1001 Byrd Ave · Lincoln Heights, OH 45215

$100,000

3 bd · 1.5 ba · 1,809 sqft · SingleFamily public records · 8 Days on market

Built 1947 4,182 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.5/5.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This mid century home has only had two owners and now it's ready for a third! Will some sweat equity and tlc, this could be your opportunity for a rental property or your own home in a centrally located historical Cincinnati suburb. An open floor plan and lots of space make the possibilities endless. * * This home will not qualify for VA or FHA financing * *

Key facts

• 4,182 sq ft lot
• Garage
• Built 1947

Property features AI

Finance

• Other: Lease not considered
• HOA & community: No HOA

Exterior

• Parking: Built-in garage with 1 garage space
• Utilities: Water at street; Gas at street; Public sewer
• Home design: Traditional single-family home; Two stories; Second floor contains bedrooms
• Construction: Stucco exterior; Block foundation; Shingle/composition roof; Second floor area approximately 717 sq ft
• Exterior features: Vinyl windows; Less than 0.5 acre lot; Residential zoning; City street access

Interior

• Kitchen: Wood cabinets; Oven/Range; Refrigerator
• Bedrooms: Three bedrooms, all on the second floor
• Flooring: Wood floors in living and dining areas
• Bathrooms: One full bathroom on the second floor (tub); One half bathroom on the first floor
• Heating & cooling: Forced air heating; Central air conditioning; Gas water heating
• Interior features: Six total rooms; Full unfinished basement
• Laundry & utility: Basement utility space

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $739 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).

Location & tenants

• Location reads 69/100 on livability (#534 in OH) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, crime B+; Watch: housing D, schools D-, amenities F.
• Princeton City (suburban): math 34% / reading 43% proficiency, ranked #542 of 656 in OH (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+8.0%/yr); 47 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• This rent runs 33% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,000

Questions for the listing agent

1. Built in 1947 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.89% ✓
• Cap rate: 15.17%
• Cash-on-cash: 31.69%
• DSCR: 2.41
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $267,732
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
411 Jonte Ave	0.38mi	4/2.5 (+1)	1,806 (-0%)	19mo	$267,500	$148	57
1040 Burns Ave	0.67mi	3/2.5	1,936 (+7%)	0mo	$390,000	$201	53
119 Eggerding Dr	0.69mi	3/2.0	1,890 (+4%)	7mo	$212,000	$112	52
1201 Dixie Ct	0.45mi	3/2.5	1,558 (-14%)	2mo	$225,000	$144	51
329 Westview Ave	0.55mi	3/1.5	1,624 (-10%)	12mo	$225,500	$139	47
313 Jonte Ave	0.41mi	2/1.5 (-1)	1,607 (-11%)	12mo	$213,000	$133	47
1019 Crosley Ave	0.65mi	3/1.5	2,051 (+13%)	3mo	$354,000	$173	44
504 N Cooper Ave	0.52mi	4/1.5 (+1)	1,539 (-15%)	4mo	$185,000	$120	42
23 North Ave	0.65mi	3/2.5	1,598 (-12%)	9mo	$410,000	$257	39
1125 Burns Ave	0.61mi	4/2.0 (+1)	1,616 (-11%)	21mo	$320,000	$198	29

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 32.4%
• Equity multiple: 2.46×
• Total profit: $40,955
• Equity at exit: $14,910

10-year hold

• IRR: 42.2%
• Equity multiple: 6.07×
• Total profit: $142,093
• Equity at exit: $8,646

Cash invested: $28,000 (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 45215

• Rents YoY: 8.0%
• Active inventory: 47
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,892 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$189 /mo · $2,274/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $739

Break-even live

Break-even rent $956

Max offer price $100,000

Occupancy floor 56%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
911 Prairie Ave Cincinnati, OH	4.0	1.0	1243	$1,995	$1.60	7d	1	0.69mi
301 W Benson St Unit 6 Cincinnati, OH	3.0	2.0	1500	$1,995	$1.33	43d	1	1.34mi
332 Arlington Ave Cincinnati, OH	3.0	2.0	1500	$1,750	$1.17	17d	1	1.39mi

Listing history 7 events

1. 2026-06-18
   days on market $100,000 Active 8 DOM
2. 2026-06-17
   days on market $100,000 Active 7 DOM
3. 2026-06-16
   days on market $100,000 Active 6 DOM
4. 2026-06-15
   days on market $100,000 Active 5 DOM
5. 2026-06-13
   days on market $100,000 Active 3 DOM
6. 2026-06-13
   remarks 363-char remark
7. 2026-06-13
   listed $100,000 Active 2 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: $2,274 · $189/mo
• Projected year-2 tax: $2,274 · $189/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 · 18 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: $22,708
• − Mortgage interest: −$5,602
• − Property taxes: −$2,274
• − Insurance: −$500
• − Repairs & maintenance: −$1,817
• − Management: −$1,817
• − Depreciation: −$2,909
• Taxable income: $7,790
• Est. tax owed @ 24.0%: −$1,870
• After-tax cash flow: $7,003/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: Princeton City
• NCES district ID: 3904467
• Math proficiency: 34% ▼ -18.00%
• Reading proficiency: 43% ▼ -8.00%
• Median HH income: $53,182
• Composite: 33.52/100
• National rank: #5436
• State rank: #542 of 656 in OH

Livability — Lincoln Heights

• Score: 69/100
• State rank: #534
• US rank: #9027

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lincoln Heights, OH
• County: Hamilton County · 701,295 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 30,586
• Household income: $69,372
• Rent vs Own: 44.3% rent · 55.7% own
• Severe rent burden: 1529.0

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 (63%)
• Race & ethnicity: White 63% Black 26% Two or more races 6% Hispanic / Latino 3% Asian 2%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% 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: ▼ -263.50%
• Current HPI: 217.3319
• Rent YoY: ▲ 8.02%
• 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

1 event — show timeline

• 2026-06-10 Listed $100,000 Cincy MLS

Property tax history

+7.3%/yr

Latest (2025): $2,274 · +20.9% YoY. Source: county tax records.