206 W Sixty Ninth St · Cincinnati, OH 45216

$89,900

2 bd · 1.0 ba · 986 sqft · SingleFamily public records · 76 Days on market

Built 1890 6,926 sqft lot Est $115k · 22% 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 +29.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice low-maintenance ranch style home with 2 bedrooms, one bath. Lots of potential to gain sweat equity for the right buyer. Home is unsuitable for FHA/VA financing. Property being sold As-Is.

Key facts

• 6,926 sq ft lot
• Built 1890
• Listed 76 days

Property features AI

Finance

• Other: Residential zoning
• Financial info: Lease not considered
• HOA & community: No HOA

Exterior

• Parking: Driveway
• Security: No security features listed
• Utilities: Public water; Private sewer; Natural gas
• Home design: Traditional single-family home; One level; Stone foundation
• Construction: Vinyl siding; Shingle roof
• Exterior features: Double-hung, double-pane windows

Interior

• Kitchen: Pantry; Laminate flooring; Oven/Range
• Bedrooms: One bedroom on main level (9 x 10)
• Flooring: Laminate floor in kitchen
• Bathrooms: One full bathroom on main level
• Heating & cooling: Forced air gas heating; Central air conditioning; Gas water heating
• Interior features: Four total rooms; Partial unfinished basement
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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.
• Market conditions: 19 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 33% of the median local income ($44k/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 $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 21y ago; this cycle's ask has dropped $40k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $41k; list at $90k implies a 118% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1890 — 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 $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.33% ✓
• Cap rate: 10.46%
• Cash-on-cash: 14.88%
• DSCR: 1.66
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $115,362
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
125 W Seventieth St	0.06mi	2/1.0	969 (-2%)	16mo	$110,000	$114	81
7123 Fairpark Ave	0.26mi	3/1.0 (+1)	1,072 (+9%)	1mo	$125,000	$117	68
215 W Seymour Ave	0.12mi	2/1.0	1,084 (+10%)	14mo	$175,000	$161	66
258 W Seventy Third St	0.24mi	3/1.0 (+1)	1,074 (+9%)	8mo	$120,000	$112	62
152 W Seventy Third St	0.29mi	3/2.0 (+1)	1,027 (+4%)	11mo	$148,500	$145	62
234 W Seventy Third St	0.23mi	3/2.0 (+1)	1,074 (+9%)	5mo	$129,000	$120	61
6148 Cedar Ave	0.59mi	2/2.0	1,040 (+6%)	15mo	$122,000	$117	47
20 W Sixty Sixth St	0.27mi	3/2.0 (+1)	876 (-11%)	16mo	$150,000	$171	47
6330 Elmwood Ave	0.49mi	1/1.5 (-1)	912 (-8%)	17mo	$52,500	$58	43
317 Locust St	0.70mi	2/1.5	1,056 (+7%)	18mo	$43,000	$41	39
7519 Anthony Wayne Ave	0.61mi	2/1.0	1,089 (+10%)	20mo	$127,000	$117	38
5703 Cedar St	0.70mi	3/1.5 (+1)	1,107 (+12%)	6mo	$133,000	$120	35

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.9%
• Equity multiple: 1.07×
• Total profit: $1,831
• Equity at exit: $13,404

10-year hold

• IRR: 11.5%
• Equity multiple: 1.91×
• Total profit: $22,879
• Equity at exit: $7,773

Cash invested: $25,172 (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 45216

• Home prices YoY: -19.1%
• Active inventory: 19
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,199 high
• Mortgage (P&I): −$471
• Tax from tax record: −$127 /mo · $1,519/yr
• Insurance: −$37
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $257

