81 Main St · Addyston, OH 45001

$139,900

5 bd · 2.0 ba · 2,663 sqft · MultiFamily public records · 30 Days on market

Built 1925 8,407 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 +22.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• Schools +5.3/10.0
• 1% rule +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Amazing investment opportunity in Addyston, Oh, Cincinnati area! Beautifully updated duplex offering rental income and comfortable living spaces. First floor Unit: 1 bedroom 1 bathroom, spacious kitchen, dining are, walk-in closet and a bonus room perfect for a home office. Enjoy exclusive access to the private front yard, ideal for relaxing or gardening. Currently rented for $1,250/ month. Second Floor Unit: 2 Bedrooms, 1 bath with projected rent of around $1,400/month and its own separate back yard, offering privacy and outdoor enjoyment. Recent upgrades: Central AC in each unit, freshly painted interiors and well- maintained systems throughout. Located in prime Addyston, Oh, Cincinnati area neighborhood, close to shopping , major highways and public transportation. Perfect for investors or owner- occupants seeking steady income, low maintenance and long-term value. Don't wait- this one will go fast!

Key facts

• Income potential
• Separate central air
• Cash-flowing duplex

Tags

• CASH-FLOWING DUPLEX
• TENANT-OCCUPIED
• INCOME POTENTIAL
• SEPARATE METERS
• SEPARATE CENTRAL AIR
• FULLY FENCED BACKYARD

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: No garage
• Home design: 2-story residence; Stucco exterior
• Construction: Stucco construction
• Exterior features: Residential lot (approximately 0.193 acres)

Interior

• Kitchen: Cooktop; Refrigerator
• Bedrooms: Total of 3 rooms (bedrooms/other rooms)
• Bathrooms: 2 full bathrooms; 1 bathroom on the main level
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Vinyl windows; Unfinished basement

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath multifamily listed at $140k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#556 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute A-; Watch: health & safety C-, crime D+, employment D+.
• Three Rivers Local (rural): math 58% / reading 61% proficiency, ranked #256 of 656 in OH (top 39%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 6 active listings in the ZIP; lower-income renter base — watch delinquency; 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• This rent runs 38% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $15k of equity ($967 loan paydown + $14k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 21y ago; this cycle's ask has dropped $18k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $137,801 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D 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?
5. 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.
6. 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.
7. 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: 1.00% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.44%
• DSCR: 1.33
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 29.7%
• Equity multiple: 3.34×
• Total profit: $91,617
• Equity at exit: $126,033

10-year hold

• IRR: 25.7%
• Equity multiple: 7.57×
• Total profit: $257,554
• Equity at exit: $271,795

Cash invested: $39,172 (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 45001

• Home prices YoY: 8.4%
• Active inventory: 6
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,403 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$73 /mo · $879/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $243

Break-even live

Break-even rent $1,095

Max offer price $139,900

Occupancy floor 78%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 47 events

1. 2026-06-18
   days on market $139,900 Active 30 DOM
2. 2026-06-17
   price $139,900 Active 29 DOM
3. 2026-06-17
   days on market $149,900 Active 29 DOM
4. 2026-06-16
   days on market $149,900 Active 28 DOM
5. 2026-06-15
   days on market $149,900 Active 27 DOM
6. 2026-06-13
   days on market $149,900 Active 25 DOM
7. 2026-06-12
   days on market $149,900 Active 24 DOM
8. 2026-06-09
   pricedays on market $149,900 Active 21 DOM
9. 2026-06-08
   days on market $158,000 Active 20 DOM
10. 2026-06-08
    days on market $158,000 Active 19 DOM
11. 2026-06-04
    days on market $158,000 Active 15 DOM
12. 2026-06-02
    days on market $158,000 Active 14 DOM
13. 2026-06-01
    days on market $158,000 Active 13 DOM
14. 2026-05-31
    days on market $158,000 Active 12 DOM
15. 2026-05-18
    listed $158,000 Active
16. 2026-04-30
    historical 936-char remark

    Show marketing remark (936 chars)

    Amazing investment opportunity in Addyston, Oh, Cincinnati area! Beautifully updated duplex offering rental income and comfortable living spaces. First floor Unit: 1 bedroom 1 bathroom, spacious kitchen, dining are, walk-in closet and a bonus room perfect for a home office. Enjoy exclusive access to the private front yard, ideal for relaxing or gardening. Currently rented for $1,250/ month. Second Floor Unit: 2 Bedrooms, 1 bath with projected rent of around $1,400/month and its own separate back yard, offering privacy and outdoor enjoyment. Recent upgrades: Central AC in each unit, freshly painted interiors and well- maintained systems throughout. Located in prime Addyston, Oh, Cincinnati area neighborhood, close to shopping , major highways and public transportation. Perfect for investors or owner- occupants seeking steady income, low maintenance and long-term value. Don't wait- this one will go fast!

