634 Tafel St · Cincinnati, OH 45225

$235,000

3 bd · 1.0 ba · 1,360 sqft · SingleFamily public records · 17 Days on market

Built 1868 2,222 sqft lot Est $258k · 9% under

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Why this score? — see what drove the C- 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).

• ARV discount +11.6/15.0
• Cash flow +11.5/30.0
• Appreciation +10.0/10.0
• Livability +4.0/5.0
• DSCR +3.4/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

PC0066 Walk To UC Campus-As Is Sale-Zoned Rm-2(for 2 family) But Adjacent To ML (Manufacturing Limited) Zoning For Future Potential. A Lot Over 2,000 S/F.

Key facts

• Updates include roof
• 2,222 sq ft lot
• Built 1868

Tags

• UPDATES INCLUDE ROOF
• UPDATES INCLUDE KITCHEN
• UPDATES INCLUDE BATHS
• UPDATES INCLUDE FLOORING
• UPDATES INCLUDE FURNACE
• UPDATES INCLUDE CENTRAL AIR

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric water heater; Natural gas
• Home design: Traditional single-family home; Two stories; Block foundation
• Construction: Vinyl siding; Shingle roof
• Exterior features: Vinyl windows; Less than 0.5 acre lot; Lot approximately 25 x 90

Interior

• Kitchen: Eat-in kitchen with wood and marble/granite/stone surfaces; Dishwasher, Electric cooktop, Oven/Range, Refrigerator
• Bedrooms: 3 bedrooms; Primary bedroom ~12 x 8 (second floor); Bedroom 2 ~11 x 8 (second floor); Bedroom 3 ~15 x 7 (second floor)
• Flooring: Wood flooring in kitchen
• Bathrooms: 1 full bathroom (second floor) with shower and tub; 1 half bathroom (first floor)
• Heating & cooling: Gas heating; Central air conditioning; Natural gas service
• Interior features: 5 total rooms; Partial unfinished basement
• Laundry & utility: Electric water heating

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-132 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (9.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (22.3% below list).
• Recommended offer: $183k (22.3% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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.
• 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.
• Zoned schools: Sands Montessori School (math 70% / reading 77%, grade A, #311 of 1,584 statewide, top 20%, 683 students, 22% FRL); Hartwell School (math 17% / reading 31%, grade F, #593 of 654 statewide, top 91%, 447 students, 0% FRL); Walnut Hills High School (math 79% / reading 89%, grade A, #17 of 781 statewide, top 2%, 2,582 students, 14% FRL) — zoned schools average 12% FRL vs 70% district-wide (59 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 60% at this address vs 30% district-wide (+30 pts) — the actual schools serving this property are materially stronger than the Cincinnati Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 32 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y 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 $60k; list at $235k implies a 292% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1868 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,595 (22.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1868 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.40%
• DSCR: 0.94
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $258,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2528 Valley View Ct	0.15mi	3/2.0	1,400 (+3%)	5mo	$260,000	$186	80
336 Warner St	0.47mi	3/1.0	1,343 (-1%)	1mo	$250,000	$186	75
607 Foulke St	0.40mi	3/2.0	1,393 (+2%)	3mo	$342,000	$246	71
3013 Marshall Ave	0.40mi	4/2.0 (+1)	1,359 (-0%)	4mo	$285,000	$210	69
450 Lloyd Pl	0.45mi	3/2.0	1,307 (-4%)	5mo	$309,000	$236	65
2735 Wagner St	0.14mi	4/2.0 (+1)	1,500 (+10%)	5mo	$285,000	$190	63
2402 W Clifton Ave	0.65mi	3/2.0	1,378 (+1%)	5mo	$310,000	$225	59
461 Fairview Pl	0.51mi	2/1.0 (-1)	1,450 (+7%)	5mo	$180,000	$124	56
725 Riddle Rd	0.41mi	2/1.5 (-1)	1,466 (+8%)	6mo	$187,000	$128	56
420 Warner St	0.43mi	2/2.0 (-1)	1,548 (+14%)	3mo	$255,000	$165	45
318 W Mcmicken Ave	0.74mi	3/1.0	1,504 (+11%)	5mo	$57,500	$38	44
3067 Henshaw Ave	0.75mi	2/2.5 (-1)	1,425 (+5%)	3mo	$282,000	$198	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.6%
• Equity multiple: 2.82×
• Total profit: $119,564
• Equity at exit: $211,707

