645 Blanche Ave · Arlington Heights, OH 45215

$140,000

2 bd · 2.0 ba · 1,710 sqft · MultiFamily public records · 84 Days on market

Built 1930 6,011 sqft lot $82/sqft · 30% below area Est $199k · 30% 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 +29.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• Rent growth +4.5/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• 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 and house hackers, this duplex is begging to be a part of your portfolio. Both units feature separate utilities and individual washer and dryer hookups, with a shared water heater. Each unit offers spacious rooms and access to a full basement. Unit 1 is a 1-bedroom, 1-bath unit, while Unit 2 is a 2-bedroom, 1-bath unit with an enclosed porch, perfect for added living space or rental appeal. The property also includes a 3-car garage and a large fenced-in yard.

Key facts

• Large fenced-in yard
• Full basement
• Enclosed porch

Tags

• FULL BASEMENT
• ENCLOSED PORCH
• LARGE FENCED-IN YARD

What this means for you Summary

Snapshot

• This is a 1×1bd/1ba + 1×2bd/1ba units multifamily listed at $140k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive. Per door: $212/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#334 in OH) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A-; Watch: health & safety C-, crime D, schools D-.
• Lockland Local (suburban): math 16% / reading 23% proficiency, ranked #632 of 656 in OH (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+8.0%/yr); 47 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• This rent runs 35% of the median local income ($69k/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 $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 15y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; flood insurance adds $56/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
7. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
8. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
9. 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?
10. Crime grade is D 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?
11. 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.
12. 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.
13. 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: 1.43% ✓
• Cap rate: 10.40%
• Cash-on-cash: 14.66%
• DSCR: 1.65
• GRM: 5.8

CMA / ARV

• ARV (median comp): $198,932
• List price: $140,000
• Delta: -29.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 9.1%
• Equity multiple: 1.38×
• Total profit: $15,023
• Equity at exit: $20,874

10-year hold

• IRR: 22.6%
• Equity multiple: 3.47×
• Total profit: $96,635
• Equity at exit: $12,105

Cash invested: $39,200 (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 45215

• Rents YoY: 8.0%
• Active inventory: 47
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,005 high
• Mortgage (P&I): −$734
• Tax from tax record: −$313 /mo · $3,750/yr
• Insurance: −$58
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $423

Break-even live

Break-even rent $1,469

Max offer price $140,000

Occupancy floor 74%

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

Units	Beds	Baths	Est. rent
1× unit	1	1	$967
1× unit	2	1	$1,038
Total (2 units)			$2,005

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
332 Arlington Ave Cincinnati, OH	3.0	2.0	1500	$1,750	$1.17	17d	1	0.35mi
8346 Anthony Wayne Ave Cincinnati, OH	3.0	2.0	1716	$1,750	$1.02	23d	1	0.60mi
1 E Lake Shore Dr Cincinnati, OH	1.0–3.0	1.0–2.0	845	$1,300	$1.54	1d	54	0.63mi
301 W Benson St Unit 6 Cincinnati, OH	3.0	2.0	1500	$1,995	$1.33	44d	1	0.64mi
918 2nd St Cincinnati, OH	2.0	1.0	1360	$1,300	$0.96	23d	1	0.82mi
1617 Pelham Pl Unit 1 Cincinnati, OH	2.0	1.0	1100	$1,450	$1.32	23d	1	0.91mi
7746 Greenland Pl Apt 2 Cincinnati, OH	2.0	1.5	1200	$1,200	$1.00	23d	1	0.91mi
7734 Greenland Pl Unit 3 Cincinnati, OH	2.0	1.5	1200	$1,200	$1.00	23d	1	0.94mi
7734 Greenland Pl Unit 4 Cincinnati, OH	2.0	2.0	1200	$1,150	$0.96	23d	1	0.94mi
617 Van Roberts Pl Cincinnati, OH	2.0	1.0	1109	$1,475	$1.33	7d	1	1.12mi
1635 Section Rd Unit 3 Cincinnati, OH	2.0	1.0	1500	$995	$0.66	23d	1	1.34mi

Listing history 38 events

1. 2026-06-18
   days on market $140,000 Active 84 DOM
2. 2026-06-17
   days on market $140,000 Active 83 DOM
3. 2026-06-16
   days on market $140,000 Active 82 DOM
4. 2026-06-15
   days on market $140,000 Active 81 DOM
5. 2026-06-13
   days on market $140,000 Active 79 DOM
6. 2026-06-09
   days on market $140,000 Active 75 DOM
7. 2026-06-08
   days on market $140,000 Active 74 DOM
8. 2026-06-07
   days on market $140,000 Active 73 DOM
9. 2026-06-05
   days on market $140,000 Active 70 DOM
10. 2026-06-03
    days on market $140,000 Active 69 DOM
11. 2026-06-02
    days on market $140,000 Active 68 DOM
12. 2026-06-01
    days on market $140,000 Active 67 DOM
13. 2026-05-31
    days on market $140,000 Active 66 DOM
14. 2026-04-07
    price $140,000 485-char remark

    Show marketing remark (485 chars)

    Calling all investors and house hackers, this duplex is begging to be a part of your portfolio. Both units feature separate utilities and individual washer and dryer hookups, with a shared water heater. Each unit offers spacious rooms and access to a full basement. Unit 1 is a 1-bedroom, 1-bath unit, while Unit 2 is a 2-bedroom, 1-bath unit with an enclosed porch, perfect for added living space or rental appeal. The property also includes a 3-car garage and a large fenced-in yard.

