784 Delhi Ave · Cincinnati, OH 45204

$25,000

2 bd · 1.0 ba · 2,184 sqft · SingleFamily public records · 2 Days on market

Built 1885 1.85 ac lot

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Rare opportunity to acquire a large vacant parcel in the City of Cincinnati. Approximately 1.85 acres located on Delhi Avenue, zoned SF-4 per City of Cincinnati. Property offers significant frontage and flexibility for future residential development. Convenient access to major roads, downtown Cincinnati, and surrounding neighborhoods. Utilities believed available at street; buyer to verify all zoning, utilities, setbacks, permitted uses, and development requirements with the City of Cincinnati. Property sold as-is. No representations or warranties expressed or implied. Ideal opportunity for builders, developers, or long-term investors seeking infill land in an established area.

Key facts

• Significant frontage
• Large parcel
• 1.85 acre lot

Tags

• LARGE PARCEL
• SIGNIFICANT FRONTAGE
• UTILITIES BELIEVED AVAILABLE

Property features AI

Finance

• Other: Lot size about 1.847 acres (approximately 80,455 sq ft); Property located in the Sedamsville suburb; Directions: From downtown Cincinnati, take I-75 South to Hopple St exit. Continue west toward Central Pkwy, turn right on Central Pkwy, left on Delhi Ave.
• HOA & community: No homeowners association

Exterior

• Utilities: Water at street; Gas at street; Sewer at street
• Home design: Single-family home; Two levels; Second floor area approximately 1,092
• Construction: Foundation described as 'Other'
• Exterior features: Shingle roof; Windows described as 'Other'; Construction listed as 'Other'

Interior

• Bedrooms: 2 bedrooms total; Primary bedroom on level 1; Second bedroom on level 1
• Bathrooms: 1 full bathroom on level 1
• Interior features: 8 total rooms; Basement area of approximately 1,092 (finished/usable space noted)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $25k).
• Cap rate 61.9% 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.
• Zoned schools: Roberts Academy (math 16% / reading 22%, grade F, #1,320 of 1,584 statewide, top 83%, 765 students, 0% FRL); Hartwell School (math 17% / reading 31%, grade F, #593 of 654 statewide, top 91%, 447 students, 0% FRL); Walnut Hills High School (math 79% / reading 89%, grade A, #17 of 781 statewide, top 2%, 2,582 students, 14% FRL) — zoned schools average 5% FRL vs 70% district-wide (66 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 33 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• At $1,685/mo this rent would consume 65% of the median local household income ($31k/yr) (locally 487% 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 $173 of loan paydown is wiped out by about $750 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 25y 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 $7k; list at $25k implies a 242% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1885 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $25,000

Questions for the listing agent

1. Built in 1885 — 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 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?
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 6.74% ✓
• Cap rate: 61.90%
• Cash-on-cash: 198.59%
• DSCR: 9.84
• GRM: 1.2

CMA / ARV

• ARV (on-the-fly): $227,136
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
550 Enright Ave	0.46mi	3/2.0 (+1)	2,054 (-6%)	20mo	$185,000	$90	43
462 Considine Ave	0.65mi	3/2.5 (+1)	2,200 (+1%)	22mo	$400,000	$182	39
664 Enright Ave	0.65mi	3/1.5 (+1)	2,004 (-8%)	17mo	$207,500	$104	34
602 Hawthorne Ave	0.74mi	3/2.0 (+1)	1,983 (-9%)	14mo	$90,000	$45	29

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: —
• Equity multiple: 10.97×
• Total profit: $69,757
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 23.26×
• Total profit: $155,854
• Equity at exit: $2,162

Cash invested: $7,000 (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 45204

• Home prices YoY: -21.2%
• Active inventory: 33
• Price-to-rent: 1.2×

Monthly cashflow live

• Estimated rent: $1,685 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $1,158

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 26%

Sensitivity live

Price	-10% $1,176	-5% $1,167	+0% $1,158	+5% $1,150	+10% $1,141
Rent	-10% $1,025	-5% $1,092	+0% $1,158	+5% $1,225	+10% $1,292
Rate	-1.0pp $1,171	-0.5pp $1,165	base $1,158	+0.5pp $1,152	+1.0pp $1,145

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
931 Olive Ave Cincinnati, OH	3.0	1.0	1852	$1,500	$0.81	5d	1	1.09mi
775 Summit Ave Cincinnati, OH	3.0	2.0	2700	$2,100	$0.78	16d	1	1.12mi
4227 W 8th St Cincinnati, OH	3.0	2.0	1832	$2,050	$1.12	3d	1	1.38mi

Listing history 2 events

1. 2026-06-21
   remarks 699-char remark
2. 2026-06-21
   listed $25,000 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥102°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: $20,221
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$1,618
• − Management: −$1,618
• − Depreciation: −$727
• Taxable income: $14,358
• Est. tax owed @ 24.0%: −$3,446
• After-tax cash flow: $10,456/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): 8,412
• Household income: $31,236
• Rent vs Own: 56.3% rent · 43.7% own
• Severe rent burden: 487.0

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 0.64)
• Race & ethnicity: White 44% Black 41% Two or more races 13% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 2% Other Asian/Pacific 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: ▼ -43.12%
• Current HPI: 160.5953
• 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

+25.0% since first listed

17 events — show timeline

• 2026-06-19 Listed $25,000 Cincy MLS
• 2026-02-27 Listing Removed — Cincy MLS
• 2026-01-22 Listed $29,900 Cincy MLS
• 2011-02-14 Sold (MLS) $7,300 Cincy MLS
• 2010-12-22 Listed $9,900 Cincy MLS
• 2010-11-05 Sold (MLS) $5,000 Cincy MLS
• 2010-03-06 Listing Removed — Cincy MLS
• 2010-03-06 Listed $9,900 Cincy MLS
• 2009-08-26 Listed $26,900 Cincy MLS
• 2009-08-25 Listing Removed — Cincy MLS
• 2009-02-28 Listed $34,900 Cincy MLS
• 2001-06-06 Sold (Public Records) $46,200 Public Records
• 2001-06-01 Sold (MLS) $46,200 Cincy MLS
• 2001-03-23 Listed — Cincy MLS
• 1994-10-31 Sold (Public Records) $33,500 Public Records
• 1987-12-07 Sold (Public Records) $20,000 Public Records
• 1986-04-09 Sold (Public Records) $20,000 Public Records

Property tax history

+20.8%/yr

Latest (2025): $1,414 · +0.1% YoY. Source: county tax records.