1832 Catalina Ave · Cincinnati, OH 45237

$165,000

2 bd · 1.0 ba · 1,617 sqft · SingleFamily public records · 349 Days on market

Built 1939 5,837 sqft lot Est $259k · 36% under ↓ 20% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +14.0/30.0
• 1% rule +4.4/10.0
• DSCR +4.2/10.0
• Rent growth +4.2/5.0
• Livability +4.0/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Short Sale Approved ! This property is back on the market because the buyer grew tired of waiting on the lengthy short sale process and decided to move on. Here is a great opportunity !Character abounds in this spacious two bedrooms Tudor home that features well maintained random pegged hardwood floors on the first fl, gleaming knotty pine ceilings, fp and french doors in the living room leading to an enclosed rear porch also with a fireplace. Other features include built-in dining room cabinets, part finished lower level with a custom wet bar, balcony off the master bedroom and a two car garage. Restore this property back to it original beauty ! Estate Sale, sold as-is where is. Refrigera

Key facts

• Custom wet bar
• Knotty pine ceilings
• French doors

Tags

• HARDWOOD FLOORS
• KNOTTY PINE CEILINGS
• FRENCH DOORS
• ENCLOSED REAR PORCH
• BUILT-IN DINING ROOM CABINETS
• CUSTOM WET BAR

Property features AI

Finance

• Other: Residential zoning; Location: Bond Hill neighborhood; cross street Rhode Island
• HOA & community: No HOA

Exterior

• Parking: Detached rear garage with 2 garage spaces
• Utilities: Public water; Public sewer; Natural gas; Gas water heater
• Home design: Tudor-style single family home; Two levels; Poured foundation; Less than 0.5 acre lot (approx. 40 x 145)
• Construction: Shingle roof; Brick, stone and stucco construction; Poured foundation
• Exterior features: Balcony; Enclosed porch; Fireplace (2 total); Brick, stone and stucco exterior; Aluminum storm windows

Interior

• Kitchen: Wood cabinets; Vinyl floor; Oven/Range; Refrigerator
• Bedrooms: Two bedrooms total; Primary bedroom on level 2, approximately 14 x 12; Second bedroom on level 2, approximately 12 x 10
• Flooring: Wood floor in dining and living areas; Tile in family room; Wall-to-wall carpet in family room; Concrete floor in study and part of basement; Vinyl in kitchen
• Bathrooms: One full bathroom on level 1 (includes tub and shower); One half bathroom in the basement
• Heating & cooling: Radiator/steam/hot water heating; Central air; Ceiling fans
• Interior features: Beam ceiling; Natural woodwork; Recessed lights; Ceiling fan; 220 volt
• Laundry & utility: Laundry room on lower level (approx. 7 x 6)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $21 ($255/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (6.0% below list).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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: Sands Montessori School (math 70% / reading 77%, grade A, #311 of 1,584 statewide, top 20%, 683 students, 22% 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 12% FRL vs 70% district-wide (59 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 60% at this address vs 30% district-wide (+30 pts) — the actual schools serving this property are materially stronger than the Cincinnati Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+6.6%/yr); 44 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• This rent runs 41% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 349 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1939 — 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 $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 349 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1939 — 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: 0.94% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.55%
• DSCR: 1.02
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $258,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1824 Maple Ave	0.49mi	2/2.0	1,626 (+1%)	3mo	$107,500	$66	70
1740 Garden Ln	0.32mi	2/1.5	1,775 (+10%)	1mo	$165,900	$93	66
1858 Garden Ln	0.30mi	3/1.5 (+1)	1,496 (-8%)	2mo	$214,300	$143	65
2209 Cathedral Ave	0.64mi	3/2.0 (+1)	1,606 (-1%)	1mo	$375,000	$233	59
1847 Andina Ave	0.23mi	3/2.0 (+1)	1,420 (-12%)	3mo	$215,500	$152	57
1718 Bella Vista St	0.50mi	3/1.0 (+1)	1,822 (+13%)	1mo	$292,000	$160	50
2266 Buxton Ave	0.74mi	3/2.0 (+1)	1,554 (-4%)	3mo	$307,250	$198	48
2229 Feldman Ave	0.64mi	3/1.5 (+1)	1,475 (-9%)	3mo	$324,000	$220	46
2136 Quatman Ave	0.59mi	3/1.5 (+1)	1,434 (-11%)	2mo	$342,000	$238	45
1901 Sherman Ave	0.73mi	3/2.0 (+1)	1,728 (+7%)	2mo	$280,000	$162	44
1231 Carolina Ave	0.75mi	3/1.5 (+1)	1,481 (-8%)	1mo	$235,000	$159	43
1307 Regent Ave	0.74mi	3/2.0 (+1)	1,476 (-9%)	1mo	$215,000	$146	41

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 · 6.62% rent growth · sell at horizon

5-year hold

• IRR: -11.2%
• Equity multiple: 0.58×
• Total profit: $-19,467
• Equity at exit: $24,602

10-year hold

• IRR: 2.8%
• Equity multiple: 1.24×
• Total profit: $10,930
• Equity at exit: $14,266

Cash invested: $46,200 (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 45237

• Home prices YoY: -33.0%
• Rents YoY: 6.6%
• Active inventory: 44
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,551 high
• Mortgage (P&I): −$865
• Tax from tax record: −$270 /mo · $3,241/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $21

