1754 Iliff Ave · Cincinnati, OH 45205

$55,000

3 bd · 1.0 ba · 1,362 sqft · SingleFamily public records · 14 Days on market

Built 1938 4,487 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Listing remarks MLS

Investor opportunity, rehab and sell or add to your rental portfolio. 3 Bedroom, 1 full bath Cape Cod. 2 bedrooms and full bath on 1st floor. Large 2nd level bedroom could easily be split to 2 bedrooms. Kitchen walks out the rear yard. This property is being sold as-is, property is lender-owned and U. S. Bank National Association is making no representations or warranties.

Key facts

• 4,487 sq ft lot
• Garage
• Built 1938

Property features AI

Finance

• Other: Residential zoning
• HOA & community: No HOA

Exterior

• Parking: Built-in garage (1 car); Off-street and on-street parking
• Utilities: Public water; Public sewer; Natural gas
• Home design: Cape Cod style; Single-family home; One and one-half stories; Front-facing built-in garage
• Construction: Brick construction; Shingle roof; Poured foundation; Built on a 37 x 120 lot (about 0.103 acres)
• Exterior features: Front porch; Vinyl windows

Interior

• Kitchen: Kitchen (11 x 10); Dining room adjacent (13 x 11); Living room / great room (15 x 11)
• Bedrooms: Three bedrooms; Primary bedroom on level 1 (12 x 11); Second bedroom on level 1 (11 x 10); Third bedroom on level 2 (36 x 11)
• Bathrooms: One full bathroom on level 1
• Heating & cooling: Forced air heating (gas); Central air conditioning; Gas water heater
• Interior features: Six total rooms; Partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $737 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Cap rate 22.4% 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); 69 active listings in the ZIP; 40 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 $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.3% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 27y 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 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $55,000

Questions for the listing agent

1. Built in 1938 — 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 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?
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: 2.65% ✓
• Cap rate: 22.38%
• Cash-on-cash: 57.44%
• DSCR: 3.56
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $166,164
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1700 Minion Ave	0.28mi	2/1.5 (-1)	1,316 (-3%)	2mo	$156,000	$119	72
1634 Gilsey Ave	0.25mi	4/2.0 (+1)	1,398 (+3%)	7mo	$120,000	$86	69
1618 Dewey Ave	0.30mi	2/2.0 (-1)	1,344 (-1%)	7mo	$98,000	$73	69
1228 Rosemont Ave	0.48mi	3/2.5	1,382 (+2%)	6mo	$150,000	$109	65
2630 Cyclorama Dr	0.62mi	4/3.0 (+1)	1,413 (+4%)	0mo	$330,500	$234	51
1613 Wyoming Ave	0.37mi	4/3.0 (+1)	1,210 (-11%)	1mo	$170,000	$140	50
1215 Ridlen Ave	0.62mi	4/2.0 (+1)	1,454 (+7%)	7mo	$195,000	$134	45
1772 Tuxworth Ave	0.75mi	3/2.0	1,493 (+10%)	0mo	$155,000	$104	45
1605 Ross Ave	0.49mi	4/2.0 (+1)	1,512 (+11%)	7mo	$215,000	$142	44
1231 Ridlen Ave	0.60mi	2/1.5 (-1)	1,191 (-13%)	2mo	$169,000	$142	42
1113 Gilsey Ave	0.65mi	3/2.0	1,560 (+14%)	3mo	$190,000	$122	39
1248 Drott Ave	0.73mi	3/1.0	1,159 (-15%)	8mo	$82,000	$71	35

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: 56.3%
• Equity multiple: 3.50×
• Total profit: $38,524
• Equity at exit: $8,201

10-year hold

• IRR: 61.4%
• Equity multiple: 7.23×
• Total profit: $95,998
• Equity at exit: $4,755

Cash invested: $15,400 (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: 69
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,456 high
• Mortgage (P&I): −$288
• Tax from tax record: −$102 /mo · $1,224/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $737