Break-even live

Break-even rent $875

Max offer price $89,900

Occupancy floor 74%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6602 Hasler Ln Unit 1-6602 Hasler Cincinnati, OH	1.0	1.0	800	$977	$1.22	23d	1	0.40mi
6305 Vine St Unit 2 Cincinnati, OH	2.0	1.0	900	$1,100	$1.22	23d	1	0.41mi
6503 Hasler Ln Unit 2-6503 Hasler Elmwood Place, OH	2.0	1.0	750	$1,250	$1.67	23d	1	0.44mi
1231 Laidlaw Ave Unit 3 Cincinnati, OH	2.0	1.0	900	$1,550	$1.72	23d	1	1.23mi
1421 Ryland Ave Unit 1 Cincinnati, OH	1.0	1.0	825	$825	$1.00	14d	1	1.28mi
7209 Brookcrest Dr Unit 2 Cincinnati, OH	2.0	1.0	1100	$1,395	$1.27	17d	1	1.34mi
7209 Brookcrest Dr Unit 1 Cincinnati, OH	2.0	1.0	1100	$1,395	$1.27	4d	1	1.34mi
239 Parkway Ave Unit 4 Cincinnati, OH	1.0	1.0	770	$795	$1.03	23d	1	1.35mi
7352 Reading Rd Unit 7352-3 Cincinnati, OH	1.0	1.0	800	$995	$1.24	14d	1	1.43mi
375 W Galbraith Rd Unit 361-12 Cincinnati, OH	1.0	1.0	567	$1,099	$1.94	4d	1	1.48mi
375 W Galbraith Rd Unit 361-03 Cincinnati, OH	2.0	1.0	730	$1,149	$1.57	12d	1	1.48mi
375 W Galbraith Rd Unit 361-19 Cincinnati, OH	1.0	1.0	567	$1,099	$1.94	23d	1	1.48mi

Listing history 39 events

1. 2026-06-18
   price $89,900 Active 76 DOM
2. 2026-06-18
   days on market $94,900 Active 76 DOM
3. 2026-06-17
   days on market $94,900 Active 75 DOM
4. 2026-06-16
   days on market $94,900 Active 74 DOM
5. 2026-06-15
   days on market $94,900 Active 73 DOM
6. 2026-06-13
   days on market $94,900 Active 71 DOM
7. 2026-06-13
   pricedays on market $94,900 Active 70 DOM
8. 2026-06-09
   days on market $103,900 Active 67 DOM
9. 2026-06-08
   days on market $103,900 Active 66 DOM
10. 2026-06-07
    days on market $103,900 Active 65 DOM
11. 2026-06-03
    days on market $103,900 Active 61 DOM
12. 2026-06-02
    days on market $103,900 Active 60 DOM
13. 2026-06-01
    days on market $103,900 Active 59 DOM
14. 2026-05-31
    days on market $103,900 Active 58 DOM
15. 2026-05-20
    price $103,900
16. 2026-05-01
    price $99,900
17. 2026-04-21
    price $109,900
18. 2026-04-03
    listed $129,900 Active
19. 2025-12-30
    historical 192-char remark

    Show marketing remark (192 chars)

    Nice low-maintenance ranch style home with 2 bedrooms, one bath. Lots of potential to gain sweat equity for the right buyer. Home is unsuitable for FHA/VA financing. Property being sold As-Is.

20. 2025-12-17
    historical Contingency Pending 192-char remark

    Show marketing remark (192 chars)

    Nice low-maintenance ranch style home with 2 bedrooms, one bath. Lots of potential to gain sweat equity for the right buyer. Home is unsuitable for FHA/VA financing. Property being sold As-Is.

21. 2025-12-15
    price $104,900 192-char remark

    Show marketing remark (192 chars)

    Nice low-maintenance ranch style home with 2 bedrooms, one bath. Lots of potential to gain sweat equity for the right buyer. Home is unsuitable for FHA/VA financing. Property being sold As-Is.

22. 2025-10-17
    price $114,900 192-char remark

    Show marketing remark (192 chars)

    Nice low-maintenance ranch style home with 2 bedrooms, one bath. Lots of potential to gain sweat equity for the right buyer. Home is unsuitable for FHA/VA financing. Property being sold As-Is.

23. 2025-09-19
    listed $124,900 Active 192-char remark

    Show marketing remark (192 chars)

    Nice low-maintenance ranch style home with 2 bedrooms, one bath. Lots of potential to gain sweat equity for the right buyer. Home is unsuitable for FHA/VA financing. Property being sold As-Is.

24. 2019-05-23
    soldstatus $41,314 Sold 258-char remark

    Show marketing remark (258 chars)

    This is a Fannie Mae HomePath Property. Great opportunity in Carthage! Built in 1890, nearly 1000 square feet, 2 bedrooms, 1 bathroom, large eat in kitchen, 3 fireplaces, vinyl siding, fenced yard, and off street parking. Make your move before its too late!

