4340 W Eighth St · Cincinnati, OH 45205

$71,990

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 143 Days on market

Built 1921 5,445 sqft lot

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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
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• 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

Cheaper than rent! Spacious updated kitchen. Refinished hardwood floors. Updated bath. Newer furnace and hot water heater. Fenced-in yard. Driveway in the back of the house just needs to be cleared. On the bus line. Cute starter home!

Key facts

• Practical layout
• Convenient access
• Outdoor space

Tags

• PRACTICAL LAYOUT
• FUNCTIONAL CABINET STORAGE
• OUTDOOR SPACE
• CONVENIENT ACCESS
• LOCAL AMENITIES

Property features AI

Finance

• Financial info: Taxes information available (semi-annual taxes listed separately)
• HOA & community: No HOA

Exterior

• Utilities: Public water; Public sewer; Natural gas
• Home design: Traditional-style single family home; Two levels; Poured foundation
• Construction: Stucco construction; Poured foundation; Shingle roof; Two-story
• Exterior features: Shingle roof; Stucco exterior; Window features listed as other; Residential zoning

Interior

• Kitchen: Kitchen 12 x 11
• Bedrooms: Three bedrooms; Primary bedroom 14 x 10 (second floor); Bedroom 2 10 x 15 (second floor); Bedroom 3 11 x 9 (second floor)
• Flooring: Wood floors in living and dining areas
• Bathrooms: One full bathroom (located on second floor); Primary bathroom described as other
• Heating & cooling: Forced air heating (gas); Central air conditioning; Other water heating
• Interior features: Six total rooms; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $677 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $72k).
• Recommended offer: $63k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.6% 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.
• Market conditions: Rents rising (+3.3%/yr); 69 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 43% 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 $498 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.3% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y ago; this cycle's ask has dropped $78k (52%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $46k; list at $72k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1921 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,351 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 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 1921 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 2.18% ✓
• Cap rate: 17.59%
• Cash-on-cash: 40.33%
• DSCR: 2.79
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $185,472
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4334 W Eighth St	0.02mi	3/2.0	1,170 (+2%)	1mo	$115,000	$98	91
574 Virgil Rd	0.43mi	3/1.0	1,110 (-4%)	1mo	$180,000	$162	73
813 Greenwich Ave	0.23mi	2/1.0 (-1)	1,248 (+8%)	4mo	$80,000	$64	67
4305 St Lawrence Ave	0.17mi	3/1.5	988 (-14%)	2mo	$154,000	$156	64
538 Roebling Rd	0.50mi	2/1.5 (-1)	1,190 (+3%)	0mo	$226,000	$190	64
582 Trenton Ave	0.46mi	2/2.0 (-1)	1,056 (-8%)	2mo	$170,000	$161	54
511 Claymore Ter	0.62mi	2/1.0 (-1)	1,240 (+8%)	1mo	$185,000	$149	53
543 Virgil Rd	0.50mi	4/2.0 (+1)	1,258 (+9%)	4mo	$202,000	$161	49
521 Roebling Rd	0.59mi	4/1.5 (+1)	1,258 (+9%)	3mo	$170,000	$135	48
1088 Morado Dr	0.74mi	3/1.0	1,308 (+14%)	2mo	$190,000	$145	42
4778 Shadylawn Ter	0.65mi	2/1.0 (-1)	992 (-14%)	1mo	$165,000	$166	41
4619 Shady Lawn Ter	0.63mi	2/1.0 (-1)	992 (-14%)	4mo	$180,000	$181	39

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: 37.1%
• Equity multiple: 2.59×
• Total profit: $32,018
• Equity at exit: $10,734

10-year hold

• IRR: 43.9%
• Equity multiple: 5.25×
• Total profit: $85,653
• Equity at exit: $6,224

Cash invested: $20,157 (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: 69
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,568 high
• Mortgage (P&I): −$378
• Tax from tax record: −$153 /mo · $1,841/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $677

Break-even live

Break-even rent $710

Max offer price $71,990

Occupancy floor 52%

Sensitivity live

Price	-10% $718	-5% $698	+0% $677	+5% $657	+10% $637
Rent	-10% $554	-5% $616	+0% $677	+5% $739	+10% $801
Rate	-1.0pp $714	-0.5pp $696	base $677	+0.5pp $659	+1.0pp $640

