4827 Prosperity Pl · Cincinnati, OH 45238

$124,900

2 bd · 1.0 ba · 1,492 sqft · SingleFamily public records · 76 Days on market

Built 1921 8,625 sqft lot Est $216k · 42% 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).

• Cash flow +23.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +6.2/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sold Before Sent

Key facts

• Private driveway
• Central kitchen
• 8,625 sq ft lot

Tags

• PRIVATE DRIVEWAY
• EXPANSIVE LEVEL BACKYARD
• CENTRAL KITCHEN
• OAK HILLS SCHOOL DISTRICT

Property features AI

Finance

• Other: Located in Price Hill; directions: Ferguson to Prosperity
• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Natural gas
• Home design: Traditional single-family home; One and one-half levels; Poured foundation
• Construction: Aluminum siding; Shingle roof
• Exterior features: Double-hung windows; Residential zoning

Interior

• Kitchen: Kitchen approx. 13 x 12; Oven/Range; Refrigerator
• Bedrooms: Three bedrooms total; Primary bedroom on level 1 (11 x 13); Second bedroom on level 1 (13 x 11); Third bedroom on level 2 (13 x 15)
• Bathrooms: Two full bathrooms; Full bathroom on level 1; Full bathroom on level 2; Primary bathroom described as other
• Heating & cooling: Forced air heating (gas); Gas water heating; Central air conditioning
• Interior features: Six total rooms; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $231 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $117k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: Rents rising fast (+4.9%/yr); 78 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $35k 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 ($117k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y ago; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; list at $125k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $117,406 (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 1921 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.12% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.93%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $216,340
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1772 Tuxworth Ave	0.33mi	3/2.0 (+1)	1,493 (+0%)	0mo	$155,000	$104	75
1702 Ashbrook Dr	0.10mi	3/1.0 (+1)	1,369 (-8%)	2mo	$139,900	$102	75
4925 Shirley Pl	0.28mi	3/2.0 (+1)	1,456 (-2%)	1mo	$230,000	$158	73
5052 Casa Loma Blvd	0.50mi	3/1.0 (+1)	1,519 (+2%)	6mo	$120,000	$79	64
5252 Relluk Dr	0.53mi	3/1.5 (+1)	1,550 (+4%)	6mo	$221,000	$143	57
1758 Tuxworth Ave	0.30mi	3/2.0 (+1)	1,319 (-12%)	3mo	$227,000	$172	55
5070 Western Hills Ave	0.60mi	3/2.0 (+1)	1,424 (-5%)	1mo	$260,000	$183	55
1147 Olivia Ln	0.51mi	3/2.0 (+1)	1,334 (-11%)	4mo	$194,000	$145	46
1088 Morado Dr	0.69mi	3/1.0 (+1)	1,308 (-12%)	2mo	$190,000	$145	41
3124 Veazey Ave	0.73mi	3/2.0 (+1)	1,361 (-9%)	2mo	$210,000	$154	41
4778 Loretta Ave	0.63mi	3/1.5 (+1)	1,664 (+12%)	5mo	$236,900	$142	40
1127 Rulison Ave	0.57mi	3/2.5 (+1)	1,702 (+14%)	2mo	$280,000	$165	38

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 · 4.87% rent growth · sell at horizon

5-year hold

• IRR: -2.1%
• Equity multiple: 0.92×
• Total profit: $-2,820
• Equity at exit: $18,623

10-year hold

• IRR: 9.6%
• Equity multiple: 1.80×
• Total profit: $28,000
• Equity at exit: $10,799

Cash invested: $34,972 (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 45238

• Rents YoY: 4.9%
• Active inventory: 78
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,395 high
• Mortgage (P&I): −$655
• Tax from tax record: −$164 /mo · $1,965/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $231

Break-even live

Break-even rent $1,102

Max offer price $124,900

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1723 Tuxworth Ave Cincinnati, OH	3.0	2.0	1587	$1,800	$1.13	23d	1	0.21mi
3053 N Hegry Cir #1 Cincinnati, OH	2.0	1.0	954	$1,250	$1.31	4d	1	0.57mi
2706 E Tower Dr Cincinnati, OH	1.0–3.0	1.0–2.0	951	$1,188	$1.25	1d	61	0.58mi
5256 Ponce Ln Cincinnati, OH	3.0	2.0	1270	$1,866	$1.47	1d	1	0.60mi
2511 Ferguson Rd Unit 2537 Cincinnati, OH	3.0	1.5	1100	$1,650	$1.50	23d	1	0.68mi
2969 Four Towers Dr Unit 2 Cincinnati, OH	2.0	1.0	960	$1,150	$1.20	23d	1	0.73mi
2621 Gehrum Ln Cincinnati, OH	3.0	1.0	1373	$1,850	$1.35	23d	1	0.73mi
2905 Queen City Ave Unit 1 Cincinnati, OH	2.0	1.0	900	$1,350	$1.50	23d	1	0.79mi
2905 Queen City Ave Cincinnati, OH	2.0	1.0	1000	$1,350	$1.35	4d	1	0.79mi
2598 Ferguson Rd Cincinnati, OH	2.0	1.0	950	$1,145	$1.21	4d	1	0.81mi
2682 Lafeuille Cir Cincinnati, OH	2.0–3.0	1.0–2.0	950	$1,176	$1.24	3d	16	0.85mi
4370 Saint Lawrence Ave #1 Cincinnati, OH	1.0	1.0	876	$1,050	$1.20	16d	1	0.86mi
1224 Sliker Ave Cincinnati, OH	1.0	1.0	950	$850	$0.89	4d	1	1.00mi
1240 Rosemont Ave Cincinnati, OH	2.0	1.0	1280	$1,100	$0.86	20d	1	1.01mi
1233 Dewey Ave Cincinnati, OH	3.0	1.0	1411	$1,375	$0.97	4d	1	1.04mi
1057 Winfield Ave Unit 2 Cincinnati, OH	2.0	1.0	1000	$1,250	$1.25	23d	1	1.08mi
1214 Gilsey Ave Cincinnati, OH	3.0	1.0	1300	$1,300	$1.00	23d	1	1.12mi
1214 Gilsey Ave Cincinnati, OH	3.0	1.0	1300	$1,300	$1.00	20d	1	1.12mi
1872 Sunset Ave Cincinnati, OH	2.0	1.0	888	$1,075	$1.21	4d	7	1.13mi
4227 W 8th St Cincinnati, OH	3.0	2.0	1832	$2,050	$1.12	1d	1	1.17mi
4244 Loubell Ln Cincinnati, OH	1.0	1.0	900	$895	$0.99	23d	1	1.19mi
1740 Minion Ave Cincinnati, OH	2.0	1.0	1320	$1,200	$0.91	23d	1	1.27mi
1607 Minion Ave Cincinnati, OH	3.0	1.5	1066	$1,675	$1.57	23d	1	1.28mi
3772 W Liberty St Cincinnati, OH	3.0	1.0	1066	$1,350	$1.27	4d	1	1.33mi
4284 Foley Rd Cincinnati, OH	3.0	2.0	1242	$2,800	$2.25	43d	1	1.39mi
2747 McKinley Ave Fl 1 Cincinnati, OH	1.0	1.0	900	$895	$0.99	21d	1	1.46mi
3666 Glenway Ave Cincinnati, OH	3.0	1.0	1339	$1,250	$0.93	23d	1	1.50mi
2860 Harrison Ave Apt 21 Cincinnati, OH	2.0	1.5	950	$1,000	$1.05	20d	1	1.50mi

