5338 Section Ave · Norwood, OH 45212

$85,000

2 bd · 1.0 ba · 806 sqft · SingleFamily public records · 4 Days on market

Built 1914 3,311 sqft lot Est $156k · 45% 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 +29.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Livability +4.0/5.0
• Schools +3.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special! Opportunity knocks in the heart of Norwood. 2-bedroom, 1-bath home ready for renovation. Ideal for investors, flippers, landlords, or buyers looking to build sweat equity. Convenient location near Rookwood, Oakley, Xavier University, and major highways. Property sold strictly AS-IS. Cash or rehab financing preferred. Seller will make no repairs.

Key facts

• 3,311 sq ft lot
• Built 1914
• Listed 4 days

Property features AI

Finance

• Other: Residential zoning; Lot is less than 0.5 acre (approximately 3,311 sq ft)
• HOA & community: No HOA

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas service; Gas water heater
• Home design: Traditional style single-family home; One-and-one-half story layout; Poured foundation
• Construction: Wood siding exterior; Shingle roof; Aluminum windows
• Exterior features: Metal fencing; Shed on the property; Busline nearby; Handyman condition

Interior

• Kitchen: Walkout kitchen
• Bedrooms: Two bedrooms on the 2nd level
• Bathrooms: One full bathroom on the 2nd level
• Heating & cooling: Gas heating; Cooling: Other
• Interior features: Five total rooms; Full basement with concrete floor and walkout

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 10.6% vs local median 4.7% in Norwood — 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 79/100 on livability (#154 in OH, #2,322 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime C-, employment C-, amenities D+.
• Norwood City (suburban): math 35% / reading 53% proficiency, ranked #513 of 656 in OH (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 56 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $31k; list at $85k implies a 174% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1914 — 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. 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: 1.38% ✓
• Cap rate: 10.57%
• Cash-on-cash: 15.28%
• DSCR: 1.68
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $155,558
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1943 Northcutt Ave	0.08mi	1/1.0 (-1)	768 (-5%)	8mo	$133,800	$174	76
5601 Warren Ave	0.19mi	1/1.0 (-1)	840 (+4%)	8mo	$100,000	$119	72
5721 Warren Ave	0.30mi	3/1.0 (+1)	811 (+1%)	14mo	$210,000	$259	68
5362 Carthage Ave	0.23mi	2/1.0	868 (+8%)	10mo	$65,000	$75	68
1939 Lawn Ave	0.27mi	2/1.0	884 (+10%)	9mo	$185,000	$209	64
2215 Ronda Ave	0.42mi	2/1.0	891 (+10%)	2mo	$242,000	$272	61
5310 Section Ave	0.07mi	2/1.0	924 (+15%)	14mo	$178,000	$193	61
1933 Lawn Ave	0.26mi	2/1.5	914 (+13%)	4mo	$155,000	$170	60
1910 Lawn Ave	0.25mi	2/1.0	912 (+13%)	10mo	$150,000	$164	58
1925 Truitt Ave	0.29mi	2/1.0	912 (+13%)	10mo	$105,000	$115	56
2321 Lysle Ln	0.64mi	2/1.0	904 (+12%)	0mo	$251,000	$278	50
2442 Lysle Ln	0.74mi	2/1.5	925 (+15%)	12mo	$211,375	$229	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 · 0.21% rent growth · sell at horizon

5-year hold

• IRR: 2.7%
• Equity multiple: 1.10×
• Total profit: $2,358
• Equity at exit: $12,674

10-year hold

• IRR: 9.2%
• Equity multiple: 1.61×
• Total profit: $14,625
• Equity at exit: $7,349

Cash invested: $23,800 (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 45212

• Rents YoY: 0.2%
• Active inventory: 56
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,174 high
• Mortgage (P&I): −$446
• Tax from tax record: −$143 /mo · $1,718/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $303