Break-even live

Break-even rent $1,524

Max offer price $165,000

Occupancy floor 94%

Sensitivity live

Price	-10% $115	-5% $68	+0% $21	+5% $-25	+10% $-72
Rent	-10% $-101	-5% $-40	+0% $21	+5% $83	+10% $144
Rate	-1.0pp $104	-0.5pp $63	base $21	+0.5pp $-22	+1.0pp $-65

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5217 Rhode Island Ave Cincinnati, OH	3.0	2.0	1739	$1,795	$1.03	25d	1	0.23mi
5111 Warren Ave Cincinnati, OH	2.0	1.0	1326	$1,525	$1.15	25d	1	0.32mi
1649 Anita Pl Unit 3 Cincinnati, OH	2.0	1.0	1100	$1,098	$1.00	25d	1	0.36mi
5244 Hunter Ave Cincinnati, OH	2.0	1.0	1088	$1,350	$1.24	19d	1	0.40mi
5135 Globe Ave Cincinnati, OH	3.0	2.0	1697	$1,895	$1.12	9d	1	0.43mi
5121 Silver St Cincinnati, OH	3.0	2.0	1600	$1,695	$1.06	25d	1	0.49mi
4539 Montgomery Rd Unit 3 Cincinnati, OH	2.0	1.0	1200	$1,375	$1.15	25d	1	0.86mi
4539 Montgomery Rd Unit 3 Cincinnati, OH	2.0	1.0	1200	$1,375	$1.15	12d	1	0.86mi
4303 Allison St Cincinnati, OH	2.0	1.0	1070	$1,495	$1.40	6d	1	0.97mi
1992 E Seymour Ave Cincinnati, OH	2.0	1.0	767	$1,325	$1.73	6d	7	1.06mi
4133 Huston Ave Cincinnati, OH	3.0	1.0	1210	$1,725	$1.43	14d	1	1.12mi
4133 Huston Ave Cincinnati, OH	3.0	1.0	1210	$1,725	$1.43	45d	1	1.12mi
1607 Asmann Ave Cincinnati, OH	1.0–4.0	1.0–1.5	1069	$1,162	$1.09	14d	6	1.15mi
1931 Delaware Ave Unit 2 Norwood, OH	3.0	2.0	1650	$1,810	$1.10	45d	1	1.15mi
2320 Kenilworth Ave Cincinnati, OH	3.0	2.5	1660	$2,300	$1.39	22d	1	1.20mi
961 Avondale Ave Cincinnati, OH	2.0	1.0	1800	$2,200	$1.22	5d	1	1.35mi
2607 Robertson Ave Unit 2 ROBERTSON 2607 Cincinnati, OH	3.0	1.0	1399	$1,895	$1.35	45d	1	1.41mi
7147 Eastlawn Dr Apt 4 Cincinnati, OH	3.0	1.0	1100	$1,600	$1.45	5d	1	1.44mi
3901 Elsmere Ave Cincinnati, OH	3.0	2.0	1415	$1,995	$1.41	5d	1	1.49mi

Listing history 21 events

1. 2026-06-21
   days on market $165,000 Active 349 DOM
2. 2026-06-18
   days on market $165,000 Active 346 DOM
3. 2026-06-17
   days on market $165,000 Active 345 DOM
4. 2026-06-16
   days on market $165,000 Active 344 DOM
5. 2026-06-15
   days on market $165,000 Active 343 DOM
6. 2026-06-13
   days on market $165,000 Active 341 DOM
7. 2026-06-13
   days on market $165,000 Active 340 DOM
8. 2026-06-09
   days on market $165,000 Active 337 DOM
9. 2026-06-08
   days on market $165,000 Active 336 DOM
10. 2026-06-07
    days on market $165,000 Active 335 DOM
11. 2026-06-03
    days on market $165,000 Active 331 DOM
12. 2026-06-02
    days on market $165,000 Active 330 DOM
13. 2026-06-01
    days on market $165,000 Active 329 DOM
14. 2026-05-31
    days on market $165,000 Active 328 DOM
15. 2026-05-18
    status Active
16. 2026-05-18
    status Pending
17. 2026-01-02
    historical Contingency Pending
18. 2025-10-23
    price $165,000
19. 2025-10-02
    price $174,000
20. 2025-08-20
    price $189,900
21. 2025-07-03
    listed $205,000 Active

ⓘ 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: $3,241 · $270/mo
• Projected year-2 tax: $3,241 · $270/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 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: $18,613
• − Mortgage interest: −$9,243
• − Property taxes: −$3,241
• − Insurance: −$825
• − Repairs & maintenance: −$1,489
• − Management: −$1,489
• − Depreciation: −$4,800
• Taxable loss: −$2,474
• Est. tax savings @ 24.0%: +$594
• After-tax cash flow: $849/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): 20,903
• Household income: $44,913
• Rent vs Own: 52.3% rent · 47.7% own
• Severe rent burden: 1467.0

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: Predominantly Black (71%)
• Race & ethnicity: Black 71% White 22% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 2% Italian 1% Scotch-Irish 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

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: ▼ -110.54%
• Current HPI: 224.4728
• Rent YoY: ▲ 6.62%
• 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

-19.5% since first listed

7 events — show timeline

• 2026-05-18 Relisted — Cincy MLS
• 2026-05-18 Pending — Cincy MLS
• 2026-01-02 Contingent — Cincy MLS
• 2025-10-23 Price Changed $165,000 Cincy MLS
• 2025-10-02 Price Changed $174,000 Cincy MLS
• 2025-08-20 Price Changed $189,900 Cincy MLS
• 2025-07-03 Listed $205,000 Cincy MLS

Property tax history

+3.1%/yr

Latest (2025): $3,241 · +0.1% YoY. Source: county tax records.