10-year hold

• IRR: 20.2%
• Equity multiple: 6.45×
• Total profit: $358,712
• Equity at exit: $456,553

Cash invested: $65,800 (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 45225

• Home prices YoY: 4.6%
• Active inventory: 32
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,826 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$189 /mo · $2,267/yr
• Insurance: −$98
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $-132

Break-even live

Break-even rent $1,993

Max offer price $211,645

Occupancy floor —

Sensitivity live

Price	-10% $1	-5% $-66	+0% $-132	+5% $-199	+10% $-265
Rent	-10% $-276	-5% $-204	+0% $-132	+5% $-60	+10% $12
Rate	-1.0pp $-14	-0.5pp $-72	base $-132	+0.5pp $-193	+1.0pp $-255

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2704 W McMicken Ave Unit 2 Cincinnati, OH	3.0	1.0	1760	$1,500	$0.85	25d	1	0.04mi
1042 Marshall Ave Apt 3 Cincinnati, OH	3.0	1.0	1400	$1,195	$0.85	25d	1	0.22mi
1048 Marshall Ave Unit 5 Cincinnati, OH	2.0	1.0	888	$965	$1.09	25d	1	0.23mi
2521 Ravine St Cincinnati, OH	3.0	3.5	1528	$2,995	$1.96	25d	1	0.26mi
1 Foxhall Ct Unit 1 Cincinnati, OH	2.0	2.5	1500	$2,200	$1.47	25d	1	0.31mi
421 Southview Ave Unit 2 Cincinnati, OH	3.0	1.0	1350	$1,800	$1.33	25d	1	0.31mi
348 Volkert Ave Cincinnati, OH	4.0	2.5	1400	$2,800	$2.00	25d	1	0.38mi
265 W McMillan St Unit 1 Cincinnati, OH	2.0	1.0	950	$1,350	$1.42	22d	1	0.47mi
2231 Flora St Cincinnati, OH	4.0	2.0	1728	$1,500	$0.87	25d	1	0.56mi
717 Martin Luther King Dr W Cincinnati, OH	2.0	1.0–2.0	767	$1,875	$2.44	3d	56	0.56mi
2388 Wheeler St Cincinnati, OH	4.0	2.0	1740	$2,700	$1.55	25d	1	0.58mi
2386 Wheeler St Cincinnati, OH	4.0	1.0	1740	$2,700	$1.55	25d	1	0.58mi
521 Martin Luther King Dr W Apt A6 Cincinnati, OH	2.0	1.5	925	$1,495	$1.62	5d	1	0.61mi
3015 Clifton Ave Unit 3015-02 Cincinnati, OH	2.0	1.0	1050	$995	$0.95	25d	1	0.62mi
521 Martin Luther King Dr W Unit A15 Cincinnati, OH	2.0	2.0	935	$2,000	$2.14	25d	1	0.62mi
445 W McMicken Ave Cincinnati, OH	3.0	1.0	1090	$1,350	$1.24	25d	1	0.67mi
2333 W Clifton Ave Cincinnati, OH	2.0	1.0	1000	$1,200	$1.20	25d	1	0.68mi
231 Emming St Unit 2 Cincinnati, OH	3.0	1.0	1200	$1,800	$1.50	25d	1	0.73mi
525 Lowell Ave Unit 525-05 Cincinnati, OH	2.0	1.0	880	$1,295	$1.47	19d	1	0.74mi
525 Lowell Ave Unit 525-07 Cincinnati, OH	2.0	1.0	880	$1,295	$1.47	3d	1	0.74mi
217 Emming St Unit 1 Cincinnati, OH	4.0	2.0	1510	$1,800	$1.19	25d	1	0.75mi
3240 Whitfield Ave Cincinnati, OH	1.0–2.0	1.0–2.0	865	$2,225	$2.57	3d	80	0.75mi
2556 Beekman St Unit 301 Cincinnati, OH	2.0	1.0	1000	$950	$0.95	25d	1	0.83mi
812 Dayton St Unit 1056021P Cincinnati, OH	3.0	1.0	1453	$2,995	$2.06	3d	1	0.88mi
1925 Colerain Ave Unit 1056034P Cincinnati, OH	2.0	1.0	1453	$2,790	$1.92	14d	1	0.88mi
414 Dayton St Cincinnati, OH	3.0	2.5	1176	$2,400	$2.04	25d	1	0.92mi
207 W McMicken Ave Unit 3 Cincinnati, OH	2.0	1.0	990	$1,400	$1.41	25d	1	0.96mi
3141 Bishop St Unit 3 Cincinnati, OH	2.0	1.0	900	$1,100	$1.22	25d	1	0.96mi
3141 Bishop St Unit 1 Cincinnati, OH	3.0	1.0	1500	$2,100	$1.40	25d	1	0.96mi
359 Ludlow Ave Cincinnati, OH	2.0	1.0	1400	$1,350	$0.96	25d	1	0.97mi
3404 Whitfield Ave Cincinnati, OH	2.0	1.0	1291	$1,595	$1.23	6d	55	0.99mi
107 E Clifton Ave Unit 1234537P Cincinnati, OH	2.0–3.0	1.0–2.0	2260	$6,619	$2.93	16d	2	1.02mi
2809 Glendora Ave Cincinnati, OH	2.0	1.0	1100	$1,500	$1.36	5d	1	1.06mi
358 Shiloh St Cincinnati, OH	1.0–3.0	1.0	1400	$2,100	$1.50	3d	1	1.06mi
3263 Bishop St Cincinnati, OH	3.0	2.0	1465	$2,395	$1.63	25d	1	1.07mi
3227 Jefferson Ave Unit 3227-01 Cincinnati, OH	2.0	1.0	890	$1,345	$1.51	25d	1	1.08mi
1826 Republic St Unit 1056093P Cincinnati, OH	2.0	1.0	1614	$2,812	$1.74	16d	1	1.20mi
55 E Clifton Ave Unit B Cincinnati, OH	2.0	2.0	1395	$2,500	$1.79	25d	1	1.22mi
111 W Elder St Unit 1056044P Cincinnati, OH	1.0–4.0	1.0–4.0	1835	$5,561	$3.03	12d	2	1.25mi
105 Peete St Cincinnati, OH	2.0	1.0	983	$1,325	$1.35	5d	1	1.27mi

