3337 Glenway Ave · Cincinnati, OH 45205

$175,000

3 bd · 1.5 ba · 1,442 sqft · SingleFamily public records · 37 Days on market

Built 1911 4,704 sqft lot Est $172k · at est.

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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 +14.6/30.0
• ARV discount +6.6/15.0
• DSCR +4.5/10.0
• Livability +4.0/5.0
• 1% rule +3.5/10.0
• Rent growth +3.3/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced to Sell . Remodeled home , great location , ready for occupancy , can be a great first home , newer mechanicals , roof , carpet . Seller/Broker

Key facts

• 4,704 sq ft lot
• Built 1911
• Listed 37 days

Property features AI

Finance

• Other: Residential zoning; Lot approximately 0.108 acres (4,704 sq ft)
• HOA & community: No HOA

Exterior

• Utilities: Public water; Public sewer; Natural gas
• Home design: Traditional single-family home; Two levels; Poured foundation
• Construction: Built with vinyl siding; Poured foundation
• Exterior features: Shingle roof; Vinyl siding; Vinyl windows

Interior

• Kitchen: Dining room on the main level
• Bedrooms: Three bedrooms (all on the 2nd level)
• Bathrooms: One full bathroom on the 2nd level; One half bathroom
• Heating & cooling: Forced air gas heating; Central air conditioning; Gas water heater
• Interior features: Eight total rooms; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $41 ($497/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 $149k (14.8% below list).
• Recommended offer: $149k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Rents rising (+3.3%/yr); 70 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 ($44k/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 37 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 27y 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 $100k; list at $175k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,031 (14.8% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1911 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.85% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.01%
• DSCR: 1.05
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $171,598
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1027 Woodlawn Ave	0.17mi	3/2.0	1,469 (+2%)	5mo	$176,500	$120	83
1013 Del Monte St	0.18mi	3/1.0	1,472 (+2%)	8mo	$112,000	$76	80
1114 Fairbanks Ave	0.11mi	3/1.0	1,328 (-8%)	3mo	$140,000	$105	77
1128 Mcpherson Ave	0.23mi	2/1.5 (-1)	1,402 (-3%)	10mo	$150,000	$107	72
1114 Wing St	0.43mi	2/2.0 (-1)	1,464 (+2%)	1mo	$146,440	$100	69
1215 Ridlen Ave	0.38mi	4/2.0 (+1)	1,454 (+1%)	7mo	$195,000	$134	68
814 Considine Ave	0.50mi	3/1.5	1,302 (-10%)	1mo	$221,000	$170	60
1605 Ross Ave	0.45mi	4/2.0 (+1)	1,512 (+5%)	8mo	$215,000	$142	58
802 Woodlawn Ave	0.51mi	2/1.5 (-1)	1,386 (-4%)	9mo	$134,000	$97	57
1026 Considine Ave	0.24mi	2/1.5 (-1)	1,642 (+14%)	9mo	$140,000	$85	54
1700 Minion Ave	0.66mi	2/1.5 (-1)	1,316 (-9%)	2mo	$156,000	$119	48
2815 W Eighth St	0.63mi	2/1.5 (-1)	1,248 (-14%)	10mo	$165,000	$132	35

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 · 3.3% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.48×
• Total profit: $-25,292
• Equity at exit: $26,093

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-16,857
• Equity at exit: $15,131

Cash invested: $49,000 (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 45205

• Rents YoY: 3.3%
• Active inventory: 70
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,490 high
• Mortgage (P&I): −$918
• Tax from tax record: −$145 /mo · $1,744/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $41

Break-even live

Break-even rent $1,438

Max offer price $175,000

Occupancy floor 92%

Sensitivity live

Price	-10% $140	-5% $91	+0% $41	+5% $-8	+10% $-58
Rent	-10% $-76	-5% $-17	+0% $41	+5% $100	+10% $159
Rate	-1.0pp $130	-0.5pp $86	base $41	+0.5pp $-4	+1.0pp $-50

