1461 Kinney Ave · Mount Healthy, OH 45231

$192,900

5 bd · 2.0 ba · 2,473 sqft · MultiFamily public records · 137 Days on market

Built 1915 0.30 ac lot Est $252k · 24% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Rent growth +4.2/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

Fantastic 2 family-Oversized rooms in lower unit-including family room w/woodburning stove-New A/C-Newer windows-Huge wood deck on 1st floor-Large private fenced yard on dead end street-2 car detached garage

Key facts

• Fenced yard
• Ceiling fans
• French doors

Tags

• LARGE COVERED FRONT PORCH
• FENCED YARD
• ABUNDANT NATURAL LIGHT
• FRENCH DOORS
• CEILING FANS
• BAY WINDOW BREAKFAST NOOK

Property features AI

Finance

• Other: Lot size approximately 0.302 acres
• Financial info: Two total units — one 3-bedroom unit and one 1-bedroom unit; 1-bedroom unit rent listed at $895; Another unit rent listed at $895

Exterior

• Parking: Dirt parking
• Utilities: Public water; Public sewer; Electric service (standard)
• Home design: Duplex; Two-story (second floor area noted)
• Construction: Poured foundation; Construction materials: Other
• Exterior features: Shingle roof; Windows: Other

Interior

• Bedrooms: One unit with 3 bedrooms; One unit with 1 bedroom
• Bathrooms: Each unit has 1 full bathroom
• Heating & cooling: Baseboard heating; Central air conditioning
• Interior features: Partial basement

What this means for you Summary

Snapshot

• This is a 1×2bd/1.0ba + 1×1bd/1.0ba units multifamily listed at $193k.

Deal economics

• At list price, monthly cash flow is $856 ($10k/yr) — positive. Per door: $428/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $193k).
• Recommended offer: $170k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.6% vs local median 6.4% in Mount Healthy — 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 77/100 on livability (#189 in OH, #2,906 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, amenities F, employment D-.
• Mt Healthy City (suburban): math 12% / reading 24% proficiency, ranked #636 of 656 in OH (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+6.9%/yr); 79 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• At $2,813/mo this rent would consume 47% of the median local household income ($71k/yr) (locally 846% 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.9% rent growth), your $54k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y ago; this cycle's ask has dropped $57k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $169,752 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 12% 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 1915 — 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. 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 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: 1.46% ✓
• Cap rate: 11.62%
• Cash-on-cash: 19.02%
• DSCR: 1.85
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $252,246
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1503 Kinney Ave	0.10mi	5/2.0	2,309 (-7%)	3mo	$235,000	$102	81

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 · 6.92% rent growth · sell at horizon

5-year hold

• IRR: 15.3%
• Equity multiple: 1.65×
• Total profit: $34,859
• Equity at exit: $28,762

10-year hold

• IRR: 26.8%
• Equity multiple: 3.82×
• Total profit: $152,122
• Equity at exit: $16,678

Cash invested: $54,012 (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 45231

• Rents YoY: 6.9%
• Active inventory: 79
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,813 high
• Mortgage (P&I): −$1,012
• Tax from tax record: −$274 /mo · $3,291/yr
• Insurance: −$80
• HOA: −$0
• Vacancy / Maint / Mgmt: −$591
• Net cashflow: $856

Break-even live

Break-even rent $1,729

Max offer price $192,900

Occupancy floor 65%

Sensitivity live

Price	-10% $965	-5% $911	+0% $856	+5% $801	+10% $747
Rent	-10% $634	-5% $745	+0% $856	+5% $967	+10% $1,078
Rate	-1.0pp $953	-0.5pp $905	base $856	+0.5pp $806	+1.0pp $755

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,480
1× unit	1	1	$1,333
Total (2 units)			$2,813

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: $48,225
• Closing costs: $5,787
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9642 Arvin Ave Cincinnati, OH	4.0	3.0	1860	$2,200	$1.18	16d	1	0.85mi