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: $17,998
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1057 Schiff Ave Unit 1057-2 Cincinnati, OH	4.0	1.0	1000	$1,595	$1.59	15d	1	0.32mi
4284 Foley Rd Cincinnati, OH	3.0	2.0	1242	$2,800	$2.25	44d	1	0.38mi
620 Pedretti Ave Apt A8 Cincinnati, OH	2.0	1.0	703	$978	$1.39	14d	1	0.39mi
543 Virgil Rd Cincinnati, OH	4.0	2.0	1258	$1,795	$1.43	21d	1	0.51mi
1057 Winfield Ave Unit 2 Cincinnati, OH	2.0	1.0	1000	$1,250	$1.25	24d	1	0.56mi
4220 Viewland Pl Cincinnati, OH	2.0	1.0	900	$1,495	$1.66	20d	1	0.73mi
1240 Rosemont Ave Cincinnati, OH	2.0	1.0	1280	$1,100	$0.86	20d	1	0.77mi
466 Pedretti Ave Unit 472-10 Cincinnati, OH	2.0	1.0	750	$1,100	$1.47	24d	1	0.78mi
1233 Dewey Ave Cincinnati, OH	3.0	1.0	1411	$1,375	$0.97	4d	1	0.78mi
1214 Gilsey Ave Cincinnati, OH	3.0	1.0	1300	$1,300	$1.00	24d	1	0.81mi
1214 Gilsey Ave Cincinnati, OH	3.0	1.0	1300	$1,300	$1.00	20d	1	0.81mi
868 Academy Ave Unit 2 Cincinnati, OH	4.0	1.0	1100	$1,699	$1.54	24d	1	0.81mi
1311 Manss Ave Cincinnati, OH	4.0	1.0	1409	$1,295	$0.92	4d	1	1.04mi
419 Elm St Unit 419-1 Cincinnati, OH	4.0	2.0	1200	$1,995	$1.66	19d	1	1.05mi
1607 Minion Ave Cincinnati, OH	3.0	1.5	1066	$1,675	$1.57	24d	1	1.11mi
3772 W Liberty St Cincinnati, OH	3.0	1.0	1066	$1,350	$1.27	4d	1	1.14mi
3643 W 8th St Unit 1 Cincinnati, OH	2.0	1.0	850	$995	$1.17	24d	1	1.15mi
3666 Glenway Ave Cincinnati, OH	3.0	1.0	1339	$1,250	$0.93	24d	1	1.16mi
1820 Sunset Ave Cincinnati, OH	1.0–2.0	1.0	750	$1,049	$1.40	21d	6	1.16mi
1740 Minion Ave Cincinnati, OH	2.0	1.0	1320	$1,200	$0.91	24d	1	1.25mi
5039 Delhi Rd Cincinnati, OH	1.0–2.0	1.0–2.0	952	$1,895	$1.99	2d	10	1.36mi
916 Fairbanks Ave Cincinnati, OH	4.0	1.0	1438	$1,695	$1.18	24d	1	1.38mi
1872 Sunset Ave Cincinnati, OH	2.0	1.0	888	$1,075	$1.21	4d	7	1.40mi
1905 Wyoming Ave Cincinnati, OH	2.0	1.0	850	$1,012	$1.19	2d	2	1.40mi
4463 Glenhaven Rd Cincinnati, OH	2.0	1.0	775	$1,005	$1.30	44d	1	1.42mi
5256 Ponce Ln Cincinnati, OH	3.0	2.0	1270	$1,866	$1.47	2d	1	1.44mi
2703 Erlene Dr Cincinnati, OH	1.0–2.0	1.0–1.5	691	$1,045	$1.51	4d	39	1.46mi

Listing history 38 events

1. 2026-06-18
   days on market $71,990 Active 143 DOM
2. 2026-06-17
   days on market $71,990 Active 142 DOM
3. 2026-06-16
   days on market $71,990 Active 141 DOM
4. 2026-06-15
   days on market $71,990 Active 140 DOM
5. 2026-06-13
   days on market $71,990 Active 138 DOM
6. 2026-06-13
   days on market $71,990 Active 137 DOM
7. 2026-06-09
   days on market $71,990 Active 134 DOM
8. 2026-06-08
   days on market $71,990 Active 133 DOM
9. 2026-06-07
   days on market $71,990 Active 132 DOM
10. 2026-06-03
    days on market $71,990 Active 128 DOM
11. 2026-06-02
    days on market $71,990 Active 127 DOM
12. 2026-06-01
    days on market $71,990 Active 126 DOM
13. 2026-05-31
    days on market $71,990 Active 125 DOM
14. 2026-05-23
    price $71,990
15. 2026-05-14
    price $79,900
16. 2026-05-07
    price $89,900
17. 2026-04-16
    price $99,900
18. 2026-04-13
    price $109,900
19. 2026-03-26
    price $124,900
20. 2026-03-06
    price $129,900
21. 2026-02-25
    price $134,900
22. 2026-02-02
    status Active
23. 2026-01-27
    historical Contingency Pending
24. 2026-01-26
    listed $149,900 Active
25. 2015-10-13
    soldstatus $46,000
26. 2015-10-01
    soldstatus $46,000 Sold 234-char remark

    Show marketing remark (234 chars)

    Cheaper than rent! Spacious updated kitchen. Refinished hardwood floors. Updated bath. Newer furnace and hot water heater. Fenced-in yard. Driveway in the back of the house just needs to be cleared. On the bus line. Cute starter home!