25. 2019-05-14
    historical Accept Backup Offers 258-char remark

    Show marketing remark (258 chars)

    This is a Fannie Mae HomePath Property. Great opportunity in Carthage! Built in 1890, nearly 1000 square feet, 2 bedrooms, 1 bathroom, large eat in kitchen, 3 fireplaces, vinyl siding, fenced yard, and off street parking. Make your move before its too late!

26. 2019-04-08
    listed $38,900 Active 258-char remark

    Show marketing remark (258 chars)

    This is a Fannie Mae HomePath Property. Great opportunity in Carthage! Built in 1890, nearly 1000 square feet, 2 bedrooms, 1 bathroom, large eat in kitchen, 3 fireplaces, vinyl siding, fenced yard, and off street parking. Make your move before its too late!

27. 2007-12-31
    soldstatus $39,900
28. 2007-12-19
    soldstatus $39,900
29. 2007-10-10
    listed $39,900
30. 2007-07-17
    historical
31. 2007-05-16
    listed $44,900
32. 2007-05-01
    historical
33. 2007-01-31
    listed $44,900
34. 2007-01-21
    historical
35. 2006-07-20
    listed $44,900
36. 2006-07-19
    historical
37. 2005-08-29
    historical
38. 2005-08-26
    listed $49,900
39. 2005-01-18
    listed $56,900

ⓘ 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: $1,519 · $127/mo
• Projected year-2 tax: $1,519 · $127/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 8/10 Severe FEMA zone X (unshaded) · 78% 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: $14,393
• − Mortgage interest: −$5,036
• − Property taxes: −$1,519
• − Insurance: −$1,116
• − Repairs & maintenance: −$1,151
• − Management: −$1,151
• − Depreciation: −$2,615
• Taxable income: $1,804
• Est. tax owed @ 24.0%: −$433
• After-tax cash flow: $2,645/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): 9,569
• Household income: $44,099
• Rent vs Own: 48.9% rent · 51.1% own
• Severe rent burden: 407.0

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 56% Black 20% Hispanic / Latino 15% Two or more races 10%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 2% Serbian 2% Iranian 1%
• Foreign-born: 12% · Canada, Guatemala
• Languages at home: 88% English-only · Spanish 11%

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: ▼ -58.73%
• Current HPI: 248.8995
• 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

+82.6% since first listed

25 events — show timeline

• 2026-05-20 Price Changed $103,900 Cincy MLS
• 2026-05-01 Price Changed $99,900 Cincy MLS
• 2026-04-21 Price Changed $109,900 Cincy MLS
• 2026-04-03 Listed $129,900 Cincy MLS
• 2025-12-30 Listing Removed — Cincy MLS
• 2025-12-17 Contingent — Cincy MLS
• 2025-12-15 Price Changed $104,900 Cincy MLS
• 2025-10-17 Price Changed $114,900 Cincy MLS
• 2025-09-19 Listed $124,900 Cincy MLS
• 2019-05-23 Sold (MLS) $41,314 Cincy MLS
• 2019-05-14 Contingent — Cincy MLS
• 2019-04-08 Listed $38,900 Cincy MLS
• 2007-12-31 Sold (Public Records) $39,900 Public Records
• 2007-12-19 Sold (MLS) $39,900 Cincy MLS
• 2007-10-10 Listed $39,900 Cincy MLS
• 2007-07-17 Listing Removed — Cincy MLS
• 2007-05-16 Listed $44,900 Cincy MLS
• 2007-05-01 Listing Removed — Cincy MLS
• 2007-01-31 Listed $44,900 Cincy MLS
• 2007-01-21 Listing Removed — Cincy MLS
• 2006-07-20 Listed $44,900 Cincy MLS
• 2006-07-19 Listing Removed — Cincy MLS
• 2005-08-29 Listing Removed — Cincy MLS
• 2005-08-26 Listed $49,900 Cincy MLS
• 2005-01-18 Listed $56,900 Cincy MLS

Property tax history

+5.2%/yr

Latest (2025): $1,519 · +0.1% YoY. Source: county tax records.