1819 Maple Ave · Norwood, OH 45212

$250,000

6 bd · 2.0 ba · 1,440 sqft · MultiFamily public records · 101 Days on market

Built 1925 5,663 sqft lot $174/sqft · 10% above area Est $226k · 10% over

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Why this score? — see what drove the D 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 +17.0/30.0
• DSCR +5.3/10.0
• 1% rule +4.4/10.0
• Livability +4.0/5.0
• Schools +3.7/10.0
• ARV discount +2.8/15.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 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

Well maintained duplex tucked away on a quiet no outlet street in the heart of Norwood just minutes to Rookwood Commons, Factory 52, Xavier University, and easy access to I-71 and downtown Cincinnati. This property would be great for an owner occupant or an investor. The first floor unit offers a spacious one bedroom layout with a private rear balcony.The second-floor unit features three bedrooms and a huge front balcony. Both units are updated & there is a shared basement w shared laundry & possibility for storage rooms. This duplex is in a very desirable location & also off street parking.

Key facts

• Off street parking
• Huge front balcony
• Private rear balcony

Tags

• PRIVATE REAR BALCONY
• HUGE FRONT BALCONY
• OFF STREET PARKING

What this means for you Summary

Snapshot

• This is a 1×1bd/1ba + 1×3bd/1ba units multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive. Per door: $84/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (6.3% below list).
• Recommended offer: $228k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 4.7% in Norwood — 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 79/100 on livability (#154 in OH, #2,322 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime C-, employment C-, amenities D+.
• Norwood City (suburban): math 35% / reading 53% proficiency, ranked #513 of 656 in OH (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 56 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• This rent runs 39% of the median local income ($72k/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 25y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $227,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% 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 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.94% ✗
• Cap rate: 7.10%
• Cash-on-cash: 2.88%
• DSCR: 1.13
• GRM: 8.9

CMA / ARV

• ARV (median comp): $226,474
• List price: $250,000
• Delta: 10.39%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.21% rent growth · sell at horizon

5-year hold

• IRR: -14.9%
• Equity multiple: 0.48×
• Total profit: $-36,196
• Equity at exit: $37,276

10-year hold

• IRR: -11.6%
• Equity multiple: 0.39×
• Total profit: $-42,529
• Equity at exit: $21,615

Cash invested: $70,000 (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 45212

• Rents YoY: 0.2%
• Active inventory: 56
• Price-to-rent: 21.5×

Monthly cashflow live

• Estimated rent: $2,342 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$267 /mo · $3,203/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $168

Break-even live

Break-even rent $2,129

Max offer price $250,000

Occupancy floor 88%

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

Units	Beds	Baths	Est. rent
1× unit	1	1	$969
1× unit	3	1	$1,373
Total (2 units)			$2,342

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1725 Cleneay Ave Norwood, OH	1.0–5.0	1.0–5.0	1060	$3,507	$3.31	1d	46	1.10mi

Listing history 28 events

1. 2026-06-18
   days on market $250,000 Active 101 DOM
2. 2026-06-17
   days on market $250,000 Active 100 DOM
3. 2026-06-16
   days on market $250,000 Active 99 DOM
4. 2026-06-15
   days on market $250,000 Active 98 DOM
5. 2026-06-13
   statusdays on market $250,000 Active 96 DOM
6. 2026-05-18
   historical 611-char remark

   Show marketing remark (611 chars)

   Well maintained duplex tucked away on a quiet no outlet street in the heart of Norwood just minutes to Rookwood Commons, Factory 52, Xavier University, and easy access to I-71 and downtown Cincinnati. This property would be great for an owner occupant or an investor. The first floor unit offers a spacious one bedroom layout with a private rear balcony.The second-floor unit features three bedrooms and a huge front balcony. Both units are updated & there is a shared basement w shared laundry & possibility for storage rooms. This duplex is in a very desirable location & also off street parking.