17. 2025-12-11
    price $174,500 936-char remark

    Show marketing remark (936 chars)

    Amazing investment opportunity in Addyston, Oh, Cincinnati area! Beautifully updated duplex offering rental income and comfortable living spaces. First floor Unit: 1 bedroom 1 bathroom, spacious kitchen, dining are, walk-in closet and a bonus room perfect for a home office. Enjoy exclusive access to the private front yard, ideal for relaxing or gardening. Currently rented for $1,250/ month. Second Floor Unit: 2 Bedrooms, 1 bath with projected rent of around $1,400/month and its own separate back yard, offering privacy and outdoor enjoyment. Recent upgrades: Central AC in each unit, freshly painted interiors and well- maintained systems throughout. Located in prime Addyston, Oh, Cincinnati area neighborhood, close to shopping , major highways and public transportation. Perfect for investors or owner- occupants seeking steady income, low maintenance and long-term value. Don't wait- this one will go fast!

18. 2025-09-17
    listed $175,000 Active 936-char remark

    Show marketing remark (936 chars)

    Amazing investment opportunity in Addyston, Oh, Cincinnati area! Beautifully updated duplex offering rental income and comfortable living spaces. First floor Unit: 1 bedroom 1 bathroom, spacious kitchen, dining are, walk-in closet and a bonus room perfect for a home office. Enjoy exclusive access to the private front yard, ideal for relaxing or gardening. Currently rented for $1,250/ month. Second Floor Unit: 2 Bedrooms, 1 bath with projected rent of around $1,400/month and its own separate back yard, offering privacy and outdoor enjoyment. Recent upgrades: Central AC in each unit, freshly painted interiors and well- maintained systems throughout. Located in prime Addyston, Oh, Cincinnati area neighborhood, close to shopping , major highways and public transportation. Perfect for investors or owner- occupants seeking steady income, low maintenance and long-term value. Don't wait- this one will go fast!

19. 2024-05-21
    soldstatus $120,000
20. 2024-05-17
    soldstatus $120,000 Sold 278-char remark

    Show marketing remark (278 chars)

    Good cash maker with the current tenants paying $1750 / month. This duplex has Separate Meters and separate central air. Huge back yard on a seasonal creek. Full Basement with a bath and high ceiling that can be refinished. Property went through excessive exterior renovation.

21. 2024-05-08
    historical Contingency Pending 278-char remark

    Show marketing remark (278 chars)

    Good cash maker with the current tenants paying $1750 / month. This duplex has Separate Meters and separate central air. Huge back yard on a seasonal creek. Full Basement with a bath and high ceiling that can be refinished. Property went through excessive exterior renovation.

22. 2024-04-28
    price $124,900 278-char remark

    Show marketing remark (278 chars)

    Good cash maker with the current tenants paying $1750 / month. This duplex has Separate Meters and separate central air. Huge back yard on a seasonal creek. Full Basement with a bath and high ceiling that can be refinished. Property went through excessive exterior renovation.

23. 2024-04-18
    price $129,900 278-char remark

    Show marketing remark (278 chars)

    Good cash maker with the current tenants paying $1750 / month. This duplex has Separate Meters and separate central air. Huge back yard on a seasonal creek. Full Basement with a bath and high ceiling that can be refinished. Property went through excessive exterior renovation.

24. 2024-04-08
    price $139,900 278-char remark

    Show marketing remark (278 chars)

    Good cash maker with the current tenants paying $1750 / month. This duplex has Separate Meters and separate central air. Huge back yard on a seasonal creek. Full Basement with a bath and high ceiling that can be refinished. Property went through excessive exterior renovation.

25. 2024-03-28
    listed $160,000 Active 278-char remark

    Show marketing remark (278 chars)

    Good cash maker with the current tenants paying $1750 / month. This duplex has Separate Meters and separate central air. Huge back yard on a seasonal creek. Full Basement with a bath and high ceiling that can be refinished. Property went through excessive exterior renovation.