Listing history 11 events

1. 2026-06-21
   days on market $235,000 Active 17 DOM
2. 2026-06-18
   days on market $235,000 Active 14 DOM
3. 2026-06-17
   days on market $235,000 Active 13 DOM
4. 2026-06-16
   days on market $235,000 Active 12 DOM
5. 2026-06-15
   days on market $235,000 Active 11 DOM
6. 2026-06-13
   days on market $235,000 Active 9 DOM
7. 2026-06-13
   days on market $235,000 Active 8 DOM
8. 2026-06-09
   days on market $235,000 Active 5 DOM
9. 2026-06-08
   days on market $235,000 Active 4 DOM
10. 2026-06-07
    remarks 386-char remark
11. 2026-06-07
    listed $235,000 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: $2,267 · $189/mo
• Projected year-2 tax: $2,966 · $247/mo
• Expected delta: +$700/yr (+$58/mo · 30.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 20 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: $21,911
• − Mortgage interest: −$13,164
• − Property taxes: −$2,267
• − Insurance: −$1,842
• − Repairs & maintenance: −$1,753
• − Management: −$1,753
• − Depreciation: −$6,836
• Taxable loss: −$5,703
• Est. tax savings @ 24.0%: +$1,369
• After-tax cash flow: $-218/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): 9,583
• Household income: $20,348
• Rent vs Own: 87.2% rent · 12.8% own
• Severe rent burden: 1466.0

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 Black (72%)
• Race & ethnicity: Black 72% White 17% Two or more races 7% Hispanic / Latino 5%
• Common ancestry: Slovak 1% Romanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 2%

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: ▲ 10.21%
• Current HPI: 232.7908
• Rent YoY: —
• 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

+2765.9% since first listed

7 events — show timeline

• 2026-06-04 Listed $235,000 Cincy MLS
• 2023-09-28 Sold (Public Records) $60,000 Public Records
• 2008-01-03 Sold (MLS) $5,500 Cincy MLS
• 2007-10-11 Listed $5,500 Cincy MLS
• 2005-10-01 Listing Removed — Cincy MLS
• 2005-06-30 Listed $60,000 Cincy MLS
• 1979-07-01 Sold (Public Records) $8,200 Public Records

Property tax history

+3.7%/yr

Latest (2025): $2,267 · +0.1% YoY. Source: county tax records.