$196	60
1472 Larrywood Ln	0.68mi	4/1.5 (+1)	1,426 (+3%)	0mo	$220,000	$154	55
6948 Mulberry St	0.62mi	2/1.5 (-1)	1,320 (-4%)	3mo	$195,500	$148	54
1944 Dallas Ave	0.43mi	3/1.0	1,199 (-13%)	2mo	$199,500	$166	52
1919 Sundale Ave	0.35mi	4/1.0 (+1)	1,201 (-13%)	1mo	$100,000	$83	52
6822 Betts Ave	0.37mi	2/1.0 (-1)	1,182 (-14%)	2mo	$128,000	$108	49
6078 Oakwood Ave	0.71mi	2/1.5 (-1)	1,266 (-8%)	3mo	$275,000	$217	43
2037 Carpenter	0.67mi	4/2.0 (+1)	1,544 (+12%)	2mo	$230,000	$149	42

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 · 6.62% rent growth · sell at horizon

5-year hold

• IRR: -9.4%
• Equity multiple: 0.64×
• Total profit: $-15,932
• Equity at exit: $23,842

10-year hold

• IRR: 4.4%
• Equity multiple: 1.38×
• Total profit: $16,898
• Equity at exit: $13,825

Cash invested: $44,772 (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 45237

• Home prices YoY: -33.0%
• Rents YoY: 6.6%
• Active inventory: 44
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,507 high
• Mortgage (P&I): −$839
• Tax from tax record: −$219 /mo · $2,624/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $67

Break-even live

Break-even rent $1,423

Max offer price $159,900

Occupancy floor 91%

Sensitivity live

Price	-10% $157	-5% $112	+0% $67	+5% $22	+10% $-24
Rent	-10% $-52	-5% $7	+0% $67	+5% $126	+10% $186
Rate	-1.0pp $147	-0.5pp $107	base $67	+0.5pp $25	+1.0pp $-17

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1804 Waltham Ave Cincinnati, OH	2.0	1.0	1186	$1,425	$1.20	9d	1	0.14mi
1834 Emerson Ave Cincinnati, OH	2.0	1.0	1187	$1,500	$1.26	25d	1	0.27mi
1604 W Galbraith Rd Unit F North College Hill, OH	2.0	1.0	1250	$1,150	$0.92	16d	1	0.36mi
6834 Betts Ave Cincinnati, OH	4.0	1.5	1426	$1,695	$1.19	25d	1	0.39mi
1837 W Galbraith Rd Cincinnati, OH	2.0	2.0	1087	$1,500	$1.38	25d	1	0.41mi
1740 Bising Ave North College Hill, OH	3.0	2.0	1235	$1,697	$1.37	3d	6	0.54mi
7032 La Boiteaux Ave Cincinnati, OH	4.0	1.0	1200	$1,800	$1.50	25d	1	0.64mi
1720 W North Bend Rd Cincinnati, OH	3.0	1.0	900	$1,400	$1.56	25d	1	0.66mi
6211 Hamilton Ave Cincinnati, OH	2.0	1.0–2.0	842	$1,968	$2.34	3d	17	0.69mi
5928 Belmont Ave Unit Washer Dryer Hookup Cincinnati, OH	3.0	1.0	1120	$1,395	$1.25	18d	1	0.96mi
1667 Lakenoll Dr Mt Healthy, OH	1.0–2.0	1.0–1.5	817	$1,385	$1.69	5d	7	0.98mi
5910 Belmont Ave Unit 3 Cincinnati, OH	2.0	1.0	900	$995	$1.11	6d	1	0.99mi
1409 Cedar Ave Cincinnati, OH	3.0	1.0	1248	$1,525	$1.22	6d	1	1.14mi
1104 Archland Dr Cincinnati, OH	3.0	2.0	1533	$2,036	$1.33	9d	1	1.19mi
1628 Linden Dr Unit 937 Cincinnati, OH	2.0	1.0	950	$1,163	$1.22	25d	1	1.21mi
1522 Kinney Ave Cincinnati, OH	3.0	1.0	1282	$1,695	$1.32	19d	1	1.34mi
1522 Kinney Ave Cincinnati, OH	3.0	1.0	1282	$1,095	$0.85	25d	1	1.34mi
8565 Daly Rd Unit 8565 5 Cincinnati, OH	2.0	1.0	1100	$1,299	$1.18	25d	1	1.34mi
7601 Hamilton Ave Unit 2-3 Cincinnati, OH	2.0	1.0	1250	$2,000	$1.60	25d	1	1.37mi
2512 Rack Ct Unit 3 Cincinnati, OH	2.0	1.0	900	$1,125	$1.25	25d	1	1.40mi
8879 Zodiac Dr Cincinnati, OH	3.0	2.0	1040	$1,781	$1.71	25d	1	1.44mi
1017 W North Bend Rd Cincinnati, OH	4.0	2.0	1450	$1,951	$1.35	13d	1	1.48mi
5843 Monfort Hills Ave Cincinnati, OH	2.0	1.0	1820	$1,200	$0.66	25d	1	1.49mi