Listing history 25 events

1. 2026-06-18
   price $124,900 Active 76 DOM
2. 2026-06-18
   days on market $129,900 Active 76 DOM
3. 2026-06-17
   days on market $129,900 Active 75 DOM
4. 2026-06-16
   days on market $129,900 Active 74 DOM
5. 2026-06-15
   days on market $129,900 Active 73 DOM
6. 2026-06-13
   days on market $129,900 Active 71 DOM
7. 2026-06-13
   pricedays on market $129,900 Active 70 DOM
8. 2026-06-09
   days on market $139,900 Active 67 DOM
9. 2026-06-08
   days on market $139,900 Active 66 DOM
10. 2026-06-07
    pricedays on market $139,900 Active 65 DOM
11. 2026-06-03
    days on market $144,900 Active 61 DOM
12. 2026-06-02
    days on market $144,900 Active 60 DOM
13. 2026-06-01
    days on market $144,900 Active 59 DOM
14. 2026-05-31
    days on market $144,900 Active 58 DOM
15. 2026-05-15
    status Active
16. 2026-04-20
    historical Contingency Pending
17. 2026-04-03
    listed $144,900 Active
18. 2021-03-25
    soldstatus $68,000
19. 2021-03-18
    soldstatus $88,000 Sold 16-char remark

    Show marketing remark (16 chars)

    Sold Before Sent

20. 2021-03-02
    historical Contingency Pending 16-char remark

    Show marketing remark (16 chars)

    Sold Before Sent

21. 2021-03-01
    listed $88,000 Active 16-char remark

    Show marketing remark (16 chars)

    Sold Before Sent

22. 2002-02-22
    soldstatus $46,500 146-char remark

    Show marketing remark (146 chars)

    Attention Investors-fixerupper, Good Potential, As Is Sale, Need Cash/Rehab Loan, Needs Furnace, Cosmetics & Updates. No Fha/Va, Easy To Show.

23. 2002-01-18
    listed $49,900 146-char remark

    Show marketing remark (146 chars)

    Attention Investors-fixerupper, Good Potential, As Is Sale, Need Cash/Rehab Loan, Needs Furnace, Cosmetics & Updates. No Fha/Va, Easy To Show.

24. 1998-03-05
    soldstatus $60,000
25. 1990-01-05
    soldstatus $35,900

ⓘ 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: $1,965 · $164/mo
• Projected year-2 tax: $1,965 · $164/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,737
• − Mortgage interest: −$6,996
• − Property taxes: −$1,965
• − Insurance: −$624
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − Depreciation: −$3,633
• Taxable income: $840
• Est. tax owed @ 24.0%: −$202
• After-tax cash flow: $2,572/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): 48,351
• Household income: $66,277
• Rent vs Own: 40.3% rent · 59.7% own
• Severe rent burden: 2012.0

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% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 10% · Canada
• Languages at home: 88% English-only · French/Haitian/Cajun 4% Spanish 2% German/W. Germanic 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: ▼ -197.57%
• Current HPI: 213.5097
• Rent YoY: ▲ 4.87%
• 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

+303.6% since first listed

11 events — show timeline

• 2026-05-15 Relisted — Cincy MLS
• 2026-04-20 Contingent — Cincy MLS
• 2026-04-03 Listed $144,900 Cincy MLS
• 2021-03-25 Sold (Public Records) $68,000 Public Records
• 2021-03-18 Sold (MLS) $88,000 Cincy MLS
• 2021-03-02 Contingent — Cincy MLS
• 2021-03-01 Listed $88,000 Cincy MLS
• 2002-02-22 Sold (MLS) $46,500 Cincy MLS
• 2002-01-18 Listed $49,900 Cincy MLS
• 1998-03-05 Sold (Public Records) $60,000 Public Records
• 1990-01-05 Sold (Public Records) $35,900 Public Records

Property tax history

+1.4%/yr

Latest (2025): $1,965 · +0.1% YoY. Source: county tax records.