549 Church St · St. Bernard, OH 45217

$210,000

4 bd · 2.0 ba · 2,002 sqft · MultiFamily public records · 1 Days on market

Built 1925 4,792 sqft lot Est $218k · at est.

---

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 +27.8/30.0
• DSCR +9.8/10.0
• ARV discount +9.2/15.0
• 1% rule +7.6/10.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• 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

Large duplex, desirable floor plan. Laundry area in each unit. Separate entrances and utilities. Porches & balcony. 2nd floor unit has 2 bedrooms and additional living space. This building has tremendous cash flow potential. Great location, convenient to retail, schools and interstate.

Key facts

• Flexible floor plans
• 4,792 sq ft lot
• Built 1925

Tags

• VALUE-ADD DUPLEX OPPORTUNITY
• FLEXIBLE FLOOR PLANS
• OVERSIZED TANDEM GARAGE
• LARGE UNFINISHED BASEMENT

Property features AI

Finance

• Other: Lot is approximately 0.11 acres
• Financial info: Semi-annual taxes reported

Exterior

• Parking: Oversized built-in garage; Driveway
• Utilities: Public water; Public sewer; Natural gas
• Home design: Duplex; Three or more levels; Single building on the lot
• Construction: Block foundation
• Exterior features: Block construction; Vinyl and wood windows; Shingle roof

Interior

• Bedrooms: Two units: one 1-bedroom unit and one 2-bedroom unit
• Bathrooms: Each unit has one full bathroom
• Heating & cooling: Forced air heating; Window unit cooling
• Interior features: Full basement; Porch and enclosed porch

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $210k.

Deal economics

• At list price, monthly cash flow is $641 ($8k/yr) — positive. Per door: $321/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Cap rate 10.0% vs local median 4.4% in St. Bernard — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• St Bernard-Elmwood Place City (suburban): math 36% / reading 48% proficiency, ranked #529 of 656 in OH (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 29 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• At $2,651/mo this rent would consume 51% of the median local household income ($62k/yr) (locally 388% 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $59k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 7y 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 $55k; list at $210k implies a 282% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $210,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.26% ✓
• Cap rate: 9.96%
• Cash-on-cash: 13.08%
• DSCR: 1.58
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $218,218
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
538 E Mitchell Ave	0.22mi	4/2.0	2,070 (+3%)	6mo	$117,500	$57	79
212 Mcclelland Ave	0.42mi	4/2.0	2,023 (+1%)	14mo	$164,105	$81	67
712 E Ross Ave	0.47mi	4/2.0	1,972 (-2%)	13mo	$208,500	$106	65
322 E Ross Ave	0.46mi	4/2.0	2,128 (+6%)	11mo	$250,000	$117	58
208 Delmar Ave	0.29mi	5/3.0 (+1)	1,968 (-2%)	23mo	$290,000	$147	56
4338 Vine St	0.65mi	4/2.0	1,792 (-10%)	5mo	$195,000	$109	48

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: 3.0%
• Equity multiple: 1.12×
• Total profit: $6,839
• Equity at exit: $31,312

10-year hold

• IRR: 12.6%
• Equity multiple: 2.00×
• Total profit: $58,695
• Equity at exit: $18,157

Cash invested: $58,800 (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 45217

• Home prices YoY: -31.9%
• Active inventory: 29
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $2,651 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$265 /mo · $3,174/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$557
• Net cashflow: $641

Break-even live

Break-even rent $1,840

Max offer price $210,000

Occupancy floor 71%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,650
Total (2 units)			$2,651

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Bertus St Cincinnati, OH	3.0	2.0	1520	$1,895	$1.25	14d	1	0.57mi
1607 Asmann Ave Cincinnati, OH	1.0–4.0	1.0–1.5	1069	$1,695	$1.58	12d	6	0.95mi
979 Burton Ave Cincinnati, OH	3.0	1.0	1725	$1,595	$0.92	3d	1	1.08mi
3564 Estes Pl Unit 2 Cincinnati, OH	3.0	1.0	1662	$1,500	$0.90	1d	1	1.18mi
1709 Sherman Ave Unit 2 Cincinnati, OH	4.0	2.0	1500	$2,300	$1.53	1d	1	1.25mi
870 Rockdale Ave Cincinnati, OH	4.0	2.0	1749	$1,800	$1.03	23d	1	1.39mi
570 Flatt Ter Cincinnati, OH	3.0	2.0	1651	$1,795	$1.09	23d	1	1.41mi
434 Northern Ave Cincinnati, OH	3.0	2.5	1518	$2,700	$1.78	4d	1	1.45mi

Listing history 2 events

1. 2026-06-19
   remarks 632-char remark
2. 2026-06-19
   listed $210,000 Active 1 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: $3,174 · $265/mo
• Projected year-2 tax: $3,225 · $269/mo
• Expected delta: +$51/yr (+$4/mo · 1.6%)

ⓘ 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: $31,812
• − Mortgage interest: −$11,763
• − Property taxes: −$3,174
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,545
• − Management: −$2,545
• − Depreciation: −$6,109
• Taxable income: $4,626
• Est. tax owed @ 24.0%: −$1,110
• After-tax cash flow: $6,582/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: St Bernard-Elmwood Place City
• NCES district ID: 3904471
• Math proficiency: 36% ▼ -11.00%
• Reading proficiency: 48% ▼ -9.00%
• Median HH income: $41,587
• Composite: 35.3/100
• National rank: #4966
• State rank: #529 of 656 in OH

Livability — St. Bernard

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: St. Bernard, OH
• County: Hamilton County · 701,295 people
• City population: 5,437
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 6,454
• Household income: $62,200
• Rent vs Own: 40.0% rent · 60.0% own
• Severe rent burden: 388.0

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% Hispanic / Latino 4% Two or more races 3% Asian 1%
• Common ancestry: Iranian 2% Italian 1% Lithuanian 1%
• Foreign-born: 3%
• Languages at home: 96% English-only · Russian/Polish/Slavic 1% Spanish 1% Other Indo-European 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: ▼ -100.98%
• Current HPI: 215.4479
• 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

+162.8% since first listed

9 events — show timeline

• 2026-06-18 Listed $210,000 Cincy MLS
• 2019-08-01 Sold (MLS) $55,000 Cincy MLS
• 2019-07-27 Contingent — Cincy MLS
• 2019-06-20 Price Changed $64,900 Cincy MLS
• 2019-05-08 Relisted — Cincy MLS
• 2019-04-18 Contingent — Cincy MLS
• 2019-03-29 Listing Removed — Cincy MLS
• 2019-03-28 Listed $69,900 Cincy MLS
• 2019-02-05 Listed $79,900 Cincy MLS

Property tax history

+7.6%/yr

Latest (2025): $3,174 · -1.7% YoY. Source: county tax records.