3543 Wilson Ave · Cincinnati, OH 45229

$419,900

5 bd · 3.0 ba · 3,497 sqft · MultiFamily public records · 85 Days on market

Built 1926 4,574 sqft lot

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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 +21.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.0/10.0
• Livability +4.0/5.0
• Rent growth +3.9/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Outstanding cash-flow opportunity offering $3,880/month in gross rents! Centrally located & updated throughout, this 3,497sf, brick triplex is fully occupied & features two 2-bedroom, 1 bath units (units 1 & 2) + one 3-bedroom, 1 bath unit (unit 3). Minutes to downtown & only a 2-minute drive to Children's Hospital. Owner pays water/sewer of approx. $240/month - tenants pay gas/electric (separate meters). Recent updates include: new metal roof, new furnaces & thermostats, 3 new water heaters, all new windows (all 43 windows!!), updated kitchens & baths, new LVP flooring, new interior paint in units, hallways & staircase. Seller is in the process of applying for a tax abatement. Washer & dryer to convey.

Key facts

• Updated
• Triplex
• New roof

Tags

• TRIPLEX
• UPDATED
• NEW ROOF

Property features AI

Finance

• Other: Total buildings: 1
• Financial info: All units currently vacant; Total of 3 units with listed market rents: two 2-bed units at $1,250 each and one 3-bed unit at $1,450

Exterior

• Parking: On-street parking
• Utilities: Public water (owner pays water); Public sewer; Natural gas
• Home design: Triplex; Three or more levels; Poured foundation
• Construction: Brick construction; Metal roof
• Exterior features: Double-hung windows; Residential zoning

Interior

• Bedrooms: Two 2-bedroom units; One 3-bedroom unit
• Bathrooms: Each unit has one full bathroom
• Heating & cooling: Gas heating (tenant pays heat); Window air conditioning units; Natural gas service
• Interior features: Full basement; Inoperable fireplace

What this means for you Summary

Snapshot

• This is a 2×2bd/1.0ba + 1×3bd/1.0ba units multifamily listed at $420k.

Deal economics

• At list price, monthly cash flow is $634 ($8k/yr) — positive. Per door: $211/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $419k (0.3% below list).
• Recommended offer: $395k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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 fast (+5.5%/yr); 49 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• At $4,186/mo this rent would consume 156% of the median local household income ($32k/yr) (locally 1730% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 85 days — a 6% lower offer ($395k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 23y ago; this cycle's ask is 35636% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $365k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $394,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.00% ✗
• Cap rate: 8.10%
• Cash-on-cash: 6.47%
• DSCR: 1.29
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $276,263
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
320 Forest Ave	0.07mi	4/3.0 (-1)	3,216 (-8%)	11mo	$305,000	$95	69
518 Forest Ave	0.34mi	6/— (+1)	3,028 (-13%)	19mo	$167,400	$55	41
521 Carplin Pl	0.63mi	5/3.0	3,037 (-13%)	11mo	$88,500	$29	40
3429 Ruther Ave	0.56mi	6/3.0 (+1)	3,064 (-12%)	11mo	$281,500	$92	39
3217 Vine St	0.68mi	6/3.0 (+1)	3,798 (+9%)	15mo	$266,000	$70	36
3872 Vine St	0.67mi	4/4.5 (-1)	3,600 (+3%)	22mo	$286,000	$79	34
3384 Bishop St	0.59mi	6/3.0 (+1)	3,058 (-13%)	22mo	$740,000	$242	28

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 · 5.55% rent growth · sell at horizon

5-year hold

• IRR: -3.7%
• Equity multiple: 0.86×
• Total profit: $-16,749
• Equity at exit: $62,608

10-year hold

• IRR: 8.5%
• Equity multiple: 1.72×
• Total profit: $84,687
• Equity at exit: $36,305

Cash invested: $117,572 (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 45229

• Home prices YoY: -24.0%
• Rents YoY: 5.5%
• Active inventory: 49
• Price-to-rent: 26.6×

Monthly cashflow live

• Estimated rent: $4,186 high
• Mortgage (P&I): −$2,202
• Tax from tax record: −$296 /mo · $3,556/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$879
• Net cashflow: $634

Break-even live

Break-even rent $3,384

Max offer price $419,900

Occupancy floor 80%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,634
1× unit	3	1	$1,553
Total (3 units)			$4,186

