567 Greenwell Ave · Cincinnati, OH 45238

$154,900

3 bd · 1.0 ba · 1,258 sqft · SingleFamily public records · 58 Days on market

Built 1946 0.39 ac lot $123/sqft · 27% below area Est $211k · 27% 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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +7.0/10.0
• Schools +6.0/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Court Receiver Directed Sale! 3 bedroom, 1 bath home with some hardwood floors, a full basement and 1 car built in garage all located on a quiet street in Delhi. Sold 100% AS IS. Good potential for an owner occupant or investor.

Key facts

• Ample cabinetry
• Brick construction
• Large rear deck

Tags

• BRICK CONSTRUCTION
• ORIGINAL HARDWOOD FLOORS
• MAIN-FLOOR PRIMARY BEDROOM
• AMPLE CABINETRY
• LARGE REAR DECK
• SECLUDED TREE-LINED BACKYARD

Property features AI

Finance

• Other: Lease not considered
• HOA & community: No HOA

Exterior

• Parking: Built-in, front-entry garage with 1 garage space
• Utilities: Public water; Public sewer; Natural gas service
• Home design: Traditional style single-family home; One and one half levels; Second floor area approximately 408
• Construction: Block foundation
• Exterior features: Shingle roof; Brick and vinyl siding; Windows described as 'Other'; Residential zoning; Lot approximately 85 x 197 (irregular), about 0.387 acres

Interior

• Kitchen: Kitchen approximately 12 x 14
• Bedrooms: Three bedrooms total; Primary bedroom 12 x 10 (level 2); Second bedroom 12 x 10 (level 2); Third bedroom 12 x 17 (level 2)
• Bathrooms: One full bathroom (level 2); Primary bathroom listed as 'Other'
• Heating & cooling: Forced air heating (gas); Central air conditioning; Gas water heating
• Interior features: Six total rooms; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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.
• Oak Hills Local (suburban): math 68% / reading 70% proficiency, ranked #141 of 656 in OH (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.9%/yr); 78 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 34% of the median local income ($66k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $43k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 24y ago; this cycle's ask has dropped $25k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,253 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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 1946 — 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 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: 1.20% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.35%
• DSCR: 1.42
• GRM: 6.9

CMA / ARV

• ARV (median comp): $211,012
• List price: $154,900
• Delta: -26.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4996 Donlar Ave	0.19mi	3/2.0	1,271 (+1%)	5mo	$245,000	$193	81
511 Claymore Ter	0.24mi	2/1.0 (-1)	1,240 (-1%)	1mo	$185,000	$149	81
813 Greenwich Ave	0.65mi	2/1.0 (-1)	1,248 (-1%)	4mo	$80,000	$64	60
543 Virgil Rd	0.60mi	4/2.0 (+1)	1,258 (0%)	4mo	$202,000	$161	60
522 Rentz Pl	0.50mi	3/1.5	1,160 (-8%)	4mo	$195,000	$168	58
667 Overlook Ave	0.41mi	3/1.5	1,415 (+12%)	1mo	$188,000	$133	57
990 Covedale Ave	0.65mi	4/1.0 (+1)	1,332 (+6%)	0mo	$220,000	$165	54
4457 Delhi Rd	0.72mi	3/1.5	1,332 (+6%)	2mo	$208,000	$156	53
4635 Mayhew Ave	0.52mi	2/1.0 (-1)	1,132 (-10%)	2mo	$165,000	$146	52
976 Woodbriar Ln	0.73mi	4/2.0 (+1)	1,295 (+3%)	1mo	$199,900	$154	52
1005 Covedale Ave	0.69mi	4/1.0 (+1)	1,332 (+6%)	2mo	$115,000	$86	52
574 Virgil Rd	0.63mi	3/1.0	1,110 (-12%)	1mo	$180,000	$162	51

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 · 4.87% rent growth · sell at horizon

5-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $51
• Equity at exit: $23,096

10-year hold

• IRR: 11.6%
• Equity multiple: 2.00×
• Total profit: $43,242
• Equity at exit: $13,393

Cash invested: $43,372 (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 45238