26. 2022-08-31
    historical
27. 2022-06-29
    listed $120,000 Active
28. 2022-02-08
    soldstatus $50,000
29. 2022-02-03
    soldstatus $50,000 Sold
30. 2022-01-25
    historical Contingency Pending
31. 2021-10-15
    price $64,900
32. 2021-09-27
    status Active
33. 2021-09-08
    historical
34. 2021-08-02
    price $74,900
35. 2021-06-18
    listed $80,000 Active
36. 2006-12-29
    soldstatus $19,000
37. 2006-08-17
    listed $19,900
38. 2006-06-16
    historical
39. 2005-12-12
    listed $19,900
40. 2005-10-07
    historical
41. 2005-09-14
    listed $39,900
42. 2005-09-09
    historical
43. 2005-05-05
    listed $39,900
44. 2001-01-18
    soldstatus $73,000
45. 2000-12-01
    soldstatus $67,000
46. 1999-12-10
    soldstatus $37,500
47. 1985-01-10
    soldstatus $34,900

ⓘ 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: $879 · $73/mo
• Projected year-2 tax: $1,531 · $128/mo
• Expected delta: +$652/yr (+$54/mo · 74.1%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,831
• − Mortgage interest: −$7,837
• − Property taxes: −$879
• − Insurance: −$700
• − Repairs & maintenance: −$1,346
• − Management: −$1,346
• − Depreciation: −$4,070
• Taxable income: $653
• Est. tax owed @ 24.0%: −$157
• After-tax cash flow: $2,757/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: Three Rivers Local
• NCES district ID: 3904739
• Math proficiency: 58% ▼ -9.00%
• Reading proficiency: 61% ▼ -10.00%
• Median HH income: $72,973
• Composite: 52.85/100
• National rank: #1533
• State rank: #256 of 656 in OH

Livability — Addyston

• Score: 68/100
• State rank: #556
• US rank: #9484

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Addyston, OH
• County: Hamilton · 838,887 people
• City population: 863
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 863
• Household income: $44,861
• Rent vs Own: 60.0% rent · 40.0% own
• Severe rent burden: 9.5

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 17% Two or more races 8%
• Common ancestry: Iranian 2%
• Foreign-born: 0%

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: ▲ 23.26%
• Current HPI: 299.8042
• Rent YoY: —
• Metro: —
• 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

+352.7% since first listed

33 events — show timeline

• 2026-05-18 Listed $158,000 Dayton MLS
• 2026-04-30 Listing Removed — Cincy MLS
• 2025-12-11 Price Changed $174,500 Cincy MLS
• 2025-09-17 Listed $175,000 Cincy MLS
• 2024-05-21 Sold (Public Records) $120,000 Public Records
• 2024-05-17 Sold (MLS) $120,000 Cincy MLS
• 2024-05-08 Contingent — Cincy MLS
• 2024-04-28 Price Changed $124,900 Cincy MLS
• 2024-04-18 Price Changed $129,900 Cincy MLS
• 2024-04-08 Price Changed $139,900 Cincy MLS
• 2024-03-28 Listed $160,000 Cincy MLS
• 2022-08-31 Listing Removed — Cincy MLS
• 2022-06-29 Listed $120,000 Cincy MLS
• 2022-02-08 Sold (Public Records) $50,000 Public Records
• 2022-02-03 Sold (MLS) $50,000 Cincy MLS
• 2022-01-25 Contingent — Cincy MLS
• 2021-10-15 Price Changed $64,900 Cincy MLS
• 2021-09-27 Relisted — Cincy MLS
• 2021-09-08 Listing Removed — Cincy MLS
• 2021-08-02 Price Changed $74,900 Cincy MLS
• 2021-06-18 Listed $80,000 Cincy MLS
• 2006-12-29 Sold (MLS) $19,000 Cincy MLS
• 2006-08-17 Listed $19,900 Cincy MLS
• 2006-06-16 Listing Removed — Cincy MLS
• 2005-12-12 Listed $19,900 Cincy MLS
• 2005-10-07 Listing Removed — Cincy MLS
• 2005-09-14 Listed $39,900 Cincy MLS
• 2005-09-09 Listing Removed — Cincy MLS
• 2005-05-05 Listed $39,900 Cincy MLS
• 2001-01-18 Sold (Public Records) $73,000 Public Records
• 2000-12-01 Sold (Public Records) $67,000 Public Records
• 1999-12-10 Sold (Public Records) $37,500 Public Records
• 1985-01-10 Sold (Public Records) $34,900 Public Records

Property tax history

+3.4%/yr

Latest (2025): $879 · +11.0% YoY. Source: county tax records.