1732 Denham St · Cincinnati, OH 45225

$80,000

4 bd · 2.0 ba · 1,691 sqft · SingleFamily public records · 3 Days on market

Built 1927 2,875 sqft lot Est $78k · at est.

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +6.2/15.0
• 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

All buyer's must have pre-approval letter or proof of funds and copy of earnest money with offer.

Key facts

• 2,875 sq ft lot
• Built 1927
• Listed 3 days

Property features AI

Finance

• Other: Residential zoning; Lot dimensions approximately 50 x 115 (less than 0.5 acre)
• HOA & community: No homeowners association

Exterior

• Parking: On-street parking; Driveway parking
• Utilities: Public water; Public sewer; Natural gas
• Home design: Traditional single-family home; One and one-half stories; Handyman condition
• Construction: Block foundation
• Exterior features: Shingle roof; Wood siding; Wood windows

Interior

• Kitchen: Kitchen approx. 14 x 11
• Bedrooms: Four bedrooms total; Primary bedroom approx. 12 x 12 (on level 1); Second bedroom approx. 12 x 12 (on level 1); Third bedroom approx. 12 x 11 (on level 2); Fourth bedroom approx. 12 x 11 (on level 2); Second-floor study/den approx. 9 x 9
• Bathrooms: Two full bathrooms; One full bathroom on level 1; One full bathroom on level 2
• Heating & cooling: Forced air heating; Window unit cooling; Gas water heating
• Interior features: Seven total rooms; Full basement
• Laundry & utility: Laundry room on level 1

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $829 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Cap rate 18.7% 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1,774/mo this rent would consume 105% 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 $9k of equity ($553 loan paydown + $8k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 20y 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.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $80,000

Questions for the listing agent

1. Built in 1927 — 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. 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 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: 2.22% ✓
• Cap rate: 18.73%
• Cash-on-cash: 44.43%
• DSCR: 2.98
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $77,786
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1756 Carll St	0.07mi	4/3.0	1,846 (+9%)	6mo	$203,900	$110	72
1704 Pulte St	0.09mi	4/1.0	1,888 (+12%)	6mo	$60,000	$32	67
1827 Carll St	0.25mi	3/2.0 (-1)	1,866 (+10%)	9mo	$50,000	$27	59
1626 Carll St	0.18mi	4/1.5	1,474 (-13%)	13mo	$68,000	$46	57
1955 Fairmount Ave	0.62mi	3/1.0 (-1)	1,624 (-4%)	4mo	$120,000	$74	52
2042 Baltimore Ave	0.65mi	4/1.0	1,750 (+4%)	24mo	$35,000	$20	40

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: 58.9%
• Equity multiple: 5.31×
• Total profit: $96,433
• Equity at exit: $72,070

10-year hold

• IRR: 52.4%
• Equity multiple: 11.83×
• Total profit: $242,516
• Equity at exit: $155,422

Cash invested: $22,400 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,774 high
• Mortgage (P&I): −$420
• Tax from tax record: −$119 /mo · $1,428/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $829

Break-even live

Break-even rent $724

Max offer price $80,000

Occupancy floor 48%

Sensitivity live

Price	-10% $875	-5% $852	+0% $829	+5% $807	+10% $784
Rent	-10% $689	-5% $759	+0% $829	+5% $899	+10% $970
Rate	-1.0pp $870	-0.5pp $850	base $829	+0.5pp $809	+1.0pp $788

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1852 Knox St Cincinnati, OH	4.0	1.5	1747	$1,850	$1.06	24d	1	0.52mi
2504 White St Apt 5 Cincinnati, OH	3.0	2.0	1150	$1,150	$1.00	24d	1	0.68mi
1241 Bates Ave Cincinnati, OH	3.0	2.5	2100	$1,875	$0.89	24d	1	0.86mi
1042 Marshall Ave Apt 3 Cincinnati, OH	3.0	1.0	1400	$1,195	$0.85	24d	1	1.02mi
2704 W McMicken Ave Unit 2 Cincinnati, OH	3.0	1.0	1760	$1,500	$0.85	24d	1	1.22mi
3064 Aquadale Ln Cincinnati, OH	3.0	3.0	1102	$1,850	$1.68	24d	1	1.28mi
595 Martin Luther King Dr W Cincinnati, OH	3.0	2.0	2048	$1,650	$0.81	11d	1	1.29mi
623 Riddle Rd Cincinnati, OH	3.0	2.0	2028	$1,800	$0.89	24d	1	1.32mi
1905 Elmore St Cincinnati, OH	3.0	1.0	925	$1,560	$1.69	14d	3	1.36mi
421 Southview Ave Unit 2 Cincinnati, OH	3.0	1.0	1350	$1,800	$1.33	24d	1	1.46mi
2521 Ravine St Cincinnati, OH	3.0	3.5	1528	$2,995	$1.96	24d	1	1.49mi

Listing history 4 events

1. 2026-06-18
   days on market $80,000 Active 3 DOM
2. 2026-06-17
   days on market $80,000 Active 2 DOM
3. 2026-06-16
   remarks 135-char remark
4. 2026-06-16
   listed $80,000 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: $1,428 · $119/mo
• Projected year-2 tax: $1,428 · $119/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 · 20 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: $21,285
• − Mortgage interest: −$4,481
• − Property taxes: −$1,428
• − Insurance: −$400
• − Repairs & maintenance: −$1,703
• − Management: −$1,703
• − Depreciation: −$2,327
• Taxable income: $9,243
• Est. tax owed @ 24.0%: −$2,218
• After-tax cash flow: $7,734/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

+220.0% since first listed

14 events — show timeline

• 2026-06-15 Listed $80,000 Cincy MLS
• 2023-09-26 Sold (Public Records) $92,000 Public Records
• 2023-03-17 Pending — Cincy MLS
• 2023-03-17 Listing Removed — Cincy MLS
• 2022-07-28 Listed $89,900 Cincy MLS
• 2021-11-16 Sold (Public Records) $60,000 Public Records
• 2006-10-17 Sold (Public Records) $9,500 Public Records
• 2006-10-17 Sold (Public Records) $30,000 Public Records
• 2006-10-04 Sold (MLS) $9,500 Cincy MLS
• 2006-08-14 Listed $12,400 Cincy MLS
• 2006-08-03 Listing Removed — Cincy MLS
• 2006-02-06 Listed $14,900 Cincy MLS
• 2002-02-19 Sold (Public Records) $78,000 Public Records
• 2001-10-18 Sold (Public Records) $25,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $1,428 · +0.1% YoY. Source: county tax records.