27. 2015-09-08
    historical Accept Backup Offers 234-char remark

    Show marketing remark (234 chars)

    Cheaper than rent! Spacious updated kitchen. Refinished hardwood floors. Updated bath. Newer furnace and hot water heater. Fenced-in yard. Driveway in the back of the house just needs to be cleared. On the bus line. Cute starter home!

28. 2015-07-27
    status Active 234-char remark

    Show marketing remark (234 chars)

    Cheaper than rent! Spacious updated kitchen. Refinished hardwood floors. Updated bath. Newer furnace and hot water heater. Fenced-in yard. Driveway in the back of the house just needs to be cleared. On the bus line. Cute starter home!

29. 2015-07-26
    historical 234-char remark

    Show marketing remark (234 chars)

    Cheaper than rent! Spacious updated kitchen. Refinished hardwood floors. Updated bath. Newer furnace and hot water heater. Fenced-in yard. Driveway in the back of the house just needs to be cleared. On the bus line. Cute starter home!

30. 2015-01-26
    listed $54,900 Active 234-char remark

    Show marketing remark (234 chars)

    Cheaper than rent! Spacious updated kitchen. Refinished hardwood floors. Updated bath. Newer furnace and hot water heater. Fenced-in yard. Driveway in the back of the house just needs to be cleared. On the bus line. Cute starter home!

31. 2008-03-17
    soldstatus $55,000 246-char remark

    Show marketing remark (246 chars)

    Pc8559 Attractive price for this 3 BD home convenient to busline, schools & shopping. Equipped kitchen, living room & dining room. Newer roof, HWH, full basement. Very private yard. This home has been well maintained. All appliances stay.

32. 2007-09-17
    listed $59,900 246-char remark

    Show marketing remark (246 chars)

    Pc8559 Attractive price for this 3 BD home convenient to busline, schools & shopping. Equipped kitchen, living room & dining room. Newer roof, HWH, full basement. Very private yard. This home has been well maintained. All appliances stay.

33. 2007-09-01
    historical
34. 2007-03-28
    historical
35. 2007-03-28
    listed $69,900
36. 2006-09-27
    listed $74,900
37. 1993-04-14
    soldstatus $55,500
38. 1987-09-08
    soldstatus $36,500

ⓘ 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: $1,841 · $153/mo
• Projected year-2 tax: $1,841 · $153/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 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: $18,811
• − Mortgage interest: −$4,033
• − Property taxes: −$1,841
• − Insurance: −$360
• − Repairs & maintenance: −$1,505
• − Management: −$1,505
• − Depreciation: −$2,094
• Taxable income: $7,473
• Est. tax owed @ 24.0%: −$1,794
• After-tax cash flow: $6,336/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

+97.2% since first listed

25 events — show timeline

• 2026-05-23 Price Changed $71,990 Cincy MLS
• 2026-05-14 Price Changed $79,900 Cincy MLS
• 2026-05-07 Price Changed $89,900 Cincy MLS
• 2026-04-16 Price Changed $99,900 Cincy MLS
• 2026-04-13 Price Changed $109,900 Cincy MLS
• 2026-03-26 Price Changed $124,900 Cincy MLS
• 2026-03-06 Price Changed $129,900 Cincy MLS
• 2026-02-25 Price Changed $134,900 Cincy MLS
• 2026-02-02 Relisted — Cincy MLS
• 2026-01-27 Contingent — Cincy MLS
• 2026-01-26 Listed $149,900 Cincy MLS
• 2015-10-13 Sold (Public Records) $46,000 Public Records
• 2015-10-01 Sold (MLS) $46,000 Cincy MLS
• 2015-09-08 Contingent — Cincy MLS
• 2015-07-27 Relisted — Cincy MLS
• 2015-07-26 Listing Removed — Cincy MLS
• 2015-01-26 Listed $54,900 Cincy MLS
• 2008-03-17 Sold (MLS) $55,000 Cincy MLS
• 2007-09-17 Listed $59,900 Cincy MLS
• 2007-09-01 Listing Removed — Cincy MLS
• 2007-03-28 Listed $69,900 Cincy MLS
• 2007-03-28 Listing Removed — Cincy MLS
• 2006-09-27 Listed $74,900 Cincy MLS
• 1993-04-14 Sold (Public Records) $55,500 Public Records
• 1987-09-08 Sold (Public Records) $36,500 Public Records

Property tax history

+6.6%/yr

Latest (2025): $1,841 · +0.1% YoY. Source: county tax records.