2564 Linden St · Cincinnati, OH 45225

$115,000

1 bd · 1.5 ba · 1,000 sqft · SingleFamily public records · 235 Days on market

Built 1890

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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 +22.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +4.9/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

CUTE! This charming shotgun style home has been updated and ready for you! This home as lots of natural light, hardwood floors, new kitchen, exterior paint. This home is minutes from downtown, northern Kentucky, and more! Located on a dead-end street, perched up with city views! Its your own get away in the city!

Key facts

• Exterior paint
• New kitchen
• City views

Tags

• HARDWOOD FLOORS
• NEW KITCHEN
• EXTERIOR PAINT
• CITY VIEWS
• DEAD-END STREET

Property features AI

Finance

• Other: Residential zoning; Lot dimensions approximately 90 x 100; Bus line nearby
• HOA & community: No homeowners association

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas; Electric water heating; Central air
• Home design: Historic architectural style; Single-family home; One story
• Construction: Shingle roof; Wood siding; Stone foundation; Partial unfinished basement
• Exterior features: Vinyl windows; Bus line nearby

Interior

• Kitchen: Eat-in kitchen; Walkout access from kitchen; Wood cabinets; Laminate flooring in kitchen
• Bedrooms: Primary bedroom, 12 x 11 (Level 1); Second bedroom, 9 x 11 (Lower level); Total of 2 bedrooms
• Flooring: Wood floors in living room; Laminate flooring in kitchen
• Bathrooms: One full bathroom on level 1
• Heating & cooling: Forced air heating; Central air conditioning; Electric water heater; Natural gas service
• Interior features: 9-foot (or higher) ceilings; Multi-panel doors; Partial unfinished basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $196 ($2k/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 $114k (1.3% below list).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: 32 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).
• At $1,136/mo this rent would consume 67% of the median local household income ($20k/yr) (locally 1466% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $12k of equity ($795 loan paydown + $12k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 235 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $115k implies a 156% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 235 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 1890 — 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: 0.99% ✗
• Cap rate: 8.34%
• Cash-on-cash: 7.31%
• DSCR: 1.33
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $46,000
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2564 Linden St	0.00mi	1/1.0	1,000 (0%)	17mo	$45,000	$45	84
1533 Grove St	0.11mi	2/1.0 (+1)	1,008 (+1%)	23mo	$80,000	$79	67
1679 Waverly Ave	0.35mi	2/1.0 (+1)	1,053 (+5%)	15mo	$50,000	$47	56
1647 Baltimore Ave	0.22mi	2/1.0 (+1)	902 (-10%)	19mo	$40,000	$44	50
1766 Queen City Ave	0.62mi	2/1.0 (+1)	1,021 (+2%)	12mo	$47,000	$46	50
1706 Denham St	0.37mi	2/1.0 (+1)	872 (-13%)	12mo	$82,500	$95	44
1724 Esmonde St	0.61mi	2/1.0 (+1)	1,128 (+13%)	23mo	$15,000	$13	24

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.6%
• Equity multiple: 3.33×
• Total profit: $75,092
• Equity at exit: $103,601

10-year hold

• IRR: 25.7%
• Equity multiple: 7.56×
• Total profit: $211,223
• Equity at exit: $223,420

Cash invested: $32,200 (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 45225

• Home prices YoY: 4.6%
• Active inventory: 32
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,136 high
• Mortgage (P&I): −$603
• Tax from tax record: −$50 /mo · $598/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $196

Break-even live

Break-even rent $887

Max offer price $115,000

Occupancy floor 78%

Sensitivity live

Price	-10% $261	-5% $229	+0% $196	+5% $164	+10% $131
Rent	-10% $107	-5% $151	+0% $196	+5% $241	+10% $286
Rate	-1.0pp $254	-0.5pp $226	base $196	+0.5pp $166	+1.0pp $136