• Rents YoY: 4.9%
• Active inventory: 78
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,863 high
• Mortgage (P&I): −$812
• Tax from tax record: −$257 /mo · $3,085/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $338

Break-even live

Break-even rent $1,435

Max offer price $154,900

Occupancy floor 77%

Sensitivity live

Price	-10% $425	-5% $382	+0% $338	+5% $294	+10% $250
Rent	-10% $191	-5% $264	+0% $338	+5% $411	+10% $485
Rate	-1.0pp $416	-0.5pp $377	base $338	+0.5pp $298	+1.0pp $257

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
419 Elm St Unit 419-1 Cincinnati, OH	4.0	2.0	1200	$1,995	$1.66	20d	1	0.51mi
543 Virgil Rd Cincinnati, OH	4.0	2.0	1258	$1,795	$1.43	22d	1	0.62mi
5039 Delhi Rd Cincinnati, OH	1.0–2.0	1.0–2.0	952	$1,895	$1.99	3d	10	0.66mi
4284 Foley Rd Cincinnati, OH	3.0	2.0	1242	$2,800	$2.25	45d	1	0.75mi
4227 W 8th St Cincinnati, OH	3.0	2.0	1832	$2,050	$1.12	3d	1	0.87mi
4220 Viewland Pl Cincinnati, OH	2.0	1.0	900	$1,495	$1.66	21d	1	0.87mi
5162 Chantilly Dr Cincinnati, OH	4.0	2.0	1600	$2,200	$1.38	3d	1	1.01mi
5408 Style Ln Cincinnati, OH	4.0	1.5	1824	$2,625	$1.44	3d	1	1.05mi
1057 Schiff Ave Unit 1057-2 Cincinnati, OH	4.0	1.0	1000	$1,595	$1.59	16d	1	1.07mi
1057 Winfield Ave Unit 2 Cincinnati, OH	2.0	1.0	1000	$1,250	$1.25	25d	1	1.32mi
905 Suire Ave Unit 2 Cincinnati, OH	4.0	1.0	1699	$1,400	$0.82	25d	1	1.33mi
1723 Tuxworth Ave Cincinnati, OH	3.0	2.0	1587	$1,800	$1.13	25d	1	1.43mi

Listing history 34 events

1. 2026-06-21
   days on market $154,900 Active 58 DOM
2. 2026-06-18
   price $154,900 Active 55 DOM
3. 2026-06-18
   days on market $164,900 Active 55 DOM
4. 2026-06-17
   days on market $164,900 Active 54 DOM
5. 2026-06-16
   days on market $164,900 Active 53 DOM
6. 2026-06-15
   days on market $164,900 Active 52 DOM
7. 2026-06-13
   days on market $164,900 Active 50 DOM
8. 2026-06-09
   days on market $164,900 Active 46 DOM
9. 2026-06-08
   days on market $164,900 Active 45 DOM
10. 2026-06-07
    pricedays on market $164,900 Active 44 DOM
11. 2026-06-05
    days on market $179,900 Active 41 DOM
12. 2026-06-03
    days on market $179,900 Active 40 DOM
13. 2026-06-02
    days on market $179,900 Active 39 DOM
14. 2026-06-01
    days on market $179,900 Active 38 DOM
15. 2026-05-31
    days on market $179,900 Active 37 DOM
16. 2026-04-24
    listed $179,900 Active 861-char remark
17. 2024-12-06
    soldstatus $11,324,000
18. 2018-07-25
    soldstatus $71,900
19. 2015-10-07
    soldstatus $60,000
20. 2015-10-02
    soldstatus $33,000 Sold 228-char remark

    Show marketing remark (228 chars)

    Court Receiver Directed Sale! 3 bedroom, 1 bath home with some hardwood floors, a full basement and 1 car built in garage all located on a quiet street in Delhi. Sold 100% AS IS. Good potential for an owner occupant or investor.

21. 2015-08-06
    historical Accept Backup Offers 228-char remark

    Show marketing remark (228 chars)

    Court Receiver Directed Sale! 3 bedroom, 1 bath home with some hardwood floors, a full basement and 1 car built in garage all located on a quiet street in Delhi. Sold 100% AS IS. Good potential for an owner occupant or investor.