7. 2026-05-07
   historical Contingency Pending 611-char remark

   Show marketing remark (611 chars)

   Well maintained duplex tucked away on a quiet no outlet street in the heart of Norwood just minutes to Rookwood Commons, Factory 52, Xavier University, and easy access to I-71 and downtown Cincinnati. This property would be great for an owner occupant or an investor. The first floor unit offers a spacious one bedroom layout with a private rear balcony.The second-floor unit features three bedrooms and a huge front balcony. Both units are updated & there is a shared basement w shared laundry & possibility for storage rooms. This duplex is in a very desirable location & also off street parking.

8. 2026-05-01
   price $250,000 611-char remark

   Show marketing remark (611 chars)

   Well maintained duplex tucked away on a quiet no outlet street in the heart of Norwood just minutes to Rookwood Commons, Factory 52, Xavier University, and easy access to I-71 and downtown Cincinnati. This property would be great for an owner occupant or an investor. The first floor unit offers a spacious one bedroom layout with a private rear balcony.The second-floor unit features three bedrooms and a huge front balcony. Both units are updated & there is a shared basement w shared laundry & possibility for storage rooms. This duplex is in a very desirable location & also off street parking.

9. 2026-04-26
   status Active 611-char remark

   Show marketing remark (611 chars)

   Well maintained duplex tucked away on a quiet no outlet street in the heart of Norwood just minutes to Rookwood Commons, Factory 52, Xavier University, and easy access to I-71 and downtown Cincinnati. This property would be great for an owner occupant or an investor. The first floor unit offers a spacious one bedroom layout with a private rear balcony.The second-floor unit features three bedrooms and a huge front balcony. Both units are updated & there is a shared basement w shared laundry & possibility for storage rooms. This duplex is in a very desirable location & also off street parking.

10. 2026-04-18
    historical Contingency Pending 611-char remark

    Show marketing remark (611 chars)

    Well maintained duplex tucked away on a quiet no outlet street in the heart of Norwood just minutes to Rookwood Commons, Factory 52, Xavier University, and easy access to I-71 and downtown Cincinnati. This property would be great for an owner occupant or an investor. The first floor unit offers a spacious one bedroom layout with a private rear balcony.The second-floor unit features three bedrooms and a huge front balcony. Both units are updated & there is a shared basement w shared laundry & possibility for storage rooms. This duplex is in a very desirable location & also off street parking.

11. 2026-03-17
    price $260,000 611-char remark

    Show marketing remark (611 chars)

    Well maintained duplex tucked away on a quiet no outlet street in the heart of Norwood just minutes to Rookwood Commons, Factory 52, Xavier University, and easy access to I-71 and downtown Cincinnati. This property would be great for an owner occupant or an investor. The first floor unit offers a spacious one bedroom layout with a private rear balcony.The second-floor unit features three bedrooms and a huge front balcony. Both units are updated & there is a shared basement w shared laundry & possibility for storage rooms. This duplex is in a very desirable location & also off street parking.

12. 2026-02-12
    listed $270,000 Active 611-char remark

    Show marketing remark (611 chars)

    Well maintained duplex tucked away on a quiet no outlet street in the heart of Norwood just minutes to Rookwood Commons, Factory 52, Xavier University, and easy access to I-71 and downtown Cincinnati. This property would be great for an owner occupant or an investor. The first floor unit offers a spacious one bedroom layout with a private rear balcony.The second-floor unit features three bedrooms and a huge front balcony. Both units are updated & there is a shared basement w shared laundry & possibility for storage rooms. This duplex is in a very desirable location & also off street parking.

13. 2023-07-10
    soldstatus $225,000
14. 2023-06-23
    soldstatus $225,000 Closed 332-char remark

    Show marketing remark (332 chars)

    Well maintained duplex on no outlet street. lst fl unit is a large one bedroom, has basement access with two more finished rooms. Possible bedroom or bonus rooms. Has private back balcony overlooking large very deep back yard. 2nd floor unit has one large bedroom and two more rooms that could be small bedrooms. Huge front balcony.

15. 2023-05-19
    status Pending 332-char remark

    Show marketing remark (332 chars)

    Well maintained duplex on no outlet street. lst fl unit is a large one bedroom, has basement access with two more finished rooms. Possible bedroom or bonus rooms. Has private back balcony overlooking large very deep back yard. 2nd floor unit has one large bedroom and two more rooms that could be small bedrooms. Huge front balcony.