Listing history 10 events

1. 2026-06-21
   days on market $159,900 Active 16 DOM
2. 2026-06-18
   days on market $159,900 Active 13 DOM
3. 2026-06-17
   days on market $159,900 Active 12 DOM
4. 2026-06-16
   days on market $159,900 Active 11 DOM
5. 2026-06-15
   days on market $159,900 Active 10 DOM
6. 2026-06-13
   days on market $159,900 Active 8 DOM
7. 2026-06-09
   days on market $159,900 Active 4 DOM
8. 2026-06-08
   days on market $159,900 Active 3 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $159,900 Active 2 DOM

ⓘ 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: $2,624 · $219/mo
• Projected year-2 tax: $2,624 · $219/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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,086
• − Mortgage interest: −$8,957
• − Property taxes: −$2,624
• − Insurance: −$800
• − Repairs & maintenance: −$1,447
• − Management: −$1,447
• − Depreciation: −$4,652
• Taxable loss: −$1,840
• Est. tax savings @ 24.0%: +$442
• After-tax cash flow: $1,243/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: North College Hill City
• NCES district ID: 3904451
• Math proficiency: 13% ▼ -14.00%
• Reading proficiency: 22% ▼ -11.00%
• Median HH income: $40,355
• Composite: 14.89/100
• National rank: #9375
• State rank: #637 of 656 in OH

Livability — North College Hill

• Score: 74/100
• State rank: #288
• US rank: #4745

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North College Hill, OH
• County: Hamilton County · 701,295 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 20,903
• Household income: $44,913
• Rent vs Own: 52.3% rent · 47.7% own
• Severe rent burden: 1467.0

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: Predominantly Black (71%)
• Race & ethnicity: Black 71% White 22% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 2% Italian 1% Scotch-Irish 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -110.54%
• Current HPI: 224.4728
• Rent YoY: ▲ 6.62%
• 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

+220.4% since first listed

16 events — show timeline

• 2026-06-05 Listed $159,900 Cincy MLS
• 2024-12-06 Sold (Public Records) $11,324,000 Public Records
• 2018-07-27 Sold (Public Records) $58,000 Public Records
• 2015-07-22 Sold (MLS) $25,000 Cincy MLS
• 2015-07-10 Contingent — Cincy MLS
• 2015-06-12 Price Changed $35,900 Cincy MLS
• 2015-05-14 Price Changed $39,500 Cincy MLS
• 2015-04-14 Price Changed $43,500 Cincy MLS
• 2015-04-02 Listed $45,500 Cincy MLS
• 2007-11-06 Sold (Public Records) $103,000 Public Records
• 2007-06-15 Sold (MLS) $103,000 Cincy MLS
• 2007-03-30 Listed $88,000 Cincy MLS
• 2006-08-21 Sold (MLS) $30,000 Cincy MLS
• 2006-05-09 Listing Removed — Cincy MLS
• 2006-05-08 Listed $39,900 Cincy MLS
• 2006-02-07 Listed $49,900 Cincy MLS

Property tax history

+1.2%/yr

Latest (2025): $2,624 · +0.0% YoY. Source: county tax records.