Break-even live

Break-even rent $790

Max offer price $85,000

Occupancy floor 69%

Sensitivity live

Price	-10% $351	-5% $327	+0% $303	+5% $279	+10% $255
Rent	-10% $210	-5% $257	+0% $303	+5% $349	+10% $396
Rate	-1.0pp $346	-0.5pp $325	base $303	+0.5pp $281	+1.0pp $259

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5244 Hunter Ave Cincinnati, OH	2.0	1.0	1088	$1,350	$1.24	17d	1	0.18mi
5302 Globe Ave Cincinnati, OH	3.0	1.0	1049	$1,895	$1.81	44d	1	0.20mi
1916 Lawn Ave Unit 1 Cincinnati, OH	1.0	1.0	1000	$1,250	$1.25	20d	1	0.23mi
5310 Carthage Ave Cincinnati, OH	2.0	1.0	866	$1,295	$1.50	16d	1	0.29mi
1806 Dale Rd Unit 4 Cincinnati, OH	2.0	1.0	900	$1,140	$1.27	24d	1	0.33mi
1932 Truitt Ave Unit 1 Cincinnati, OH	1.0	1.0	650	$800	$1.23	21d	1	0.34mi
5146 Carthage Ave Unit 9 Cincinnati, OH	1.0	1.0	650	$965	$1.48	24d	1	0.38mi
5016 Newfield Ave Apt 2 Cincinnati, OH	1.0	1.0	750	$950	$1.27	24d	1	0.38mi
1727 Garden Ln Unit 1730 5 Cincinnati, OH	2.0	1.0	1000	$1,300	$1.30	24d	1	0.41mi
1727 Garden Ln Unit 1731 2 Cincinnati, OH	2.0	1.0	1000	$1,195	$1.20	24d	1	0.41mi
4821 Reading Rd Cincinnati, OH	2.0	1.0	800	$895	$1.12	17d	1	0.48mi
4815 Reading Rd Unit 27 Cincinnati, OH	1.0	1.0	600	$1,295	$2.16	24d	1	0.48mi
4852 Yarmouth Pl Cincinnati, OH	2.0	1.5	800	$950	$1.19	24d	1	0.51mi
4846 Yarmouth Pl Cincinnati, OH	2.0	2.0	800	$950	$1.19	24d	1	0.52mi
1649 Anita Pl Unit 3 Cincinnati, OH	2.0	1.0	1100	$1,098	$1.00	24d	1	0.52mi
1627 Anita Pl Unit 1 Cincinnati, OH	1.0	1.0	750	$850	$1.13	24d	1	0.58mi
1500 Yarmouth Ave Unit 2 Cincinnati, OH	1.0	1.0	899	$800	$0.89	17d	1	0.71mi
1911 Elm Ave Unit 2 Cincinnati, OH	2.0	1.0	688	$1,200	$1.74	8d	1	0.76mi
2529 Lysle Ln #2 Cincinnati, OH	1.0	1.0	720	$1,155	$1.60	44d	1	0.81mi
1421 Ryland Ave Unit 1 Cincinnati, OH	1.0	1.0	825	$825	$1.00	14d	1	0.81mi
5529 Bosworth Pl Unit 2 Cincinnati, OH	1.0	1.0	700	$925	$1.32	4d	1	0.85mi
2615 Sheridan Dr Cincinnati, OH	1.0	1.0	600	$950	$1.58	20d	1	0.86mi
6119 Stover Ave Unit 6119 2 Cincinnati, OH	2.0	1.0	1000	$1,250	$1.25	24d	1	0.87mi
1992 E Seymour Ave Cincinnati, OH	2.0	1.0	767	$1,325	$1.73	4d	7	0.88mi
4539 Montgomery Rd Unit 2 Cincinnati, OH	1.0	1.0	1000	$1,100	$1.10	11d	1	0.92mi
4539 Montgomery Rd Unit 2 Cincinnati, OH	1.0	1.0	1000	$1,100	$1.10	44d	1	0.92mi
1815 Cleveland Ave Apt 3 Cincinnati, OH	1.0	1.0	1012	$850	$0.84	24d	1	0.93mi
1231 Laidlaw Ave Unit 3 Cincinnati, OH	2.0	1.0	900	$1,550	$1.72	24d	1	0.97mi
1701 Cleveland Ave Norwood, OH	1.0	1.0	1000	$1,200	$1.20	24d	1	1.00mi
2212 Washington Ave Unit 2 Norwood, OH	1.0	1.0	560	$1,250	$2.23	44d	1	1.02mi
2215 Washington Ave Unit 2 Cincinnati, OH	1.0	1.0	677	$800	$1.18	21d	1	1.04mi
2200 Jefferson Ave Norwood, OH	1.0	1.0	600	$975	$1.62	8d	2	1.07mi
4303 Allison St Cincinnati, OH	2.0	1.0	1070	$1,495	$1.40	4d	1	1.11mi
7080 Eastlawn Dr Unit 7080 2 Cincinnati, OH	1.0	1.0	700	$850	$1.21	3d	1	1.13mi
1102 Egan Ct Unit 2 Cincinnati, OH	1.0	1.0	700	$775	$1.11	24d	1	1.21mi
5739 Montgomery Rd Unit 3 Cincinnati, OH	2.0	1.0	850	$1,020	$1.20	24d	1	1.24mi
2761 Harris Ave Unit 2761-1 Norwood, OH	1.0	1.0	650	$995	$1.53	21d	1	1.25mi
7147 Eastlawn Dr Apt 4 Cincinnati, OH	3.0	1.0	1100	$1,600	$1.45	3d	1	1.26mi
2928 Colonial Ridge Ct Cincinnati, OH	1.0–2.0	1.0	812	$1,520	$1.87	4d	8	1.26mi
2418 Robertson Ave Unit 2 Cincinnati, OH	1.0	1.0	800	$1,450	$1.81	24d	1	1.27mi