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: $104,975
• Closing costs: $12,597
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
223 Woolper Ave Cincinnati, OH	6.0	3.0	3000	$3,500	$1.17	12d	1	0.72mi
2800 Jefferson Ave Cincinnati, OH	4.0	2.0	2500	$625	$0.25	19d	1	1.12mi
3476 Cornell Pl Cincinnati, OH	5.0	2.5	2930	$3,095	$1.06	4d	1	1.14mi

Listing history 41 events

1. 2026-06-18
   days on market $419,900 Active 85 DOM
2. 2026-06-17
   days on market $419,900 Active 84 DOM
3. 2026-06-16
   days on market $419,900 Active 83 DOM
4. 2026-06-15
   days on market $419,900 Active 82 DOM
5. 2026-06-13
   days on market $419,900 Active 80 DOM
6. 2026-06-13
   pricedays on market $419,900 Active 79 DOM
7. 2026-06-09
   days on market $429,900 Active 76 DOM
8. 2026-06-08
   days on market $429,900 Active 75 DOM
9. 2026-06-07
   days on market $429,900 Active 74 DOM
10. 2026-06-03
    days on market $429,900 Active 70 DOM
11. 2026-06-02
    days on market $429,900 Active 69 DOM
12. 2026-06-01
    days on market $429,900 Active 68 DOM
13. 2026-05-31
    days on market $429,900 Active 67 DOM
14. 2026-05-22
    historical $1,175
15. 2026-05-19
    listed $1,175
16. 2026-05-14
    historical $1,175
17. 2026-05-13
    listed $1,175
18. 2026-05-08
    historical $1,175
19. 2026-04-22
    listed $1,175
20. 2026-04-15
    historical $1,175
21. 2026-04-05
    listed $1,175
22. 2026-03-30
    listed $1,175
23. 2026-03-29
    historical $1,175
24. 2026-03-25
    listed $429,900 Active
25. 2026-03-07
    listed $1,175
26. 2024-05-14
    soldstatus $365,000 Sold 744-char remark

    Show marketing remark (744 chars)

    Outstanding cash-flow opportunity offering $3,880/month in gross rents! Centrally located & updated throughout, this 3,497sf, brick triplex is fully occupied & features two 2-bedroom, 1 bath units (units 1 & 2) + one 3-bedroom, 1 bath unit (unit 3). Minutes to downtown & only a 2-minute drive to Children's Hospital. Owner pays water/sewer of approx. $240/month - tenants pay gas/electric (separate meters). Recent updates include: new metal roof, new furnaces & thermostats, 3 new water heaters, all new windows (all 43 windows!!), updated kitchens & baths, new LVP flooring, new interior paint in units, hallways & staircase. Seller is in the process of applying for a tax abatement. Washer & dryer to convey.

27. 2024-04-12
    historical Contingency Pending 744-char remark

    Show marketing remark (744 chars)

    Outstanding cash-flow opportunity offering $3,880/month in gross rents! Centrally located & updated throughout, this 3,497sf, brick triplex is fully occupied & features two 2-bedroom, 1 bath units (units 1 & 2) + one 3-bedroom, 1 bath unit (unit 3). Minutes to downtown & only a 2-minute drive to Children's Hospital. Owner pays water/sewer of approx. $240/month - tenants pay gas/electric (separate meters). Recent updates include: new metal roof, new furnaces & thermostats, 3 new water heaters, all new windows (all 43 windows!!), updated kitchens & baths, new LVP flooring, new interior paint in units, hallways & staircase. Seller is in the process of applying for a tax abatement. Washer & dryer to convey.

28. 2024-04-08
    listed $365,000 Active 744-char remark

    Show marketing remark (744 chars)

    Outstanding cash-flow opportunity offering $3,880/month in gross rents! Centrally located & updated throughout, this 3,497sf, brick triplex is fully occupied & features two 2-bedroom, 1 bath units (units 1 & 2) + one 3-bedroom, 1 bath unit (unit 3). Minutes to downtown & only a 2-minute drive to Children's Hospital. Owner pays water/sewer of approx. $240/month - tenants pay gas/electric (separate meters). Recent updates include: new metal roof, new furnaces & thermostats, 3 new water heaters, all new windows (all 43 windows!!), updated kitchens & baths, new LVP flooring, new interior paint in units, hallways & staircase. Seller is in the process of applying for a tax abatement. Washer & dryer to convey.

