1345 Main St #11 · Cincinnati, OH 45202

$129,900

1 bd · 1.0 ba · 1,006 sqft · Condo · 64 Days on market

Good condition $307/mo HOA · 18% of rent ↓ 7% 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).

• Cash flow +19.6/30.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• Rent growth +3.2/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Experience true urban living in this modern studio perched above MOTR Pub in the heart of vibrant Over-the-Rhine. This move-in-ready, 3rd-floor unit features an open floor plan with striking industrial stylings including high ceilings, exposed brick, and beautiful hardwood floors. Enjoy abundant natural light throughout, along with a brand-new oven/range and HVAC as well as access to a shared laundry. Residents benefit from secure building entry and exclusive access to the pub's courtyard. Just steps from Ziegler Park, Washington Park, TQL Stadium, and Cincinnati Music Hall, you'll be surrounded by some of the city's best dining, entertainment, and green spaces. No short-term rentals allowe

Key facts

• $307 HOA
• Listed 64 days

Property features AI

Finance

• HOA & community: HOA: Towne Properties; HOA fee $307 per month

Exterior

• Parking: City street access
• Utilities: Public water; Public sewer; Natural gas
• Home design: Historic architectural style; One story; Unit entry level 3; Residential zoning; Level topography
• Construction: Brick construction; Stone foundation; Composition roof
• Exterior features: Patio; Metal fencing; Double-hung windows

Interior

• Kitchen: Wood floor; Dishwasher; Oven/Range; Refrigerator
• Bedrooms: One bedroom on level 1 (10 x 12)
• Flooring: Wood floors in living room, kitchen, and entry
• Bathrooms: One full bathroom on level 1
• Heating & cooling: Forced air heating (gas); Central air; Ceiling fans
• Interior features: 9+ foot ceilings; Natural woodwork; Full unfinished basement; Entry foyer with wood floor; Busline nearby; Ceiling fan
• Laundry & utility: Water heating: Gas

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $130k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $83 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: Rents rising (+2.7%/yr); 154 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.32% ✓
• Cap rate: 7.68%
• Cash-on-cash: 4.94%
• DSCR: 1.22
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.7% rent growth · sell at horizon

5-year hold

• IRR: -12.2%
• Equity multiple: 0.56×
• Total profit: $-16,003
• Equity at exit: $19,369

10-year hold

• IRR: -3.4%
• Equity multiple: 0.78×
• Total profit: $-8,168
• Equity at exit: $11,231

Cash invested: $36,372 (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 45202

• Rents YoY: 2.7%
• Active inventory: 154
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,715 high
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$307
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $83

