4117 North Bend Rd #3 · Cheviot, OH 45211

$65,000

2 bd · 1.0 ba · 720 sqft · Condo public records · 125 Days on market

Built 1973 $300/mo HOA · 30% of rent

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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 +18.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• Livability +3.9/5.0
• Rent growth +3.4/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 Bed, 1 Bath condo. Currently being rented for $700 a month. Tenant occupied. 24 hour notice. Cash offer only.

Key facts

• Fully remodeled
• Extra storage
• Walk in closet

Tags

• FULLY REMODELED
• NEW LVT OR TILE FLOORING
• NEW KITCHEN CABINETRY
• WALK IN CLOSET
• LAUNDRY
• EXTRA STORAGE

Property features AI

Finance

• Other: Residential zoning; Public transportation nearby; City street access
• HOA & community: Homeowners association present; owner pays HOA; HOA fee $300 monthly; HOA covers exterior maintenance, sewer, trash, water, heat, landscaping, association dues and other items

Exterior

• Parking: One assigned off-street parking space
• Utilities: Public water; Public sewer; Natural gas; Gas water heater
• Home design: Transitional architectural style; Unit entry level 2 (unit is one level); One-level unit in a four-story building; Common hallway entry
• Construction: Poured foundation; Brick construction; Membrane roof
• Exterior features: Brick exterior; Membrane roof; Slider windows; Double-pane insulated vinyl windows; Pets allowed; Laundry in common area

Interior

• Kitchen: Galley kitchen with wood cabinets; Vinyl flooring in kitchen; Microwave, Oven/Range, Warming Drawer
• Bedrooms: Two bedrooms total; Primary bedroom on level 1 (15 x 10); Second bedroom on level 1 (10 x 10)
• Flooring: Vinyl flooring (entry and kitchen); Laminate flooring in dining area
• Bathrooms: One full bathroom on level 1; Primary bathroom: other
• Heating & cooling: Baseboard heating; Ductless heating; Hot water heating; Program thermostat; Ceiling fans; Wall unit cooling
• Interior features: Multi-panel doors; Closet in entry/foyer; Window treatments; Common hallway entry; Smoke alarm
• Laundry & utility: Coin laundry / common area laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $65k.

Deal economics

• At list price, monthly cash flow is $65 ($774/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($998 rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 5.1% in Cheviot — 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 78/100 on livability (#163 in OH, #2,446 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime C-, amenities D, employment 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 (+3.6%/yr); 82 active listings in the ZIP; 21 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 $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 125 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 20y ago; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $65k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 125 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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.
8. 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.
9. 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: 1.54% ✓
• Cap rate: 7.48%
• Cash-on-cash: 4.25%
• DSCR: 1.19
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.64% rent growth · sell at horizon

5-year hold

• IRR: -8.3%
• Equity multiple: 0.69×
• Total profit: $-5,594
• Equity at exit: $9,692

10-year hold

• IRR: 2.8%
• Equity multiple: 1.21×
• Total profit: $3,856
• Equity at exit: $5,620

Cash invested: $18,200 (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 45211

• Home prices YoY: -32.0%
• Rents YoY: 3.6%
• Active inventory: 82
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $998 high
• Mortgage (P&I): −$341
• Tax from tax record: −$56 /mo · $674/yr
• Insurance: −$27
• HOA: −$300
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $65