29. 2022-09-21
    soldstatus $160,000
30. 2022-08-31
    soldstatus $160,000 Sold 208-char remark

    Show marketing remark (208 chars)

    Great investment opportunity, good bones, great potential, close to Children's Hospital, 3 large apartments, and currently rented below market rent. Needs updating to maximum investment potential. Sold as-is.

31. 2022-08-02
    historical Contingency Pending 208-char remark

    Show marketing remark (208 chars)

    Great investment opportunity, good bones, great potential, close to Children's Hospital, 3 large apartments, and currently rented below market rent. Needs updating to maximum investment potential. Sold as-is.

32. 2022-07-30
    listed $160,000 Active 208-char remark

    Show marketing remark (208 chars)

    Great investment opportunity, good bones, great potential, close to Children's Hospital, 3 large apartments, and currently rented below market rent. Needs updating to maximum investment potential. Sold as-is.

33. 2010-03-25
    soldstatus $12,000
34. 2010-03-19
    listed $14,000
35. 2010-02-10
    historical
36. 2010-01-01
    listed $14,000
37. 2003-12-23
    soldstatus $81,000
38. 2003-11-24
    soldstatus $78,000
39. 2003-09-05
    listed $75,000
40. 1994-01-03
    soldstatus $58,500
41. 1987-07-08
    soldstatus $34,000

ⓘ 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: $3,556 · $296/mo
• Projected year-2 tax: $5,053 · $421/mo
• Expected delta: +$1,497/yr (+$125/mo · 42.1%)

ⓘ 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: $50,232
• − Mortgage interest: −$23,521
• − Property taxes: −$3,556
• − Insurance: −$2,100
• − Repairs & maintenance: −$4,019
• − Management: −$4,019
• − Depreciation: −$12,215
• Taxable income: $803
• Est. tax owed @ 24.0%: −$193
• After-tax cash flow: $7,411/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): 13,529
• Household income: $32,263
• Rent vs Own: 69.4% rent · 30.6% own
• Severe rent burden: 1730.0

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 (65%)
• Race & ethnicity: Black 65% White 24% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Italian 2% Iranian 1% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 4% Russian/Polish/Slavic 1% 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: ▼ -80.34%
• Current HPI: 254.492
• Rent YoY: ▲ 5.55%
• 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

-96.5% since first listed

28 events — show timeline

• 2026-05-22 Rental Removed $1,175 SHOWMOJO
• 2026-05-19 Listed for Rent $1,175 SHOWMOJO
• 2026-05-14 Rental Removed $1,175 SHOWMOJO
• 2026-05-13 Listed for Rent $1,175 SHOWMOJO
• 2026-05-08 Rental Removed $1,175 SHOWMOJO
• 2026-04-22 Listed for Rent $1,175 SHOWMOJO
• 2026-04-15 Rental Removed $1,175 SHOWMOJO
• 2026-04-05 Listed for Rent $1,175 SHOWMOJO
• 2026-03-30 Listed for Rent $1,175 SHOWMOJO
• 2026-03-29 Rental Removed $1,175 SHOWMOJO
• 2026-03-25 Listed $429,900 Cincy MLS
• 2026-03-07 Listed for Rent $1,175 SHOWMOJO
• 2024-05-14 Sold (MLS) $365,000 Cincy MLS
• 2024-04-12 Contingent — Cincy MLS
• 2024-04-08 Listed $365,000 Cincy MLS
• 2022-09-21 Sold (Public Records) $160,000 Public Records
• 2022-08-31 Sold (MLS) $160,000 Cincy MLS
• 2022-08-02 Contingent — Cincy MLS
• 2022-07-30 Listed $160,000 Cincy MLS
• 2010-03-25 Sold (MLS) $12,000 Cincy MLS
• 2010-03-19 Listed $14,000 Cincy MLS
• 2010-02-10 Listing Removed — Cincy MLS
• 2010-01-01 Listed $14,000 Cincy MLS
• 2003-12-23 Sold (Public Records) $81,000 Public Records
• 2003-11-24 Sold (MLS) $78,000 Cincy MLS
• 2003-09-05 Listed $75,000 Cincy MLS
• 1994-01-03 Sold (Public Records) $58,500 Public Records
• 1987-07-08 Sold (Public Records) $34,000 Public Records

Property tax history

+28.0%/yr

Latest (2025): $3,556 · +0.1% YoY. Source: county tax records.