Break-even live

Break-even rent $1,609

Max offer price $129,900

Occupancy floor 90%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
131 E 14th St Apt 303 Cincinnati, OH	2.0	1.0	1200	$1,300	$1.08	17d	1	0.04mi
1400 Clay St Unit 201 Cincinnati, OH	1.0	1.0	725	$1,405	$1.94	23d	1	0.06mi
1400 Clay St Unit 401 Cincinnati, OH	1.0	1.0	737	$1,405	$1.91	20d	1	0.06mi
225 Orchard St Unit 225-05 Cincinnati, OH	1.0	1.0	850	$1,266	$1.49	3d	1	0.07mi
1425 Main St Unit 401 Cincinnati, OH	—	1.0	1100	$1,525	$1.39	17d	1	0.08mi
1342 Walnut St Unit 2 Cincinnati, OH	1.0	1.0	750	$1,250	$1.67	23d	1	0.09mi
1435 Main St Unit 4 Cincinnati, OH	1.0	1.0	1075	$1,380	$1.28	23d	1	0.10mi
111 E 13th St Unit 1056075P Cincinnati, OH	1.0	1.0	710	$2,549	$3.59	14d	1	0.10mi
1208 Main St Unit 8 Cincinnati, OH	2.0	1.0	912	$1,675	$1.84	23d	1	0.10mi
100 E 13th St Unit 1056089P Cincinnati, OH	1.0	1.0	1184	$5,172	$4.37	3d	1	0.10mi
1428 Sycamore St Unit 1056023P Cincinnati, OH	1.0	1.0	710	$2,751	$3.87	2d	1	0.12mi
28 E 13th St Cincinnati, OH	1.0	1.0	900	$1,830	$2.03	2d	2	0.14mi
28 E 13th St #1 Cincinnati, OH	1.0	1.0	975	$1,636	$1.68	21d	1	0.14mi
118 E Liberty St Apt D Cincinnati, OH	2.0	1.5	1100	$1,525	$1.39	4d	1	0.15mi
118 E Liberty St Apt C Cincinnati, OH	1.0	1.5	1000	$1,425	$1.43	4d	1	0.15mi
118 E Liberty St Apt B Cincinnati, OH	2.0	1.0	1100	$1,525	$1.39	4d	1	0.15mi
1602 Mansfield St Unit 1056028P Cincinnati, OH	2.0	2.0	1453	$4,145	$2.85	2d	1	0.17mi
1508 Moore St Unit 1 Cincinnati, OH	1.0	1.0	775	$1,270	$1.64	23d	1	0.18mi
1118 Sycamore St Cincinnati, OH	2.0	1.0–2.0	891	$2,264	$2.54	2d	22	0.18mi
1326 Broadway Unit 1324946P Cincinnati, OH	1.0–3.0	1.0–3.0	1162	$2,747	$2.36	23d	2	0.18mi
1601 Broadway St #1 Cincinnati, OH	1.0	1.0	775	$1,010	$1.30	4d	1	0.19mi
1407 Vine St Unit 1056101P Cincinnati, OH	2.0	1.0	1076	$3,361	$3.12	2d	1	0.20mi
1304 Broadway Unit 1056130P Cincinnati, OH	1.0–5.0	1.0–4.0	2072	$3,122	$1.51	10d	2	0.20mi
1123 Walnut St Unit 1123- 1 Cincinnati, OH	2.0	1.0	856	$1,435	$1.68	23d	1	0.20mi
1412 Republic St Cincinnati, OH	1.0	1.0	855	$1,700	$1.99	23d	1	0.22mi
100 East Central Pkwy Cincinnati, OH	1.0–2.0	1.0–2.0	1080	$1,628	$1.51	4d	8	0.23mi
20 W 12th St Unit 403A Cincinnati, OH	2.0	1.5	1100	$1,900	$1.73	21d	1	0.26mi
2426 Goose Aly Unit 1056056P Cincinnati, OH	1.0	1.0	710	$3,090	$4.35	2d	1	0.27mi
1523 Republic St #202 Cincinnati, OH	1.0	1.0	830	$1,750	$2.11	17d	1	0.28mi
1502 Race St Unit 1056057P Cincinnati, OH	1.0	1.0	710	$3,541	$4.99	12d	1	0.28mi
1510 Race St Unit 1056158P Cincinnati, OH	2.0	1.0	1076	$4,248	$3.95	23d	1	0.28mi
1507 Race St Unit 1056026P Cincinnati, OH	2.0	1.0	1453	$3,630	$2.50	14d	1	0.30mi
509 E 12th St Cincinnati, OH	1.0–2.0	1.0	796	$1,200	$1.51	4d	1	0.31mi
509 E 12th St Cincinnati, OH	2.0	1.0	1000	$1,075	$1.07	14d	2	0.31mi
1508 Pleasant St Unit 1495913P Cincinnati, OH	1.0–3.0	1.0–2.0	1431	$3,414	$2.39	2d	2	0.33mi
1 E 4th St Unit 1404477P Cincinnati, OH	2.0	1.0	618	$3,089	$4.99	21d	2	0.33mi
830 Main St Cincinnati, OH	2.0	1.0–2.0	756	$1,548	$2.05	4d	6	0.37mi
1606 Pleasant St Unit 1056043P Cincinnati, OH	1.0	1.0	1076	$2,493	$2.32	2d	1	0.38mi
1429 Elm St Unit 1495912P Cincinnati, OH	1.0	1.0	721	$3,286	$4.56	14d	1	0.38mi
1777 Sycamore St Unit 5 Cincinnati, OH	2.0	1.0	964	$1,530	$1.59	23d	1	0.39mi

HOA detail condo

• Monthly dues: $307 · $3,684/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $129,900 Active 64 DOM
2. 2026-06-17
   days on market $129,900 Active 63 DOM
3. 2026-06-16
   days on market $129,900 Active 62 DOM
4. 2026-06-15
   days on market $129,900 Active 61 DOM
5. 2026-06-13
   days on market $129,900 Active 59 DOM
6. 2026-06-13
   days on market $129,900 Active 58 DOM
7. 2026-06-09
   days on market $129,900 Active 55 DOM
8. 2026-06-08
   days on market $129,900 Active 54 DOM
9. 2026-06-07
   days on market $129,900 Active 53 DOM
10. 2026-06-03
    days on market $129,900 Active 49 DOM
11. 2026-06-02
    days on market $129,900 Active 48 DOM
12. 2026-06-01
    days on market $129,900 Active 47 DOM
13. 2026-05-31
    days on market $129,900 Active 46 DOM
14. 2026-05-11
    price $129,900
15. 2026-04-15
    listed $139,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% 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: $20,575
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$1,447
• − Repairs & maintenance: −$1,646
• − Management: −$1,646
• − HOA: −$3,684
• − Depreciation: −$3,779
• Taxable loss: −$852
• Est. tax savings @ 24.0%: +$205
• After-tax cash flow: $1,204/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This move-in-ready studio in Over-the-Rhine features modern amenities and industrial styling, making it an attractive option for both buyers and renters.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both landscape courtyard — improves curb appeal and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both landscape courtyard — improves curb appeal and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 17,869
• Household income: $95,633
• Rent vs Own: 73.6% rent · 26.4% own
• Severe rent burden: 1514.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 23% Two or more races 6% Asian 4% Hispanic / Latino 2%
• Common ancestry: Italian 2% Lithuanian 2% Romanian 2%
• Foreign-born: 7% · Canada, China, South Korea
• Languages at home: 91% English-only · Other Indo-European 2% Spanish 2% Other Asian/Pacific 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: ▼ -219.24%
• Current HPI: 233.4526
• Rent YoY: ▲ 2.70%
• 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

-7.1% since first listed

2 events — show timeline

• 2026-05-11 Price Changed $129,900 Cincy MLS
• 2026-04-15 Listed $139,900 Cincy MLS