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2556 Beekman St Unit 301 Cincinnati, OH	2.0	1.0	1000	$950	$0.95	24d	1	0.10mi
1048 Marshall Ave Unit 5 Cincinnati, OH	2.0	1.0	888	$965	$1.09	24d	1	0.71mi
3103 Colerain Ave Unit 1 Cincinnati, OH	1.0	1.0	700	$895	$1.28	24d	1	0.78mi
3107 Colerain Ave Unit 1 Cincinnati, OH	1.0	1.0	700	$895	$1.28	17d	1	0.78mi
2341 W McMicken Ave Unit 1 Cincinnati, OH	1.0	1.0	1291	$1,300	$1.01	5d	1	0.89mi
2582 W McMicken Ave Apt 4 Cincinnati, OH	1.0	1.0	700	$895	$1.28	3d	1	0.89mi
2341 W McMicken Ave Apt 2 Cincinnati, OH	1.0	1.0	1051	$1,200	$1.14	5d	1	0.89mi
3301 Colerain Ave Cincinnati, OH	1.0	1.0	1021	$1,491	$1.46	5d	9	0.98mi
1 Foxhall Ct Unit 1 Cincinnati, OH	2.0	2.5	1500	$2,200	$1.47	24d	1	0.99mi
717 Martin Luther King Dr W Cincinnati, OH	2.0	1.0–2.0	767	$1,387	$1.81	2d	56	1.07mi
1925 Colerain Ave Unit 1056034P Cincinnati, OH	2.0	1.0	1453	$2,790	$1.92	13d	1	1.15mi
2101 Harrison Ave Cincinnati, OH	1.0	1.0	800	$699	$0.87	3d	1	1.17mi
2101 Harrison Ave Cincinnati, OH	1.0	1.0	800	$699	$0.87	17d	1	1.17mi
2117 Saint Leo Pl Cincinnati, OH	2.0	1.0	1050	$1,150	$1.10	24d	1	1.20mi
1007 Dayton St Unit 6 Cincinnati, OH	1.0	1.0	1035	$1,150	$1.11	24d	1	1.20mi
2570 Sarvis Ct Unit 2572 12 Cincinnati, OH	2.0	1.0	1000	$1,250	$1.25	24d	1	1.20mi
2570 Sarvis Ct Unit 2570 01 Cincinnati, OH	2.0	1.0	1000	$1,195	$1.20	24d	1	1.20mi
505 Sandheger Pl Unit 11 Cincinnati, OH	1.0	1.0	850	$1,099	$1.29	4d	1	1.21mi
505 Sandheger Pl Apt 4 Cincinnati, OH	1.0	1.0	850	$1,199	$1.41	4d	1	1.21mi
521 Martin Luther King Dr W Apt A6 Cincinnati, OH	2.0	1.5	925	$1,495	$1.62	3d	1	1.30mi
2721 Baker Ave Unit 23-35 Cincinnati, OH	2.0	1.0	785	$1,095	$1.39	24d	1	1.30mi
521 Martin Luther King Dr W Unit A15 Cincinnati, OH	2.0	2.0	935	$2,000	$2.14	24d	1	1.31mi
300 Warner St Unit 1 Cincinnati, OH	1.0	1.0	747	$1,100	$1.47	3d	1	1.33mi
539 Lowell Ave Unit 539-07 Cincinnati, OH	2.0	1.0	800	$1,095	$1.37	5d	1	1.34mi
2805 Stratford Ave Unit 2 Cincinnati, OH	2.0	1.0	850	$1,450	$1.71	5d	1	1.34mi
265 W McMillan St Unit 1 Cincinnati, OH	2.0	1.0	950	$1,350	$1.42	21d	1	1.35mi
525 Lowell Ave Unit 525-07 Cincinnati, OH	2.0	1.0	880	$1,295	$1.47	2d	1	1.36mi
525 Lowell Ave Unit 525-05 Cincinnati, OH	2.0	1.0	880	$1,295	$1.47	17d	1	1.36mi
474 Dayton St Apt A Cincinnati, OH	1.0	1.5	1500	$1,300	$0.87	24d	1	1.41mi
3240 Whitfield Ave Cincinnati, OH	1.0–2.0	1.0–2.0	865	$1,345	$1.55	2d	80	1.41mi
3348 Ninann Ct Apt 4 Cincinnati, OH	2.0	2.0	800	$799	$1.00	2d	1	1.46mi
3346 Sherlock Ave Cincinnati, OH	1.0	1.0	800	$1,275	$1.59	24d	1	1.47mi
3015 Clifton Ave Unit 3015-02 Cincinnati, OH	2.0	1.0	1050	$995	$0.95	24d	1	1.47mi
2230 Westwood Northern Blvd Cincinnati, OH	1.0–2.0	1.0–2.0	792	$850	$1.07	24d	3	1.47mi

Listing history 27 events

1. 2026-06-18
   days on market $115,000 Active 235 DOM
2. 2026-06-17
   days on market $115,000 Active 234 DOM
3. 2026-06-16
   days on market $115,000 Active 233 DOM
4. 2026-06-15
   days on market $115,000 Active 232 DOM
5. 2026-06-13
   days on market $115,000 Active 230 DOM
6. 2026-06-13
   days on market $115,000 Active 229 DOM
7. 2026-06-09
   days on market $115,000 Active 226 DOM
8. 2026-06-08
   days on market $115,000 Active 225 DOM
9. 2026-06-07
   days on market $115,000 Active 224 DOM
10. 2026-06-01
    days on market $115,000 Active 222 DOM
11. 2026-05-31
    days on market $115,000 Active 221 DOM
12. 2026-05-06
    price $115,000
13. 2026-04-06
    status Active

    Show marketing remark (314 chars)

    CUTE! This charming shotgun style home has been updated and ready for you! This home as lots of natural light, hardwood floors, new kitchen, exterior paint. This home is minutes from downtown, northern Kentucky, and more! Located on a dead-end street, perched up with city views! Its your own get away in the city!