15. 2026-03-23
    listed $150,000 Active 485-char remark

    Show marketing remark (485 chars)

    Calling all investors and house hackers, this duplex is begging to be a part of your portfolio. Both units feature separate utilities and individual washer and dryer hookups, with a shared water heater. Each unit offers spacious rooms and access to a full basement. Unit 1 is a 1-bedroom, 1-bath unit, while Unit 2 is a 2-bedroom, 1-bath unit with an enclosed porch, perfect for added living space or rental appeal. The property also includes a 3-car garage and a large fenced-in yard.

16. 2025-10-24
    historical 355-char remark

    Show marketing remark (355 chars)

    Come check out this duplex featuring a 1-bedroom, 1-bath unit currently rented for $775 per month with a lease through June 2026, and a 2-bedroom, 1-bath unit that's owner-occupied! With separate utilities and an oversized garage, this property has everything you need to move in or add to your investment portfolio. Don't miss outcome check it out today!

17. 2025-05-08
    listed $189,900 Active 355-char remark

    Show marketing remark (355 chars)

    Come check out this duplex featuring a 1-bedroom, 1-bath unit currently rented for $775 per month with a lease through June 2026, and a 2-bedroom, 1-bath unit that's owner-occupied! With separate utilities and an oversized garage, this property has everything you need to move in or add to your investment portfolio. Don't miss outcome check it out today!

18. 2022-03-02
    soldstatus $178,000
19. 2022-03-02
    soldstatus $178,000
20. 2022-02-18
    soldstatus $178,000 Sold
21. 2022-01-26
    historical Contingency Pending
22. 2022-01-21
    listed $165,000 Active
23. 2021-12-13
    historical
24. 2021-11-27
    historical Contingency Pending
25. 2021-11-19
    listed $160,000 Active
26. 2016-12-05
    historical
27. 2016-09-26
    price $69,900
28. 2016-07-20
    listed $79,900 Active
29. 2016-07-20
    historical
30. 2016-07-07
    price $79,900
31. 2016-06-03
    listed $89,900 Active
32. 2016-06-03
    historical
33. 2016-05-18
    price $89,900
34. 2016-05-10
    listed $109,900 Active
35. 2011-07-21
    historical
36. 2011-02-01
    listed $85,900
37. 1999-03-19
    soldstatus $73,000
38. 1997-08-13
    soldstatus $59,900

ⓘ 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: $3,750 · $313/mo
• Projected year-2 tax: $3,750 · $313/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 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: $24,060
• − Mortgage interest: −$7,842
• − Property taxes: −$3,750
• − Insurance: −$1,366
• − Repairs & maintenance: −$1,925
• − Management: −$1,925
• − Depreciation: −$4,073
• Taxable income: $3,179
• Est. tax owed @ 24.0%: −$763
• After-tax cash flow: $4,318/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: Lockland Local
• NCES district ID: 3904423
• Math proficiency: 16% ▼ -4.00%
• Reading proficiency: 23% ▼ -7.00%
• Median HH income: $33,458
• Composite: 15.89/100
• National rank: #9256
• State rank: #632 of 656 in OH

Livability — Arlington Heights

• Score: 73/100
• State rank: #334
• US rank: #5481

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arlington Heights, OH
• County: Hamilton County · 701,295 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 30,586
• Household income: $69,372
• Rent vs Own: 44.3% rent · 55.7% own
• Severe rent burden: 1529.0

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: Majority White (63%)
• Race & ethnicity: White 63% Black 26% Two or more races 6% Hispanic / Latino 3% Asian 2%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 2% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -263.50%
• Current HPI: 217.3319
• Rent YoY: ▲ 8.02%
• 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

+133.7% since first listed

25 events — show timeline

• 2026-04-07 Price Changed $140,000 Cincy MLS
• 2026-03-23 Listed $150,000 Cincy MLS
• 2025-10-24 Listing Removed — Cincy MLS
• 2025-05-08 Listed $189,900 Cincy MLS
• 2022-03-02 Sold (Public Records) $178,000 Public Records
• 2022-03-02 Sold (Public Records) $178,000 Public Records
• 2022-02-18 Sold (MLS) $178,000 Cincy MLS
• 2022-01-26 Contingent — Cincy MLS
• 2022-01-21 Listed $165,000 Cincy MLS
• 2021-12-13 Listing Removed — Cincy MLS
• 2021-11-27 Contingent — Cincy MLS
• 2021-11-19 Listed $160,000 Cincy MLS
• 2016-12-05 Listing Removed — Cincy MLS
• 2016-09-26 Price Changed $69,900 Cincy MLS
• 2016-07-20 Listed $79,900 Cincy MLS
• 2016-07-20 Listing Removed — Cincy MLS
• 2016-07-07 Price Changed $79,900 Cincy MLS
• 2016-06-03 Listed $89,900 Cincy MLS
• 2016-06-03 Listing Removed — Cincy MLS
• 2016-05-18 Price Changed $89,900 Cincy MLS
• 2016-05-10 Listed $109,900 Cincy MLS
• 2011-07-21 Listing Removed — Cincy MLS
• 2011-02-01 Listed $85,900 Cincy MLS
• 1999-03-19 Sold (Public Records) $73,000 Public Records
• 1997-08-13 Sold (Public Records) $59,900 Public Records

Property tax history

+9.3%/yr

Latest (2025): $3,750 · -0.5% YoY. Source: county tax records.