2215 Ohio Ave · Cincinnati, OH 45219

$1,195,000

12 bd · None ba · — sqft · MultiFamily · 48 Days on market

Built 1890 7,231 sqft lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• 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 (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Clifton Heights Parkside Landmark. 12 Large 1 Bedroom Units, High Ceilings & Historical Details. Capital Upgrades in 2020: NEW Windows, NEW Heat and Central AC Systems, NEW Water Heaters & Upgraded Electric, New Concrete Walks, Redone & Inspected Fire Escapes & Fresh Paint. Most Units Have New Kitchens & Baths. Free City Trash Removal. Easy Rentals.

Key facts

• Historical details
• Upgraded electric
• New water heaters

Tags

• HIGH CEILINGS
• HISTORICAL DETAILS
• NEW WINDOWS
• NEW WATER HEATERS
• UPGRADED ELECTRIC
• NEW CONCRETE WALKS

Property features AI

Finance

• Other: Property contains 3 total buildings
• Financial info: See attached documents for rent rolls

Exterior

• Parking: On-street parking
• Utilities: Cistern water source; Public sewer; Water and heat paid by tenants
• Home design: Three-plus levels; Multiple buildings on site (3 buildings)
• Construction: Stone foundation
• Exterior features: Vinyl, insulated windows; Brick exterior; Shingle and membrane roof

Interior

• Bedrooms: All units are 1-bedroom
• Heating & cooling: Central air; Electric heating; Separate furnaces for units; Separate air conditioning for units; Separate utility meters (gas/electric)
• Interior features: Full basement; Twelve 1-bedroom units (total 12 units)

What this means for you Summary

Snapshot

• This is a 12-bed/?-bath multifamily listed at $1.20M.

Deal economics

• At list price, monthly cash flow is $4k ($54k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($16k rent vs $1.20M).
• Recommended offer: $1.16M (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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 (+2.1%/yr); 71 active listings in the ZIP; lower-income renter base — watch delinquency; 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• At $15,743/mo this rent would consume 530% of the median local household income ($36k/yr) (locally 2461% 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 $8k of loan paydown is wiped out by about $36k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.1% rent growth), your $335k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($1.16M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $100k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; list at $1.20M implies a 1158% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $1,159,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.32% ✓
• Cap rate: 10.78%
• Cash-on-cash: 16.02%
• DSCR: 1.71
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.07% rent growth · sell at horizon

5-year hold

• IRR: 5.9%
• Equity multiple: 1.23×
• Total profit: $76,368
• Equity at exit: $178,178

10-year hold

• IRR: 14.5%
• Equity multiple: 2.12×
• Total profit: $374,358
• Equity at exit: $103,322

Cash invested: $334,600 (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 45219

• Home prices YoY: -28.3%
• Rents YoY: 2.1%
• Active inventory: 71
• Price-to-rent: 75.9×

Monthly cashflow live

• Estimated rent: $15,743 high
• Mortgage (P&I): −$6,267
• Tax from tax record: −$1,205 /mo · $14,456/yr
• Insurance: −$498
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,306
• Net cashflow: $4,468

Break-even live

Break-even rent $10,088

Max offer price $1,195,000

Occupancy floor 67%

Sensitivity live

Price	-10% $5,144	-5% $4,806	+0% $4,468	+5% $4,129	+10% $3,791
Rent	-10% $3,224	-5% $3,846	+0% $4,468	+5% $5,089	+10% $5,711
Rate	-1.0pp $5,069	-0.5pp $4,772	base $4,468	+0.5pp $4,158	+1.0pp $3,843

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

Units	Beds	Baths	Est. rent
▸ 12× units	1	1	$15,744
Total (12 units)			$15,743

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: $298,750
• Closing costs: $35,850
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $1,195,000 Active 48 DOM
2. 2026-06-17
   days on market $1,195,000 Active 47 DOM
3. 2026-06-16
   days on market $1,195,000 Active 46 DOM
4. 2026-06-15
   days on market $1,195,000 Active 45 DOM
5. 2026-06-13
   days on market $1,195,000 Active 43 DOM
6. 2026-06-13
   days on market $1,195,000 Active 42 DOM
7. 2026-06-09
   days on market $1,195,000 Active 39 DOM
8. 2026-06-08
   days on market $1,195,000 Active 38 DOM
9. 2026-06-07
   days on market $1,195,000 Active 37 DOM
10. 2026-06-03
    days on market $1,195,000 Active 33 DOM
11. 2026-06-02
    days on market $1,195,000 Active 32 DOM
12. 2026-06-01
    days on market $1,195,000 Active 31 DOM
13. 2026-05-31
    days on market $1,195,000 Active 30 DOM
14. 2026-05-01
    listed $1,295,000 Active
15. 2023-12-06
    price $1,445,000 371-char remark

    Show marketing remark (371 chars)

    Clifton Heights Parkside Landmark. 12 Large 1 Bedroom Units, High Ceilings & Historical Details. Capital Upgrades in 2020: NEW Windows, NEW Heat and Central AC Systems, NEW Water Heaters & Upgraded Electric, New Concrete Walks, Redone & Inspected Fire Escapes & Fresh Paint. Most Units Have New Kitchens & Baths. Free City Trash Removal. Easy Rentals.