14. 2026-04-06
    historical 314-char remark

    Show marketing remark (314 chars)

    CUTE! This charming shotgun style home has been updated and ready for you! This home as lots of natural light, hardwood floors, new kitchen, exterior paint. This home is minutes from downtown, northern Kentucky, and more! Located on a dead-end street, perched up with city views! Its your own get away in the city!

15. 2026-04-01
    historical
16. 2026-03-31
    status Active
17. 2026-02-25
    historical Contingency Pending
18. 2026-01-31
    price $130,000
19. 2025-10-16
    listed $140,000 Active

    Show marketing remark (314 chars)

    CUTE! This charming shotgun style home has been updated and ready for you! This home as lots of natural light, hardwood floors, new kitchen, exterior paint. This home is minutes from downtown, northern Kentucky, and more! Located on a dead-end street, perched up with city views! Its your own get away in the city!

20. 2025-10-16
    listed $130,000 Active 314-char remark

    Show marketing remark (314 chars)

    CUTE! This charming shotgun style home has been updated and ready for you! This home as lots of natural light, hardwood floors, new kitchen, exterior paint. This home is minutes from downtown, northern Kentucky, and more! Located on a dead-end street, perched up with city views! Its your own get away in the city!

21. 2025-01-29
    soldstatus $45,000
22. 2025-01-23
    soldstatus $45,000 Sold 237-char remark

    Show marketing remark (237 chars)

    Excellent opportunity near downtown Cincinnati. This home is in search of a new owner and its calling for a handy person! Home is perched up high and has sweeping views of the valley below. Selling to settle an estate. Bring your offers!

23. 2025-01-05
    historical Contingency Pending 237-char remark

    Show marketing remark (237 chars)

    Excellent opportunity near downtown Cincinnati. This home is in search of a new owner and its calling for a handy person! Home is perched up high and has sweeping views of the valley below. Selling to settle an estate. Bring your offers!

24. 2025-01-02
    listed $49,900 Active 237-char remark

    Show marketing remark (237 chars)

    Excellent opportunity near downtown Cincinnati. This home is in search of a new owner and its calling for a handy person! Home is perched up high and has sweeping views of the valley below. Selling to settle an estate. Bring your offers!

25. 2013-01-25
    soldstatus $9,800
26. 2012-10-03
    listed $14,900
27. 2004-08-12
    soldstatus $55,000

ⓘ 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: $598 · $50/mo
• Projected year-2 tax: $1,196 · $100/mo
• Expected delta: +$598/yr (+$50/mo · 100.0%)

ⓘ 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,627
• − Mortgage interest: −$6,442
• − Property taxes: −$598
• − Insurance: −$575
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − Depreciation: −$3,345
• Taxable income: $486
• Est. tax owed @ 24.0%: −$117
• After-tax cash flow: $2,239/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): 9,583
• Household income: $20,348
• Rent vs Own: 87.2% rent · 12.8% own
• Severe rent burden: 1466.0

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 (72%)
• Race & ethnicity: Black 72% White 17% Two or more races 7% Hispanic / Latino 5%
• Common ancestry: Slovak 1% Romanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 92% 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: ▲ 10.21%
• Current HPI: 232.7908
• 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

+109.1% since first listed

16 events — show timeline

• 2026-05-06 Price Changed $115,000 Cincy MLS
• 2026-04-06 Relisted — Cincy MLS
• 2026-04-06 Listing Removed — Cincy MLS
• 2026-04-01 Listing Removed — Cincy MLS
• 2026-03-31 Relisted — Cincy MLS
• 2026-02-25 Contingent — Cincy MLS
• 2026-01-31 Price Changed $130,000 Cincy MLS
• 2025-10-16 Listed $130,000 Cincy MLS
• 2025-10-16 Listed $140,000 Cincy MLS
• 2025-01-29 Sold (Public Records) $45,000 Public Records
• 2025-01-23 Sold (MLS) $45,000 Cincy MLS
• 2025-01-05 Contingent — Cincy MLS
• 2025-01-02 Listed $49,900 Cincy MLS
• 2013-01-25 Sold (MLS) $9,800 Cincy MLS
• 2012-10-03 Listed $14,900 Cincy MLS
• 2004-08-12 Sold (Public Records) $55,000 Public Records

Property tax history

+8.2%/yr

Latest (2025): $598 · +0.1% YoY. Source: county tax records.