22. 2015-07-31
    status Active 228-char remark

    Show marketing remark (228 chars)

    Court Receiver Directed Sale! 3 bedroom, 1 bath home with some hardwood floors, a full basement and 1 car built in garage all located on a quiet street in Delhi. Sold 100% AS IS. Good potential for an owner occupant or investor.

23. 2015-07-27
    historical Accept Backup Offers 228-char remark

    Show marketing remark (228 chars)

    Court Receiver Directed Sale! 3 bedroom, 1 bath home with some hardwood floors, a full basement and 1 car built in garage all located on a quiet street in Delhi. Sold 100% AS IS. Good potential for an owner occupant or investor.

24. 2015-07-10
    listed $39,900 Active 228-char remark

    Show marketing remark (228 chars)

    Court Receiver Directed Sale! 3 bedroom, 1 bath home with some hardwood floors, a full basement and 1 car built in garage all located on a quiet street in Delhi. Sold 100% AS IS. Good potential for an owner occupant or investor.

25. 2007-11-06
    soldstatus $84,000
26. 2007-10-17
    historical
27. 2007-05-08
    listed $89,000
28. 2003-03-27
    soldstatus $83,500
29. 2003-03-20
    soldstatus $83,500
30. 2003-02-14
    listed $89,900
31. 2003-02-14
    historical
32. 2002-07-21
    listed $95,000
33. 2002-07-16
    historical
34. 2002-05-01
    listed $109,900

ⓘ 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: $3,085 · $257/mo
• Projected year-2 tax: $3,085 · $257/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 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,356
• − Mortgage interest: −$8,677
• − Property taxes: −$3,085
• − Insurance: −$774
• − Repairs & maintenance: −$1,788
• − Management: −$1,788
• − Depreciation: −$4,506
• Taxable income: $1,736
• Est. tax owed @ 24.0%: −$417
• After-tax cash flow: $3,637/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: Oak Hills Local
• NCES district ID: 3904737
• Math proficiency: 68% ▼ -11.00%
• Reading proficiency: 70% ▼ -8.00%
• Median HH income: $67,889
• Composite: 60.25/100
• National rank: #858
• State rank: #141 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

• County: Hamilton County · 701,295 people
• City population: 505,555
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 48,351
• Household income: $66,277
• Rent vs Own: 40.3% rent · 59.7% own
• Severe rent burden: 2012.0

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 (64%)
• Race & ethnicity: White 64% Black 28% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 10% · Canada
• Languages at home: 88% English-only · French/Haitian/Cajun 4% Spanish 2% German/W. Germanic 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: ▼ -197.57%
• Current HPI: 213.5097
• Rent YoY: ▲ 4.87%
• 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

+40.9% since first listed

21 events — show timeline

• 2026-06-18 Price Changed $154,900 Cincy MLS
• 2026-06-05 Price Changed $164,900 Cincy MLS
• 2026-04-24 Listed $179,900 Cincy MLS
• 2024-12-06 Sold (Public Records) $11,324,000 Public Records
• 2018-07-25 Sold (Public Records) $71,900 Public Records
• 2015-10-07 Sold (Public Records) $60,000 Public Records
• 2015-10-02 Sold (MLS) $33,000 Cincy MLS
• 2015-08-06 Contingent — Cincy MLS
• 2015-07-31 Relisted — Cincy MLS
• 2015-07-27 Contingent — Cincy MLS
• 2015-07-10 Listed $39,900 Cincy MLS
• 2007-11-06 Sold (Public Records) $84,000 Public Records
• 2007-10-17 Listing Removed — Cincy MLS
• 2007-05-08 Listed $89,000 Cincy MLS
• 2003-03-27 Sold (Public Records) $83,500 Public Records
• 2003-03-20 Sold (MLS) $83,500 Cincy MLS
• 2003-02-14 Listing Removed — Cincy MLS
• 2003-02-14 Listed $89,900 Cincy MLS
• 2002-07-21 Listed $95,000 Cincy MLS
• 2002-07-16 Listing Removed — Cincy MLS
• 2002-05-01 Listed $109,900 Cincy MLS

Property tax history

+4.0%/yr

Latest (2025): $3,085 · -0.2% YoY. Source: county tax records.