Listing history 34 events

1. 2026-06-21
   days on market $192,900 Active 137 DOM
2. 2026-06-18
   days on market $192,900 Active 134 DOM
3. 2026-06-17
   days on market $192,900 Active 133 DOM
4. 2026-06-16
   days on market $192,900 Active 132 DOM
5. 2026-06-15
   days on market $192,900 Active 131 DOM
6. 2026-06-13
   days on market $192,900 Active 129 DOM
7. 2026-06-13
   pricedays on market $192,900 Active 128 DOM
8. 2026-06-09
   days on market $207,900 Active 125 DOM
9. 2026-06-08
   days on market $207,900 Active 124 DOM
10. 2026-06-07
    days on market $207,900 Active 123 DOM
11. 2026-06-05
    days on market $207,900 Active 120 DOM
12. 2026-06-03
    days on market $207,900 Active 119 DOM
13. 2026-06-02
    days on market $207,900 Active 118 DOM
14. 2026-06-01
    days on market $207,900 Active 117 DOM
15. 2026-05-31
    days on market $207,900 Active 116 DOM
16. 2026-04-23
    price $207,900
17. 2026-04-16
    price $214,900
18. 2026-04-13
    price $224,900
19. 2026-03-26
    price $229,900
20. 2026-03-06
    price $234,900
21. 2026-02-24
    price $244,900
22. 2026-02-04
    listed $249,900 Active
23. 2024-12-06
    soldstatus $10,723,000
24. 2018-07-26
    soldstatus $85,000
25. 2018-07-26
    soldstatus $252,700
26. 2014-02-10
    soldstatus $85,000
27. 2012-11-18
    historical
28. 2011-11-23
    listed $116,000
29. 2003-04-10
    soldstatus $129,500
30. 2003-03-28
    soldstatus $129,500 207-char remark

    Show marketing remark (207 chars)

    Fantastic 2 family-Oversized rooms in lower unit-including family room w/woodburning stove-New A/C-Newer windows-Huge wood deck on 1st floor-Large private fenced yard on dead end street-2 car detached garage

31. 2003-01-30
    listed $134,900 207-char remark

    Show marketing remark (207 chars)

    Fantastic 2 family-Oversized rooms in lower unit-including family room w/woodburning stove-New A/C-Newer windows-Huge wood deck on 1st floor-Large private fenced yard on dead end street-2 car detached garage

32. 1995-11-01
    soldstatus $87,900
33. 1989-11-01
    soldstatus $68,000
34. 1982-09-01
    soldstatus $45,900

ⓘ 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: $3,291 · $274/mo
• Projected year-2 tax: $3,291 · $274/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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,756
• − Mortgage interest: −$10,805
• − Property taxes: −$3,291
• − Insurance: −$964
• − Repairs & maintenance: −$2,700
• − Management: −$2,700
• − Depreciation: −$5,612
• Taxable income: $7,683
• Est. tax owed @ 24.0%: −$1,844
• After-tax cash flow: $8,429/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: Mt Healthy City
• NCES district ID: 3904441
• Math proficiency: 12% ▼ -21.00%
• Reading proficiency: 24% ▼ -9.00%
• Median HH income: $42,699
• Composite: 15.51/100
• National rank: #9303
• State rank: #636 of 656 in OH

Livability — Mount Healthy

• Score: 77/100
• State rank: #189
• US rank: #2906

Category grades

Amenities F Commute A+ Cost of living A+ Crime F Employment D- Housing A+ Health & safety C User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Healthy, OH
• County: Hamilton County · 701,295 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 40,463
• Household income: $71,353
• Rent vs Own: 27.4% rent · 72.6% own
• Severe rent burden: 846.0

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 0.61)
• Race & ethnicity: White 47% Black 40% Two or more races 8% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 1% Slovak 1% Iranian 1%
• Foreign-born: 5% · Canada, India
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -181.25%
• Current HPI: 228.2912
• Rent YoY: ▲ 6.92%
• 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

+352.9% since first listed

19 events — show timeline

• 2026-04-23 Price Changed $207,900 Cincy MLS
• 2026-04-16 Price Changed $214,900 Cincy MLS
• 2026-04-13 Price Changed $224,900 Cincy MLS
• 2026-03-26 Price Changed $229,900 Cincy MLS
• 2026-03-06 Price Changed $234,900 Cincy MLS
• 2026-02-24 Price Changed $244,900 Cincy MLS
• 2026-02-04 Listed $249,900 Cincy MLS
• 2024-12-06 Sold (Public Records) $10,723,000 Public Records
• 2018-07-26 Sold (Public Records) $252,700 Public Records
• 2018-07-26 Sold (Public Records) $85,000 Public Records
• 2014-02-10 Sold (Public Records) $85,000 Public Records
• 2012-11-18 Listing Removed — Cincy MLS
• 2011-11-23 Listed $116,000 Cincy MLS
• 2003-04-10 Sold (Public Records) $129,500 Public Records
• 2003-03-28 Sold (MLS) $129,500 Cincy MLS
• 2003-01-30 Listed $134,900 Cincy MLS
• 1995-11-01 Sold (Public Records) $87,900 Public Records
• 1989-11-01 Sold (Public Records) $68,000 Public Records
• 1982-09-01 Sold (Public Records) $45,900 Public Records

Property tax history

+5.8%/yr

Latest (2025): $3,291 · -2.1% YoY. Source: county tax records.