1899 Biegler St · Cincinnati, OH 45214

$79,000

2 bd · 1.0 ba · 1,274 sqft · SingleFamily public records · 20 Days on market

Built 1875 2,526 sqft lot Est $139k · 43% under

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Why this score? — see what drove the A 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Perfect opportunity at a great price! Very little TLC needed at this home to get it ready to rent or to live in as an owner occupant! Tucked away on a quiet street, this two bedroom home has spacious rooms and a huge kitchen! Full basement for added storage! Schedule a showing today!

Key facts

• 2,526 sq ft lot
• Built 1875
• Listed 19 days

Property features AI

Finance

• Other: Residential zoning
• HOA & community: No HOA

Exterior

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

Interior

• Kitchen: Kitchen about 15 x 15
• Bedrooms: Two bedrooms total; Primary bedroom about 12 x 15 (on main level); Second bedroom about 9 x 12 (on main level)
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (gas); Gas water heating
• Interior features: Seven total rooms; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $79k).
• Recommended offer: $78k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.4% 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 (+8.1%/yr); 67 active listings in the ZIP; 25 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).
• At $1,254/mo this rent would consume 54% of the median local household income ($28k/yr) (locally 857% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $8k of equity ($546 loan paydown + $8k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 8.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y 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 $40k; list at $79k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1875 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $77,815 (1.5% below list)

Questions for the listing agent

1. Built in 1875 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.59% ✓
• Cap rate: 13.41%
• Cash-on-cash: 25.42%
• DSCR: 2.13
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $138,866
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1871 Fairmount Ave	0.29mi	2/1.0	1,301 (+2%)	6mo	$143,500	$110	78
2456 Saturn St	0.12mi	2/1.0	1,155 (-9%)	6mo	$36,500	$32	74
2040 Queen City Ave	0.30mi	3/1.0 (+1)	1,147 (-10%)	5mo	$74,000	$65	60
1817 Forbus St	0.28mi	2/1.0	1,448 (+14%)	4mo	$10,000	$7	60
2473 Everglade Pl	0.29mi	3/2.0 (+1)	1,392 (+9%)	8mo	$104,000	$75	56
2717 Baker Ave	0.58mi	3/1.5 (+1)	1,274 (0%)	16mo	$215,000	$169	52
1829 Carll St	0.56mi	2/1.0	1,190 (-7%)	17mo	$130,000	$109	49
2104 Harrison Ave	0.51mi	3/2.0 (+1)	1,348 (+6%)	12mo	$165,000	$122	47
2729 Ruberg Ave	0.68mi	3/1.0 (+1)	1,159 (-9%)	4mo	$112,900	$97	45
1599 Tremont St	0.68mi	3/1.5 (+1)	1,394 (+9%)	6mo	$168,000	$121	41
1798 Pulte St	0.72mi	2/1.0	1,392 (+9%)	14mo	$29,000	$21	39
1712 Holden St	0.73mi	3/2.0 (+1)	1,193 (-6%)	12mo	$225,000	$189	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 46.3%
• Equity multiple: 4.59×
• Total profit: $79,495
• Equity at exit: $71,169

10-year hold

• IRR: 42.2%
• Equity multiple: 11.27×
• Total profit: $227,062
• Equity at exit: $153,480

Cash invested: $22,120 (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 45214

• Home prices YoY: 3.6%
• Rents YoY: 8.1%
• Active inventory: 67
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,254 high
• Mortgage (P&I): −$414
• Tax from tax record: −$75 /mo · $900/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $468

Break-even live

Break-even rent $661

Max offer price $79,000

Occupancy floor 58%

Sensitivity live

Price	-10% $513	-5% $491	+0% $468	+5% $446	+10% $424
Rent	-10% $369	-5% $419	+0% $468	+5% $518	+10% $568
Rate	-1.0pp $508	-0.5pp $489	base $468	+0.5pp $448	+1.0pp $427