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
944 Elberon Ave Cincinnati, OH	2.0	1.0	900	$1,200	$1.33	25d	1	0.30mi
916 Fairbanks Ave Cincinnati, OH	4.0	1.0	1438	$1,695	$1.18	25d	1	0.38mi
3666 Glenway Ave Cincinnati, OH	3.0	1.0	1339	$1,250	$0.93	25d	1	0.41mi
927 Chateau Ave Cincinnati, OH	3.0	1.0	1354	$1,550	$1.14	23d	1	0.48mi
931 Olive Ave Cincinnati, OH	3.0	1.0	1852	$1,500	$0.81	4d	1	0.51mi
717 Elberon Ave Unit Elberon 717 Cincinnati, OH	2.0	1.0	1117	$995	$0.89	25d	1	0.57mi
3772 W Liberty St Cincinnati, OH	3.0	1.0	1066	$1,350	$1.27	6d	1	0.58mi
1620 Minion Ave Cincinnati, OH	4.0	2.0	1845	$1,550	$0.84	22d	1	0.61mi
1607 Minion Ave Cincinnati, OH	3.0	1.5	1066	$1,675	$1.57	25d	1	0.63mi
810 Matson Pl Cincinnati, OH	2.0	2.0	1196	$2,100	$1.76	3d	1	0.70mi
1740 Minion Ave Cincinnati, OH	2.0	1.0	1320	$1,200	$0.91	25d	1	0.72mi
1311 Manss Ave Cincinnati, OH	4.0	1.0	1409	$1,295	$0.92	6d	1	0.73mi
868 Academy Ave Unit 2 Cincinnati, OH	4.0	1.0	1100	$1,699	$1.54	25d	1	0.74mi
862 Academy Ave Unit 2 Cincinnati, OH	4.0	1.0	1627	$1,450	$0.89	18d	1	0.75mi
2600 Bushnell St Cincinnati, OH	2.0	2.0	937	$1,295	$1.38	25d	1	0.77mi
633 Hawthorne Ave Unit 2 Cincinnati, OH	3.0	1.0	1000	$1,400	$1.40	25d	1	0.79mi
1214 Gilsey Ave Cincinnati, OH	3.0	1.0	1300	$1,300	$1.00	22d	1	0.82mi
1214 Gilsey Ave Cincinnati, OH	3.0	1.0	1300	$1,300	$1.00	25d	1	0.82mi
1233 Dewey Ave Cincinnati, OH	3.0	1.0	1411	$1,375	$0.97	6d	1	0.89mi
1240 Rosemont Ave Cincinnati, OH	2.0	1.0	1280	$1,100	$0.86	22d	1	0.92mi
905 Suire Ave Unit 2 Cincinnati, OH	4.0	1.0	1699	$1,400	$0.82	25d	1	0.93mi
1057 Winfield Ave Unit 2 Cincinnati, OH	2.0	1.0	1000	$1,250	$1.25	25d	1	0.99mi
1872 Sunset Ave Cincinnati, OH	2.0	1.0	888	$1,075	$1.21	6d	7	1.06mi
2454 River Rd Unit 2 Cincinnati, OH	4.0	1.0	1400	$1,595	$1.14	25d	1	1.15mi
2504 White St Apt 5 Cincinnati, OH	3.0	2.0	1150	$1,150	$1.00	25d	1	1.24mi
1852 Knox St Cincinnati, OH	4.0	1.5	1747	$1,850	$1.06	25d	1	1.24mi
1057 Schiff Ave Unit 1057-2 Cincinnati, OH	4.0	1.0	1000	$1,595	$1.59	16d	1	1.31mi
4227 W 8th St Cincinnati, OH	3.0	2.0	1832	$2,050	$1.12	3d	1	1.39mi
2570 Sarvis Ct Unit 2572 12 Cincinnati, OH	2.0	1.0	1000	$1,250	$1.25	25d	1	1.41mi
2570 Sarvis Ct Unit 2570 01 Cincinnati, OH	2.0	1.0	1000	$1,195	$1.20	25d	1	1.41mi

Listing history 39 events

1. 2026-06-21
   days on market $175,000 Active 37 DOM
2. 2026-06-18
   days on market $175,000 Active 34 DOM
3. 2026-06-17
   days on market $175,000 Active 33 DOM
4. 2026-06-16
   days on market $175,000 Active 32 DOM
5. 2026-06-15
   days on market $175,000 Active 31 DOM
6. 2026-06-13
   days on market $175,000 Active 29 DOM
7. 2026-06-13
   days on market $175,000 Active 28 DOM
8. 2026-06-09
   days on market $175,000 Active 25 DOM
9. 2026-06-08
   days on market $175,000 Active 24 DOM
10. 2026-06-07
    days on market $175,000 Active 23 DOM
11. 2026-06-03
    days on market $175,000 Active 19 DOM
12. 2026-06-02
    days on market $175,000 Active 18 DOM
13. 2026-06-01
    days on market $175,000 Active 17 DOM
14. 2026-05-31
    days on market $175,000 Active 16 DOM
15. 2026-05-15
    listed $175,000 Active
16. 2024-08-04
    historical $1,600
17. 2024-06-30
    historical 150-char remark

    Show marketing remark (150 chars)

