2308 W Clifton Ave · Cincinnati, OH 45219

$389,999

5 bd · 2.0 ba · 2,922 sqft · MultiFamily public records · 91 Days on market

Built 1895 Est $356k · 9% over

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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 +22.9/30.0
• DSCR +7.3/10.0
• 1% rule +5.8/10.0
• Livability +4.0/5.0
• ARV discount +3.3/15.0
• Rent growth +3.0/5.0
• 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: 2 units. confirmed

Listing remarks MLS

Looking For A Money Maker? Excellent Return. Rent Will More Than Cover Expenses! Low Maintance Brick Exterior. Heat Paid By Tenants. Off Street Parking. 4 Blocks From Campus. Motivated Seller!

Key facts

• Duplex in clifton
• Driveway parking
• Built 1895

Tags

• DUPLEX IN CLIFTON
• DRIVEWAY PARKING

Property features AI

Finance

• Other: Single building containing 2 total units; Two-unit mix: one 2-bedroom unit and one 3+ bedroom unit

Exterior

• Parking: On-street parking; Driveway
• Utilities: Public water; Public sewer; Natural gas
• Home design: Duplex; Three-plus levels; Poured foundation
• Construction: Brick construction; Metal roof
• Exterior features: Insulated windows; Lot measured in acres

Interior

• Bedrooms: Unit 1: 2 bedrooms; Unit 2: 5 bedrooms
• Bathrooms: Unit 1: 1 full bathroom; Unit 2: 1 full bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Full basement; Two fireplaces (currently inoperable)

What this means for you Summary

Snapshot

• This is a 1×2.0bd/1.0ba + 1×4.0bd/1.0ba units multifamily listed at $390k.

Deal economics

• At list price, monthly cash flow is $682 ($8k/yr) — positive. Per door: $341/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $390k).
• Recommended offer: $355k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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 (+2.1%/yr); 71 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $4,200/mo this rent would consume 141% of the median local household income ($36k/yr) (locally 2461% 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 $12k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($355k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 27y 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 $105k; list at $390k implies a 271% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1895 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $354,899 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% 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 1895 — 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: 1.08% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.50%
• DSCR: 1.33
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $356,484
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2232 Flora St	0.26mi	5/3.0	2,844 (-3%)	13mo	$290,000	$102	68
305 Warner St	0.21mi	6/4.0 (+1)	3,012 (+3%)	5mo	$430,000	$143	68
316 Emming St	0.26mi	4/3.0 (-1)	2,941 (+1%)	12mo	$310,000	$105	68
447 Warner St	0.45mi	4/4.0 (-1)	2,958 (+1%)	4mo	$360,000	$122	61
1826 Logan St	0.56mi	6/3.0 (+1)	3,132 (+7%)	6mo	$430,000	$137	48
1 Foxhall Ct	0.56mi	4/4.5 (-1)	3,000 (+3%)	23mo	$332,500	$111	35
1622 Pleasant St	0.70mi	5/3.0	2,644 (-10%)	19mo	$621,000	$235	31
650 W Mcmicken Ave	0.67mi	6/4.0 (+1)	3,294 (+13%)	11mo	$175,000	$53	25

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 · 2.07% rent growth · sell at horizon

5-year hold

• IRR: -5.9%
• Equity multiple: 0.78×
• Total profit: $-23,605
• Equity at exit: $58,150

10-year hold

• IRR: 2.6%
• Equity multiple: 1.18×
• Total profit: $19,832
• Equity at exit: $33,720

Cash invested: $109,200 (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 45219

• Home prices YoY: -28.3%
• Rents YoY: 2.1%
• Active inventory: 71
• Price-to-rent: 17.7×

Monthly cashflow live

• Estimated rent: $4,200 high
• Mortgage (P&I): −$2,045
• Tax from tax record: −$428 /mo · $5,135/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$882
• Net cashflow: $682

Break-even live

Break-even rent $3,336

Max offer price $389,999

Occupancy floor 79%

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

Units	Beds	Baths	Est. rent
1× unit	2.0	1	$1,840
1× unit	4.0	1	$2,360
Total (2 units)			$4,200