16. 2023-04-13
    listed $225,000 Active 332-char remark

    Show marketing remark (332 chars)

    Well maintained duplex on no outlet street. lst fl unit is a large one bedroom, has basement access with two more finished rooms. Possible bedroom or bonus rooms. Has private back balcony overlooking large very deep back yard. 2nd floor unit has one large bedroom and two more rooms that could be small bedrooms. Huge front balcony.

17. 2023-02-27
    status Pending
18. 2023-02-27
    historical
19. 2023-02-24
    status Active
20. 2023-01-19
    status Pending
21. 2022-12-23
    historical Contingency Pending
22. 2022-12-08
    price $214,900
23. 2022-10-18
    listed $219,900 Active
24. 2007-01-31
    soldstatus $48,500
25. 2006-10-17
    listed $52,900
26. 2001-10-18
    soldstatus $112,000
27. 2001-09-21
    soldstatus $112,000
28. 2001-05-22
    listed $112,000

ⓘ 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: $3,203 · $267/mo
• Projected year-2 tax: $3,552 · $296/mo
• Expected delta: +$348/yr (+$29/mo · 10.9%)

ⓘ 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 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: $28,104
• − Mortgage interest: −$14,004
• − Property taxes: −$3,203
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,248
• − Management: −$2,248
• − Depreciation: −$7,273
• Taxable loss: −$2,122
• Est. tax savings @ 24.0%: +$509
• After-tax cash flow: $2,526/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: Norwood City
• NCES district ID: 3904457
• Math proficiency: 35% ▼ -24.00%
• Reading proficiency: 53% ▼ -11.00%
• Median HH income: $38,750
• Composite: 36.66/100
• National rank: #4614
• State rank: #513 of 656 in OH

Livability — Norwood

• Score: 79/100
• State rank: #154
• US rank: #2322

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Norwood, OH
• County: Hamilton County · 701,295 people
• City population: 21,526
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 21,526
• Household income: $72,422
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 1192.0

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 (73%)
• Race & ethnicity: White 73% Black 15% Hispanic / Latino 8% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 92% English-only · Spanish 6% Arabic 1% Russian/Polish/Slavic 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: ▼ -209.95%
• Current HPI: 295.7088
• Rent YoY: ▲ 0.21%
• 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

+123.2% since first listed

23 events — show timeline

• 2026-05-18 Listing Removed — Cincy MLS
• 2026-05-07 Contingent — Cincy MLS
• 2026-05-01 Price Changed $250,000 Cincy MLS
• 2026-04-26 Relisted — Cincy MLS
• 2026-04-18 Contingent — Cincy MLS
• 2026-03-17 Price Changed $260,000 Cincy MLS
• 2026-02-12 Listed $270,000 Cincy MLS
• 2023-07-10 Sold (Public Records) $225,000 Public Records
• 2023-06-23 Sold (MLS) $225,000 Cincy MLS
• 2023-05-19 Pending — Cincy MLS
• 2023-04-13 Listed $225,000 Cincy MLS
• 2023-02-27 Pending — Cincy MLS
• 2023-02-27 Listing Removed — Cincy MLS
• 2023-02-24 Relisted — Cincy MLS
• 2023-01-19 Pending — Cincy MLS
• 2022-12-23 Contingent — Cincy MLS
• 2022-12-08 Price Changed $214,900 Cincy MLS
• 2022-10-18 Listed $219,900 Cincy MLS
• 2007-01-31 Sold (MLS) $48,500 Cincy MLS
• 2006-10-17 Listed $52,900 Cincy MLS
• 2001-10-18 Sold (Public Records) $112,000 Public Records
• 2001-09-21 Sold (MLS) $112,000 Cincy MLS
• 2001-05-22 Listed $112,000 Cincy MLS

Property tax history

+2.4%/yr

Latest (2025): $3,203 · +1.6% YoY. Source: county tax records.