    Priced to Sell . Remodeled home , great location , ready for occupancy , can be a great first home , newer mechanicals , roof , carpet . Seller/Broker

18. 2024-04-18
    listed $1,600
19. 2024-03-05
    historical 133-char remark

    Show marketing remark (133 chars)

    Remodeled home , great location , ready for occupancy , can be a great first home , newer mechanicals , roof , carpet . Seller/Broker

20. 2024-03-04
    listed $175,000 Active 150-char remark

    Show marketing remark (150 chars)

    Priced to Sell . Remodeled home , great location , ready for occupancy , can be a great first home , newer mechanicals , roof , carpet . Seller/Broker

21. 2024-03-01
    soldstatus $100,000
22. 2024-02-28
    listed $200,000 Active 133-char remark

    Show marketing remark (133 chars)

    Remodeled home , great location , ready for occupancy , can be a great first home , newer mechanicals , roof , carpet . Seller/Broker

23. 2011-03-22
    soldstatus $8,500
24. 2011-01-13
    listed $8,900
25. 2009-12-15
    historical
26. 2009-04-17
    listed $35,000
27. 2007-08-20
    soldstatus $67,320
28. 2007-01-19
    soldstatus $29,900
29. 2006-11-21
    listed $29,900
30. 2006-09-30
    historical
31. 2006-04-27
    listed $44,500
32. 2004-10-18
    historical
33. 2004-03-10
    listed $70,000
34. 2000-06-05
    historical
35. 2000-01-04
    listed $67,000
36. 2000-01-04
    historical
37. 1999-07-13
    listed $67,900
38. 1993-05-06
    soldstatus $37,900
39. 1989-08-08
    soldstatus $30,500

ⓘ 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: $1,744 · $145/mo
• Projected year-2 tax: $2,237 · $186/mo
• Expected delta: +$493/yr (+$41/mo · 28.3%)

ⓘ 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: $17,884
• − Mortgage interest: −$9,803
• − Property taxes: −$1,744
• − Insurance: −$875
• − Repairs & maintenance: −$1,431
• − Management: −$1,431
• − Depreciation: −$5,091
• Taxable loss: −$2,490
• Est. tax savings @ 24.0%: +$598
• After-tax cash flow: $1,094/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): 18,651
• Household income: $43,682
• Rent vs Own: 63.1% rent · 36.9% own
• Severe rent burden: 980.0

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 0.69)
• Race & ethnicity: Black 43% White 32% Hispanic / Latino 16% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 1% Slovak 1% Serbian 1%
• Foreign-born: 9% · Canada, India, China
• Languages at home: 84% English-only · Spanish 10% Other Asian/Pacific 2% Other Indo-European 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: ▼ -138.67%
• Current HPI: 163.3375
• Rent YoY: ▲ 3.30%
• 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

+473.8% since first listed

25 events — show timeline

• 2026-05-15 Listed $175,000 Cincy MLS
• 2024-08-04 Rental Removed $1,600 BUILDIUM
• 2024-06-30 Listing Removed — Cincy MLS
• 2024-04-18 Listed for Rent $1,600 BUILDIUM
• 2024-03-05 Listing Removed — Cincy MLS
• 2024-03-04 Listed $175,000 Cincy MLS
• 2024-03-01 Sold (Public Records) $100,000 Public Records
• 2024-02-28 Listed $200,000 Cincy MLS
• 2011-03-22 Sold (MLS) $8,500 Cincy MLS
• 2011-01-13 Listed $8,900 Cincy MLS
• 2009-12-15 Listing Removed — Cincy MLS
• 2009-04-17 Listed $35,000 Cincy MLS
• 2007-08-20 Sold (Public Records) $67,320 Public Records
• 2007-01-19 Sold (MLS) $29,900 Cincy MLS
• 2006-11-21 Listed $29,900 Cincy MLS
• 2006-09-30 Listing Removed — Cincy MLS
• 2006-04-27 Listed $44,500 Cincy MLS
• 2004-10-18 Listing Removed — Cincy MLS
• 2004-03-10 Listed $70,000 Cincy MLS
• 2000-06-05 Listing Removed — Cincy MLS
• 2000-01-04 Listing Removed — Cincy MLS
• 2000-01-04 Listed $67,000 Cincy MLS
• 1999-07-13 Listed $67,900 Cincy MLS
• 1993-05-06 Sold (Public Records) $37,900 Public Records
• 1989-08-08 Sold (Public Records) $30,500 Public Records

Property tax history

+8.1%/yr

Latest (2025): $1,744 · +0.1% YoY. Source: county tax records.