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2504 White St Apt 5 Cincinnati, OH	3.0	2.0	1150	$1,150	$1.00	24d	1	0.19mi
2570 Sarvis Ct Unit 2572 12 Cincinnati, OH	2.0	1.0	1000	$1,250	$1.25	24d	1	0.49mi
2570 Sarvis Ct Unit 2570 01 Cincinnati, OH	2.0	1.0	1000	$1,195	$1.20	24d	1	0.49mi
2117 Saint Leo Pl Cincinnati, OH	2.0	1.0	1050	$1,150	$1.10	24d	1	0.58mi
1872 Sunset Ave Cincinnati, OH	2.0	1.0	888	$1,075	$1.21	5d	7	0.84mi
1740 Minion Ave Cincinnati, OH	2.0	1.0	1320	$1,200	$0.91	24d	1	0.86mi
2556 Beekman St Unit 301 Cincinnati, OH	2.0	1.0	1000	$950	$0.95	24d	1	0.98mi
3772 W Liberty St Cincinnati, OH	3.0	1.0	1066	$1,350	$1.27	5d	1	1.01mi
1607 Minion Ave Cincinnati, OH	3.0	1.5	1066	$1,675	$1.57	24d	1	1.03mi
2356 Harrison Ave Cincinnati, OH	2.0	1.0	900	$1,000	$1.11	24d	1	1.06mi
3666 Glenway Ave Cincinnati, OH	3.0	1.0	1339	$1,250	$0.93	24d	1	1.11mi
3064 Aquadale Ln Cincinnati, OH	3.0	3.0	1102	$1,850	$1.68	24d	1	1.18mi
2230 Westwood Northern Blvd Cincinnati, OH	1.0–2.0	1.0–2.0	792	$940	$1.19	24d	3	1.28mi
1214 Gilsey Ave Cincinnati, OH	3.0	1.0	1300	$1,300	$1.00	21d	1	1.32mi
1214 Gilsey Ave Cincinnati, OH	3.0	1.0	1300	$1,300	$1.00	24d	1	1.32mi
944 Elberon Ave Cincinnati, OH	2.0	1.0	900	$1,200	$1.33	24d	1	1.33mi
1233 Dewey Ave Cincinnati, OH	3.0	1.0	1411	$1,375	$0.97	5d	1	1.34mi
1240 Rosemont Ave Cincinnati, OH	2.0	1.0	1280	$1,100	$0.86	21d	1	1.35mi
1224 Sliker Ave Cincinnati, OH	1.0	1.0	950	$850	$0.89	5d	1	1.39mi
927 Chateau Ave Cincinnati, OH	3.0	1.0	1354	$1,550	$1.14	22d	1	1.40mi
3052 Worthington Ave Cincinnati, OH	3.0	1.0	1105	$1,195	$1.08	5d	1	1.41mi
931 Olive Ave Cincinnati, OH	3.0	1.0	1852	$1,500	$0.81	4d	1	1.44mi
3077 Worthington Ave Cincinnati, OH	2.0	1.0	900	$1,500	$1.67	24d	1	1.46mi
2532 Harrison Ave Unit 2217 02 Cincinnati, OH	2.0	1.0	1000	$1,250	$1.25	24d	1	1.47mi
2682 Lafeuille Cir Cincinnati, OH	2.0–3.0	1.0–2.0	950	$1,176	$1.24	4d	16	1.48mi

Listing history 13 events

1. 2026-06-21
   days on market $79,000 Active 20 DOM
2. 2026-06-18
   days on market $79,000 Active 17 DOM
3. 2026-06-17
   days on market $79,000 Active 16 DOM
4. 2026-06-16
   days on market $79,000 Active 15 DOM
5. 2026-06-15
   days on market $79,000 Active 14 DOM
6. 2026-06-13
   days on market $79,000 Active 12 DOM
7. 2026-06-13
   days on market $79,000 Active 11 DOM
8. 2026-06-09
   days on market $79,000 Active 8 DOM
9. 2026-06-08
   days on market $79,000 Active 7 DOM
10. 2026-06-07
    days on market $79,000 Active 6 DOM
11. 2026-06-03
    days on market $79,000 Active 2 DOM
12. 2026-06-02
    remarks 699-char remark
13. 2026-06-02
    listed $79,000 Active 1 DOM

ⓘ 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: $900 · $75/mo
• Projected year-2 tax: $1,066 · $89/mo
• Expected delta: +$166/yr (+$14/mo · 18.5%)

ⓘ 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: $15,048
• − Mortgage interest: −$4,425
• − Property taxes: −$900
• − Insurance: −$395
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − Depreciation: −$2,298
• Taxable income: $4,622
• Est. tax owed @ 24.0%: −$1,109
• After-tax cash flow: $4,512/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): 8,630
• Household income: $27,852
• Rent vs Own: 76.1% rent · 23.9% own
• Severe rent burden: 857.0

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 Black (63%)
• Race & ethnicity: Black 63% White 27% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 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: ▲ 15.01%
• Current HPI: 433.2346
• Rent YoY: ▲ 8.09%
• 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

+338.9% since first listed

13 events — show timeline

• 2026-06-01 Listed $79,000 Cincy MLS
• 2026-05-19 Listing Removed — Cincy MLS
• 2026-03-25 Price Changed $99,900 Cincy MLS
• 2026-03-24 Listed $9,900 Cincy MLS
• 2022-08-19 Sold (Public Records) $82,500 Public Records
• 2022-08-19 Sold (Public Records) $40,000 Public Records
• 2009-07-29 Listing Removed — Cincy MLS
• 2009-06-11 Listed $7,900 Cincy MLS
• 2007-01-01 Listing Removed — Cincy MLS
• 2005-12-09 Listed $64,900 Cincy MLS
• 2003-03-10 Sold (Public Records) $75,000 Public Records
• 1993-10-15 Sold (Public Records) $13,500 Public Records
• 1987-11-16 Sold (Public Records) $18,000 Public Records

Property tax history

+16.6%/yr

Latest (2025): $900 · +0.1% YoY. Source: county tax records.