Listing history 5 events

1. 2026-06-18
   days on market $85,000 Active 4 DOM
2. 2026-06-17
   days on market $85,000 Active 3 DOM
3. 2026-06-16
   days on market $85,000 Active 2 DOM
4. 2026-06-15
   remarks 365-char remark
5. 2026-06-15
   listed $85,000 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: $1,718 · $143/mo
• Projected year-2 tax: $1,718 · $143/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 5/10 Major 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: $14,086
• − Mortgage interest: −$4,761
• − Property taxes: −$1,718
• − Insurance: −$425
• − Repairs & maintenance: −$1,127
• − Management: −$1,127
• − Depreciation: −$2,473
• Taxable income: $2,455
• Est. tax owed @ 24.0%: −$589
• After-tax cash flow: $3,047/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: Norwood City
• NCES district ID: 3904457
• Math proficiency: 35% ▼ -24.00%
• Reading proficiency: 53% ▼ -11.00%
• Median HH income: $38,750
• Composite: 36.66/100
• National rank: #4614
• State rank: #513 of 656 in OH

Livability — Norwood

• Score: 79/100
• State rank: #154
• US rank: #2322

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Norwood, OH
• County: Hamilton County · 701,295 people
• City population: 21,526
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 21,526
• Household income: $72,422
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 1192.0

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 (73%)
• Race & ethnicity: White 73% Black 15% Hispanic / Latino 8% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 92% English-only · Spanish 6% Arabic 1% Russian/Polish/Slavic 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: ▼ -209.95%
• Current HPI: 295.7088
• Rent YoY: ▲ 0.21%
• 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

+174.2% since first listed

2 events — show timeline

• 2026-06-14 Listed $85,000 Cincy MLS
• 1991-07-05 Sold (Public Records) $31,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,718 · +3.0% YoY. Source: county tax records.