3460 Bevis Ave · Cincinnati, OH 45207

$280,000

5 bd · 3.0 ba · 3,000 sqft · MultiFamily public records · 128 Days on market

Built 1917 Est $348k · 20% 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 +28.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Fannie Mae owned, all buyer's must be pre-approved in writing.

Key facts

• 2 garage spots
• Built 1917
• Listed 128 days

Property features AI

Finance

• Other: Owner pays water; tenants pay heat
• Financial info: Property configured as a 2-unit building; Unit 1 rent listed at $1,500; Unit 2 rent listed at $1,500
• HOA & community: No HOA information provided

Exterior

• Parking: Attached or detached garage with 2 garage spaces; 2 open parking spaces; Driveway
• Security: No security features provided
• Utilities: Public water; Public sewer; Natural gas
• Home design: Duplex; Three or more levels; Zoned for multi-family
• Construction: Brick construction; Shingle roof; Poured foundation; Built on multiple levels (Three+)
• Exterior features: Front porch; Two inoperable fireplaces noted on the property

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: One 2-bedroom unit; One 3-bedroom unit
• Flooring: No flooring details provided
• Bathrooms: Each unit has one full bathroom
• Heating & cooling: Gas heating; Window air conditioning units; Separate furnace for units; Separate A/C for units; Separate gas and electric meters
• Interior features: Full basement; Inoperable fireplaces (2)
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $280k.

Deal economics

• At list price, monthly cash flow is $940 ($11k/yr) — positive. Per door: $470/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $280k).
• Recommended offer: $246k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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: 51 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• At $3,559/mo this rent would consume 86% of the median local household income ($50k/yr) (locally 422% 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $78k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 27y 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 $280k implies a 366% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $246,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1917 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.27% ✓
• Cap rate: 10.32%
• Cash-on-cash: 14.39%
• DSCR: 1.64
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $348,000
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1820 Kinney Ave	0.44mi	5/2.0	2,924 (-2%)	5mo	$175,000	$60	67
3553 Bevis Ave	0.20mi	5/3.0	2,739 (-9%)	16mo	$235,000	$86	63
3610 Bevis Ave	0.27mi	6/3.0 (+1)	3,338 (+11%)	4mo	$225,000	$67	60
1949 Hudson Ave	0.59mi	5/3.5	2,820 (-6%)	4mo	$429,000	$152	57
1929 Kinney Ave	0.37mi	5/3.0	2,644 (-12%)	13mo	$316,250	$120	52
1927 Kinney Ave	0.37mi	5/4.0	2,644 (-12%)	13mo	$316,250	$120	48
1874 Fairfax Ave	0.42mi	4/3.0 (-1)	2,577 (-14%)	4mo	$293,000	$114	48
1854 Kinney Ave	0.38mi	4/— (-1)	2,700 (-10%)	18mo	$445,000	$165	46
1535 Blair Ave	0.65mi	4/3.0 (-1)	2,772 (-8%)	10mo	$322,000	$116	44
1930 Hudson Ave	0.61mi	4/3.0 (-1)	2,590 (-14%)	2mo	$370,000	$143	42
3923 Spencer Ave	0.72mi	5/2.0	2,567 (-14%)	6mo	$287,000	$112	33

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: 4.8%
• Equity multiple: 1.19×
• Total profit: $14,533
• Equity at exit: $41,749

10-year hold

• IRR: 14.2%
• Equity multiple: 2.15×
• Total profit: $89,833
• Equity at exit: $24,209

Cash invested: $78,400 (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 45207

• Home prices YoY: -34.6%
• Active inventory: 51
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $3,559 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$286 /mo · $3,435/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$747
• Net cashflow: $940

Break-even live

Break-even rent $2,369

Max offer price $280,000

Occupancy floor 69%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,560
Total (2 units)			$3,559

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1718 Dexter Ave Cincinnati, OH	4.0	2.0	2539	$2,100	$0.83	23d	1	0.66mi
1768 Williams Ave Cincinnati, OH	6.0	3.0	2594	$3,000	$1.16	44d	1	0.84mi
2123 Cameron Ave Cincinnati, OH	4.0	2.5	2165	$4,500	$2.08	43d	1	0.97mi

Listing history 21 events

1. 2026-06-18
   days on market $280,000 Active 128 DOM
2. 2026-06-17
   days on market $280,000 Active 127 DOM
3. 2026-06-16
   days on market $280,000 Active 126 DOM
4. 2026-06-15
   days on market $280,000 Active 125 DOM
5. 2026-06-13
   days on market $280,000 Active 123 DOM
6. 2026-06-13
   days on market $280,000 Active 122 DOM
7. 2026-06-09
   days on market $280,000 Active 119 DOM
8. 2026-06-08
   days on market $280,000 Active 118 DOM
9. 2026-06-07
   days on market $280,000 Active 117 DOM
10. 2026-06-03
    days on market $280,000 Active 113 DOM
11. 2026-06-02
    days on market $280,000 Active 112 DOM
12. 2026-06-01
    days on market $280,000 Active 111 DOM
13. 2026-05-31
    days on market $280,000 Active 110 DOM
14. 2026-02-10
    listed $280,000 Active
15. 2011-02-22
    soldstatus $60,100
16. 2010-09-08
    soldstatus $20,000
17. 2008-12-03
    soldstatus $36,000
18. 2005-06-30
    soldstatus $35,000 62-char remark

    Show marketing remark (62 chars)

    Fannie Mae owned, all buyer's must be pre-approved in writing.

19. 2005-03-08
    listed $35,000 62-char remark

    Show marketing remark (62 chars)

    Fannie Mae owned, all buyer's must be pre-approved in writing.

20. 2000-01-21
    historical
21. 1999-12-20
    listed $85,000

ⓘ 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: $3,435 · $286/mo
• Projected year-2 tax: $3,902 · $325/mo
• Expected delta: +$466/yr (+$39/mo · 13.6%)

ⓘ 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 5/10 Major 7 d/yr ≥103°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,708
• − Mortgage interest: −$15,684
• − Property taxes: −$3,435
• − Insurance: −$1,400
• − Repairs & maintenance: −$3,417
• − Management: −$3,417
• − Depreciation: −$8,145
• Taxable income: $7,210
• Est. tax owed @ 24.0%: −$1,730
• After-tax cash flow: $9,554/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): 6,983
• Household income: $49,801
• Rent vs Own: 45.7% rent · 54.3% own
• Severe rent burden: 422.0

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 0.58)
• Race & ethnicity: Black 51% White 39% Hispanic / Latino 6% Two or more races 4% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Portuguese 1% Serbian 1% Romanian 1%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 88% English-only · Spanish 5% French/Haitian/Cajun 4% Chinese 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: ▼ -144.98%
• Current HPI: 273.9444
• 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

+229.4% since first listed

8 events — show timeline

• 2026-02-10 Listed $280,000 Cincy MLS
• 2011-02-22 Sold (Public Records) $60,100 Public Records
• 2010-09-08 Sold (Public Records) $20,000 Public Records
• 2008-12-03 Sold (Public Records) $36,000 Public Records
• 2005-06-30 Sold (MLS) $35,000 Cincy MLS
• 2005-03-08 Listed $35,000 Cincy MLS
• 2000-01-21 Listing Removed — Cincy MLS
• 1999-12-20 Listed $85,000 Cincy MLS

Property tax history

+8.8%/yr

Latest (2025): $3,435 · +1.8% YoY. Source: county tax records.