3919 E Gatewood Ln · Silverton, OH 45236

$449,900

24 bd · 16.0 ba · 3,800 sqft · MultiFamily · 3 Days on market

Built 1954 6,534 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
• Rent growth +4.5/5.0
• Livability +3.9/5.0
• 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: 4 units. 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

Incredible Investment Opportunity with Four Plex Offering Two 2 Bedroom/1 Bath and Two 1 Bedroom/1 Bath Units*Hardwood Flooring*Ample Parking Including 4 Car Garage*Short Drive to Dining, Shops & Expressway

Key facts

• Four car garage
• Ample parking
• Storage in basement

Tags

• BRICK FOUR UNIT BUILDING
• AMPLE PARKING
• FOUR CAR GARAGE
• HARDWOOD FLOORS
• STORAGE IN BASEMENT
• LAUNDRY IN BASEMENT

Property features AI

Finance

• Other: One building on the parcel
• Financial info: Four total units; Unit size and rents: two 1-bedroom units (~900–1,000 sq ft) renting at $925 and $1,005; two 2-bedroom units (~900–1,000 sq ft) renting at $1,158 and $1,025; Heat and water paid by tenants

Exterior

• Parking: Attached rear garage with 4 garage spaces; On-street parking available
• Utilities: Public water; Public sewer; Natural gas
• Home design: Quadplex (four units); Two levels
• Construction: Brick construction; Shingle roof; Poured foundation; Built on two levels
• Exterior features: Casement insulated windows

Interior

• Bedrooms: Four-unit property with two 2-bedroom units and two 1-bedroom units; Individual unit breakdown: Unit 1 — 2 bedrooms; Unit 2 — 1 bedroom; Unit 3 — 2 bedrooms; Unit 4 — 1 bedroom
• Bathrooms: Each unit has one full bathroom
• Heating & cooling: Baseboard heating (gas); Window air conditioning units
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 4 × 6-bed/4.0-bath units multifamily listed at $450k.

Deal economics

• At list price, monthly cash flow is $4k ($44k/yr) — positive. Per door: $909/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $450k).

Location & tenants

• Location reads 77/100 on livability (#193 in OH, #2,962 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D+, amenities F, employment 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 fast (+7.9%/yr); 41 active listings in the ZIP; solid renter incomes; 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• At $8,803/mo this rent would consume 126% of the median local household income ($84k/yr) (locally 870% 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 $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.9% rent growth), your $126k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 12y 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.
• Current owner paid $375k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $449,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.96% ✓
• Cap rate: 15.99%
• Cash-on-cash: 34.65%
• DSCR: 2.54
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.87% rent growth · sell at horizon

5-year hold

• IRR: 35.7%
• Equity multiple: 2.62×
• Total profit: $204,271
• Equity at exit: $67,082

10-year hold

• IRR: 45.0%
• Equity multiple: 6.42×
• Total profit: $682,638
• Equity at exit: $38,899

Cash invested: $125,972 (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 45236

• Rents YoY: 7.9%
• Active inventory: 41
• Price-to-rent: 17.0×

Monthly cashflow live

• Estimated rent: $8,803 medium
• Mortgage (P&I): −$2,359
• Tax from tax record: −$770 /mo · $9,244/yr
• Insurance: −$187
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,849
• Net cashflow: $3,637

Break-even live

Break-even rent $4,199

Max offer price $449,900

Occupancy floor 54%

Sensitivity live

Price	-10% $3,892	-5% $3,765	+0% $3,637	+5% $3,510	+10% $3,383
Rent	-10% $2,942	-5% $3,290	+0% $3,637	+5% $3,985	+10% $4,333
Rate	-1.0pp $3,864	-0.5pp $3,752	base $3,637	+0.5pp $3,521	+1.0pp $3,402

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

Units	Beds	Baths	Est. rent
▸ 4× units	6	4	$8,804
Total (4 units)			$8,803

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: $112,475
• Closing costs: $13,497
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-21
   days on market $449,900 Active 3 DOM
2. 2026-06-19
   remarks 280-char remark
3. 2026-06-19
   listed $449,900 Active 1 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: $9,244 · $770/mo
• Projected year-2 tax: $9,244 · $770/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 ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $105,636
• − Mortgage interest: −$25,201
• − Property taxes: −$9,244
• − Insurance: −$2,250
• − Repairs & maintenance: −$8,451
• − Management: −$8,451
• − Depreciation: −$13,088
• Taxable income: $38,951
• Est. tax owed @ 24.0%: −$9,348
• After-tax cash flow: $34,299/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 — Silverton

• Score: 77/100
• State rank: #193
• US rank: #2962

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Silverton, OH
• County: Hamilton County · 701,295 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 24,513
• Household income: $84,037
• Rent vs Own: 39.5% rent · 60.5% own
• Severe rent burden: 870.0

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 (75%)
• Race & ethnicity: White 75% Black 11% Asian 5% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Slovak 2% Lithuanian 2% Scotch-Irish 2%
• Foreign-born: 7% · Canada, China, South Korea
• Languages at home: 93% English-only · Other Indo-European 3% Spanish 2% Other Asian/Pacific 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: ▼ -260.39%
• Current HPI: 237.6642
• Rent YoY: ▲ 7.87%
• 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

+765.2% since first listed

16 events — show timeline

• 2026-06-19 Listed $449,900 Cincy MLS
• 2025-01-10 Sold (Public Records) $375,000 Public Records
• 2024-12-31 Sold (MLS) $375,000 Cincy MLS
• 2024-11-30 Contingent — Cincy MLS
• 2024-11-18 Price Changed $390,000 Cincy MLS
• 2024-10-29 Listed $395,000 Cincy MLS
• 2022-07-07 Sold (Public Records) $312,000 Public Records
• 2022-06-30 Sold (MLS) $312,000 Cincy MLS
• 2022-05-13 Contingent — Cincy MLS
• 2022-05-09 Listed $315,000 Cincy MLS
• 2014-08-11 Sold (Public Records) $124,500 Public Records
• 2014-08-04 Sold (MLS) $124,500 Cincy MLS
• 2014-06-25 Listed $139,000 Cincy MLS
• 1992-06-10 Sold (Public Records) $118,000 Public Records
• 1988-10-18 Sold (Public Records) $108,000 Public Records
• 1979-06-01 Sold (Public Records) $52,000 Public Records

Property tax history

+7.9%/yr

Latest (2025): $9,244 · +4.5% YoY. Source: county tax records.