16. 2023-04-27
    price $1,595,000 371-char remark

    Show marketing remark (371 chars)

    Clifton Heights Parkside Landmark. 12 Large 1 Bedroom Units, High Ceilings & Historical Details. Capital Upgrades in 2020: NEW Windows, NEW Heat and Central AC Systems, NEW Water Heaters & Upgraded Electric, New Concrete Walks, Redone & Inspected Fire Escapes & Fresh Paint. Most Units Have New Kitchens & Baths. Free City Trash Removal. Easy Rentals.

17. 2023-04-27
    historical 371-char remark

    Show marketing remark (371 chars)

    Clifton Heights Parkside Landmark. 12 Large 1 Bedroom Units, High Ceilings & Historical Details. Capital Upgrades in 2020: NEW Windows, NEW Heat and Central AC Systems, NEW Water Heaters & Upgraded Electric, New Concrete Walks, Redone & Inspected Fire Escapes & Fresh Paint. Most Units Have New Kitchens & Baths. Free City Trash Removal. Easy Rentals.

18. 2023-02-08
    price $1,445,000 371-char remark

    Show marketing remark (371 chars)

    Clifton Heights Parkside Landmark. 12 Large 1 Bedroom Units, High Ceilings & Historical Details. Capital Upgrades in 2020: NEW Windows, NEW Heat and Central AC Systems, NEW Water Heaters & Upgraded Electric, New Concrete Walks, Redone & Inspected Fire Escapes & Fresh Paint. Most Units Have New Kitchens & Baths. Free City Trash Removal. Easy Rentals.

19. 2022-09-30
    price $1,495,000 371-char remark

    Show marketing remark (371 chars)

    Clifton Heights Parkside Landmark. 12 Large 1 Bedroom Units, High Ceilings & Historical Details. Capital Upgrades in 2020: NEW Windows, NEW Heat and Central AC Systems, NEW Water Heaters & Upgraded Electric, New Concrete Walks, Redone & Inspected Fire Escapes & Fresh Paint. Most Units Have New Kitchens & Baths. Free City Trash Removal. Easy Rentals.

20. 2022-09-12
    listed $1,595,000 Active 371-char remark

    Show marketing remark (371 chars)

    Clifton Heights Parkside Landmark. 12 Large 1 Bedroom Units, High Ceilings & Historical Details. Capital Upgrades in 2020: NEW Windows, NEW Heat and Central AC Systems, NEW Water Heaters & Upgraded Electric, New Concrete Walks, Redone & Inspected Fire Escapes & Fresh Paint. Most Units Have New Kitchens & Baths. Free City Trash Removal. Easy Rentals.

21. 1988-07-05
    soldstatus $95,000

ⓘ 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: $14,456 · $1,205/mo
• Projected year-2 tax: $16,549 · $1,379/mo
• Expected delta: +$2,093/yr (+$174/mo · 14.5%)

ⓘ 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $188,916
• − Mortgage interest: −$66,939
• − Property taxes: −$14,456
• − Insurance: −$5,975
• − Repairs & maintenance: −$15,113
• − Management: −$15,113
• − Depreciation: −$34,764
• Taxable income: $36,556
• Est. tax owed @ 24.0%: −$8,773
• After-tax cash flow: $44,838/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): 20,012
• Household income: $35,657
• Rent vs Own: 82.9% rent · 17.1% own
• Severe rent burden: 2461.0

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 White (67%)
• Race & ethnicity: White 67% Black 16% Asian 7% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Romanian 3% Italian 2% Slovak 1%
• Foreign-born: 10% · China, Canada
• Languages at home: 88% English-only · Chinese 3% Spanish 2% Other Indo-European 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: ▼ -134.46%
• Current HPI: 340.1262
• Rent YoY: ▲ 2.07%
• 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

+1263.2% since first listed

8 events — show timeline

• 2026-05-01 Listed $1,295,000 Cincy MLS
• 2023-12-06 Price Changed $1,445,000 Cincy MLS
• 2023-04-27 Listing Removed — Cincy MLS
• 2023-04-27 Price Changed $1,595,000 Cincy MLS
• 2023-02-08 Price Changed $1,445,000 Cincy MLS
• 2022-09-30 Price Changed $1,495,000 Cincy MLS
• 2022-09-12 Listed $1,595,000 Cincy MLS
• 1988-07-05 Sold (Public Records) $95,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $14,456 · +0.7% YoY. Source: county tax records.