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: $97,500
• Closing costs: $11,700
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2317 Chickasaw St Cincinnati, OH	5.0	2.0	2826	$2,750	$0.97	14d	1	0.17mi
2235 Victor St Cincinnati, OH	4.0	2.0	2043	$2,250	$1.10	24d	1	0.22mi
2271 Vine St Cincinnati, OH	4.0	2.0	2268	$1,525	$0.67	4d	1	0.28mi
2017 Elm St Unit 1056145P Cincinnati, OH	5.0	2.0	3939	$7,694	$1.95	12d	1	0.42mi
2421 Fairview Ave Cincinnati, OH	5.0	2.0	2400	$3,300	$1.38	24d	1	0.51mi
122 W Elder St Unit 1056110P Cincinnati, OH	5.0	3.0	3444	$7,875	$2.29	2d	1	0.59mi
111 W Elder St Unit 1056044P Cincinnati, OH	1.0–4.0	1.0–4.0	1835	$7,140	$3.89	10d	2	0.62mi
1610 Pleasant St Unit 1056041P Cincinnati, OH	3.0–4.0	2.0–3.0	2960	$7,037	$2.38	10d	2	0.73mi
2800 Jefferson Ave Cincinnati, OH	4.0	2.0	2500	$625	$0.25	20d	1	0.73mi
1537 Republic St Unit 1058850P Cincinnati, OH	4.0	3.0	2421	$10,677	$4.41	21d	1	0.80mi
258 Dorchester Ave Unit 1056079P Cincinnati, OH	6.0	3.0	3498	$7,661	$2.19	14d	1	0.84mi
1424 Pleasant St Unit 1056038P Cincinnati, OH	4.0	3.0	2960	$7,167	$2.42	14d	1	0.90mi
2813 Gerard St Unit 1540075P Cincinnati, OH	4.0	3.0	2152	$6,281	$2.92	20d	1	0.95mi
2105 Burnet Ave Unit 1056017P Cincinnati, OH	4.0	2.0	2960	$7,384	$2.49	2d	1	0.97mi
1354 Broadway Unit 1056136P Cincinnati, OH	4.0	3.0	2529	$7,307	$2.89	3d	1	1.01mi
120 E 13th St Unit 1056091P Cincinnati, OH	4.0	2.0	3229	$10,667	$3.30	21d	1	1.04mi
126 E 13th St Unit 1056025P Cincinnati, OH	5.0	4.0	2960	$5,339	$1.80	3d	1	1.05mi
1304 Broadway Unit 1056130P Cincinnati, OH	1.0–5.0	1.0–4.0	2072	$8,495	$4.10	10d	2	1.11mi
516 E 12th St Unit 1314562P Cincinnati, OH	4.0	2.0	2023	$10,170	$5.03	24d	1	1.21mi

Listing history 23 events

1. 2026-06-18
   days on market $389,999 Active 91 DOM
2. 2026-06-17
   days on market $389,999 Active 90 DOM
3. 2026-06-16
   days on market $389,999 Active 89 DOM
4. 2026-06-15
   days on market $389,999 Active 88 DOM
5. 2026-06-13
   days on market $389,999 Active 86 DOM
6. 2026-06-13
   days on market $389,999 Active 85 DOM
7. 2026-06-09
   days on market $389,999 Active 82 DOM
8. 2026-06-08
   days on market $389,999 Active 81 DOM
9. 2026-06-07
   days on market $389,999 Active 80 DOM
10. 2026-06-03
    days on market $389,999 Active 76 DOM
11. 2026-06-02
    days on market $389,999 Active 75 DOM
12. 2026-06-01
    days on market $389,999 Active 74 DOM
13. 2026-05-31
    days on market $389,999 Active 73 DOM
14. 2026-04-18
    price $389,999
15. 2026-03-19
    listed $399,999 Active
16. 2016-05-31
    soldstatus $105,000
17. 2012-10-11
    historical
18. 2012-04-13
    listed $129,000
19. 2000-03-13
    soldstatus $71,900
20. 2000-03-10
    soldstatus $71,900 193-char remark

    Show marketing remark (193 chars)

    Looking For A Money Maker? Excellent Return. Rent Will More Than Cover Expenses! Low Maintance Brick Exterior. Heat Paid By Tenants. Off Street Parking. 4 Blocks From Campus. Motivated Seller!

21. 1999-04-27
    listed $74,900 193-char remark

    Show marketing remark (193 chars)

    Looking For A Money Maker? Excellent Return. Rent Will More Than Cover Expenses! Low Maintance Brick Exterior. Heat Paid By Tenants. Off Street Parking. 4 Blocks From Campus. Motivated Seller!

22. 1993-06-15
    soldstatus $73,000
23. 1987-06-26
    soldstatus $40,000

ⓘ 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: $5,135 · $428/mo
• Projected year-2 tax: $5,610 · $467/mo
• Expected delta: +$474/yr (+$40/mo · 9.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% 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: $50,400
• − Mortgage interest: −$21,846
• − Property taxes: −$5,135
• − Insurance: −$1,950
• − Repairs & maintenance: −$4,032
• − Management: −$4,032
• − Depreciation: −$11,345
• Taxable income: $2,059
• Est. tax owed @ 24.0%: −$494
• After-tax cash flow: $7,694/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): 20,012
• Household income: $35,657
• Rent vs Own: 82.9% rent · 17.1% own
• Severe rent burden: 2461.0

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 White (67%)
• Race & ethnicity: White 67% Black 16% Asian 7% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Romanian 3% Italian 2% Slovak 1%
• Foreign-born: 10% · China, Canada
• Languages at home: 88% English-only · Chinese 3% Spanish 2% Other Indo-European 2%

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: ▼ -134.46%
• Current HPI: 340.1262
• Rent YoY: ▲ 2.07%
• 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

+875.0% since first listed

10 events — show timeline

• 2026-04-18 Price Changed $389,999 Cincy MLS
• 2026-03-19 Listed $399,999 Cincy MLS
• 2016-05-31 Sold (Public Records) $105,000 Public Records
• 2012-10-11 Listing Removed — Cincy MLS
• 2012-04-13 Listed $129,000 Cincy MLS
• 2000-03-13 Sold (Public Records) $71,900 Public Records
• 2000-03-10 Sold (MLS) $71,900 Cincy MLS
• 1999-04-27 Listed $74,900 Cincy MLS
• 1993-06-15 Sold (Public Records) $73,000 Public Records
• 1987-06-26 Sold (Public Records) $40,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $5,135 · +0.1% YoY. Source: county tax records.