Break-even live

Break-even rent $523

Max offer price $55,000

Occupancy floor 44%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1872 Sunset Ave Cincinnati, OH	2.0	1.0	888	$1,075	$1.21	4d	7	0.22mi
1740 Minion Ave Cincinnati, OH	2.0	1.0	1320	$1,200	$0.91	23d	1	0.22mi
1311 Manss Ave Cincinnati, OH	4.0	1.0	1409	$1,295	$0.92	4d	1	0.31mi
1620 Minion Ave Cincinnati, OH	4.0	2.0	1845	$1,550	$0.84	20d	1	0.35mi
1607 Minion Ave Cincinnati, OH	3.0	1.5	1066	$1,675	$1.57	23d	1	0.36mi
3772 W Liberty St Cincinnati, OH	3.0	1.0	1066	$1,350	$1.27	4d	1	0.39mi
1240 Rosemont Ave Cincinnati, OH	2.0	1.0	1280	$1,100	$0.86	20d	1	0.46mi
1233 Dewey Ave Cincinnati, OH	3.0	1.0	1411	$1,375	$0.97	4d	1	0.48mi
1214 Gilsey Ave Cincinnati, OH	3.0	1.0	1300	$1,300	$1.00	20d	1	0.50mi
1214 Gilsey Ave Cincinnati, OH	3.0	1.0	1300	$1,300	$1.00	23d	1	0.50mi
3666 Glenway Ave Cincinnati, OH	3.0	1.0	1339	$1,250	$0.93	23d	1	0.61mi
1057 Winfield Ave Unit 2 Cincinnati, OH	2.0	1.0	1000	$1,250	$1.25	23d	1	0.74mi
1723 Tuxworth Ave Cincinnati, OH	3.0	2.0	1587	$1,800	$1.13	23d	1	0.88mi
1057 Schiff Ave Unit 1057-2 Cincinnati, OH	4.0	1.0	1000	$1,595	$1.59	14d	1	0.89mi
868 Academy Ave Unit 2 Cincinnati, OH	4.0	1.0	1100	$1,699	$1.54	23d	1	0.89mi
2621 Gehrum Ln Cincinnati, OH	3.0	1.0	1373	$1,850	$1.35	23d	1	0.90mi
862 Academy Ave Unit 2 Cincinnati, OH	4.0	1.0	1627	$1,450	$0.89	17d	1	0.91mi
905 Suire Ave Unit 2 Cincinnati, OH	4.0	1.0	1699	$1,400	$0.82	23d	1	0.93mi
2570 Sarvis Ct Unit 2572 12 Cincinnati, OH	2.0	1.0	1000	$1,250	$1.25	23d	1	0.94mi
2570 Sarvis Ct Unit 2570 01 Cincinnati, OH	2.0	1.0	1000	$1,195	$1.20	23d	1	0.94mi
931 Olive Ave Cincinnati, OH	3.0	1.0	1852	$1,500	$0.81	3d	1	0.95mi
2682 Lafeuille Cir Cincinnati, OH	2.0–3.0	1.0–2.0	950	$1,574	$1.66	3d	16	0.96mi
2706 E Tower Dr Cincinnati, OH	1.0–3.0	1.0–2.0	951	$1,520	$1.60	1d	61	1.05mi
2504 White St Apt 5 Cincinnati, OH	3.0	2.0	1150	$1,150	$1.00	23d	1	1.06mi
2117 Saint Leo Pl Cincinnati, OH	2.0	1.0	1050	$1,150	$1.10	23d	1	1.07mi
2356 Harrison Ave Cincinnati, OH	2.0	1.0	900	$1,000	$1.11	23d	1	1.12mi
916 Fairbanks Ave Cincinnati, OH	4.0	1.0	1438	$1,695	$1.18	23d	1	1.13mi
944 Elberon Ave Cincinnati, OH	2.0	1.0	900	$1,200	$1.33	23d	1	1.17mi
4227 W 8th St Cincinnati, OH	3.0	2.0	1832	$2,050	$1.12	1d	1	1.19mi
1852 Knox St Cincinnati, OH	4.0	1.5	1747	$1,850	$1.06	23d	1	1.29mi
2905 Queen City Ave Cincinnati, OH	2.0	1.0	1000	$1,350	$1.35	4d	1	1.33mi
2905 Queen City Ave Unit 1 Cincinnati, OH	2.0	1.0	900	$1,350	$1.50	23d	1	1.33mi
2969 Four Towers Dr Unit 2 Cincinnati, OH	2.0	1.0	960	$1,150	$1.20	23d	1	1.35mi
717 Elberon Ave Unit Elberon 717 Cincinnati, OH	2.0	1.0	1117	$995	$0.89	23d	1	1.37mi
2511 Ferguson Rd Unit 2537 Cincinnati, OH	3.0	1.5	1100	$1,650	$1.50	23d	1	1.38mi
2532 Harrison Ave Unit 2217 02 Cincinnati, OH	2.0	1.0	1000	$1,250	$1.25	23d	1	1.40mi
927 Chateau Ave Cincinnati, OH	3.0	1.0	1354	$1,550	$1.14	21d	1	1.41mi
3053 N Hegry Cir #1 Cincinnati, OH	2.0	1.0	954	$1,250	$1.31	4d	1	1.42mi
2598 Ferguson Rd Cincinnati, OH	2.0	1.0	950	$1,145	$1.21	4d	1	1.43mi
4284 Foley Rd Cincinnati, OH	3.0	2.0	1242	$2,800	$2.25	43d	1	1.45mi

Listing history 11 events

1. 2026-06-18
   days on market $55,000 Active 14 DOM
2. 2026-06-17
   remarks 437-char remark
3. 2026-06-17
   days on market $55,000 Active 13 DOM
4. 2026-06-16
   days on market $55,000 Active 12 DOM
5. 2026-06-15
   days on market $55,000 Active 11 DOM
6. 2026-06-13
   days on market $55,000 Active 9 DOM
7. 2026-06-13
   days on market $55,000 Active 8 DOM
8. 2026-06-09
   days on market $55,000 Active 5 DOM
9. 2026-06-08
   days on market $55,000 Active 4 DOM
10. 2026-06-07
    remarks 375-char remark
11. 2026-06-07
    listed $55,000 Active 3 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: $1,224 · $102/mo
• Projected year-2 tax: $1,224 · $102/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: $17,477
• − Mortgage interest: −$3,081
• − Property taxes: −$1,224
• − Insurance: −$275
• − Repairs & maintenance: −$1,398
• − Management: −$1,398
• − Depreciation: −$1,600
• Taxable income: $8,501
• Est. tax owed @ 24.0%: −$2,040
• After-tax cash flow: $6,806/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

+140.2% since first listed

6 events — show timeline

• 2026-06-04 Listed $55,000 Dayton MLS
• 2026-06-04 Listed $55,000 Cincy MLS
• 1999-11-24 Sold (Public Records) $61,000 Public Records
• 1999-11-19 Sold (MLS) $61,000 Cincy MLS
• 1999-07-01 Listed $66,900 Cincy MLS
• 1997-05-14 Sold (Public Records) $22,900 Public Records

Property tax history

+6.7%/yr

Latest (2025): $1,224 · +2.8% YoY. Source: county tax records.