Break-even live

Break-even rent $917

Max offer price $65,000

Occupancy floor 89%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4117 N Bend Rd Cheviot, OH	2.0	1.0	720	$1,095	$1.52	1d	1	0.01mi
3318 Camvic Ter Unit 10 Cheviot, OH	1.0	1.0	600	$800	$1.33	23d	1	0.20mi
3302 Camvic Ter Cincinnati, OH	1.0	1.0	600	$750	$1.25	23d	1	0.24mi
3001 Westwood Northern Blvd Unit 3009-1 Cincinnati, OH	1.0	1.0	750	$900	$1.20	17d	1	0.70mi
3724 Lovell Ave Unit 5 Cincinnati, OH	1.0	1.0	500	$750	$1.50	23d	1	0.73mi
3206 Mozart Ave Cincinnati, OH	1.0	1.0	650	$1,025	$1.58	23d	1	0.75mi
3204 Mozart Ave Cincinnati, OH	1.0	1.0	650	$1,025	$1.58	23d	1	0.75mi
3653 Mozart Ave Cincinnati, OH	1.0	1.0	750	$995	$1.33	23d	1	0.78mi
3771 Robb Ave Unit 3779-66 Cincinnati, OH	1.0	1.0	601	$1,000	$1.66	23d	1	0.92mi
3771 Robb Ave Cincinnati, OH	1.0–2.0	1.0	720	$1,100	$1.53	16d	2	0.92mi
3771 Robb Ave Unit 3779-64 Cincinnati, OH	1.0	1.0	601	$950	$1.58	3d	1	0.92mi
4364 Marsue Ln Unit 4364 7 Cincinnati, OH	1.0	1.0	750	$895	$1.19	14d	1	1.06mi
3725 Dina Ave Unit 1 Cheviot, OH	1.0	1.0	650	$800	$1.23	23d	1	1.12mi
3727 Dina Ave Unit 10 Cheviot, OH	1.0	1.0	650	$800	$1.23	23d	1	1.12mi
3801 Dina Ave Cheviot, OH	2.0	1.0–1.5	774	$1,232	$1.59	1d	6	1.17mi
3339 Epworth Ave Unit 17 Cincinnati, OH	1.0	1.0	500	$799	$1.60	3d	1	1.22mi
3339 Epworth Ave Unit 5 Cincinnati, OH	1.0	1.0	500	$750	$1.50	14d	1	1.22mi
2678 Montana Ave Cincinnati, OH	1.0–3.0	1.0–2.0	935	$1,252	$1.34	1d	10	1.26mi
2660 Montana Ave Cincinnati, OH	2.0	1.0	750	$1,125	$1.50	3d	4	1.39mi
3588 Schwartze Ave Unit 4 Cincinnati, OH	1.0	1.0	650	$950	$1.46	23d	1	1.48mi
2897 Harrison Ave Unit 12 Cincinnati, OH	1.0	1.0	650	$800	$1.23	23d	1	1.49mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 35 events

1. 2026-05-06
   status Active
2. 2026-05-04
   historical Contingency Pending
3. 2026-04-23
   price $65,000
4. 2026-03-04
   price $70,000
5. 2026-01-21
   listed $75,000 Active
6. 2022-01-24
   soldstatus $30,000
7. 2022-01-20
   soldstatus $30,000 Sold 111-char remark

   Show marketing remark (111 chars)

   2 Bed, 1 Bath condo. Currently being rented for $700 a month. Tenant occupied. 24 hour notice. Cash offer only.

8. 2021-12-13
   historical Contingency Pending 111-char remark

   Show marketing remark (111 chars)

   2 Bed, 1 Bath condo. Currently being rented for $700 a month. Tenant occupied. 24 hour notice. Cash offer only.

9. 2021-11-30
   price $33,000 111-char remark

   Show marketing remark (111 chars)

   2 Bed, 1 Bath condo. Currently being rented for $700 a month. Tenant occupied. 24 hour notice. Cash offer only.

10. 2021-11-04
    listed $40,000 Active 111-char remark

    Show marketing remark (111 chars)

    2 Bed, 1 Bath condo. Currently being rented for $700 a month. Tenant occupied. 24 hour notice. Cash offer only.

11. 2021-09-14
    historical
12. 2021-08-27
    price $35,000
13. 2021-07-20
    listed $40,000 Active
14. 2020-11-20
    historical
15. 2020-11-02
    price $43,000
16. 2020-10-15
    listed $45,000 Active
17. 2020-09-04
    soldstatus $40,000
18. 2020-08-28
    soldstatus $40,000 Sold
19. 2020-08-13
    historical Contingency Pending
20. 2020-08-12
    listed $40,000 Active
21. 2019-05-21
    soldstatus $33,000
22. 2019-05-14
    soldstatus $33,000 Sold
23. 2019-04-18
    historical Accept Backup Offers
24. 2019-04-16
    status Active
25. 2019-03-22
    historical Accept Backup Offers
26. 2019-02-14
    status Active
27. 2019-02-13
    historical
28. 2019-02-11
    listed $35,000 Active
29. 2019-01-18
    historical
30. 2018-12-12
    price $28,900
31. 2018-10-09
    price $33,900
32. 2018-09-28
    listed $35,000 Active
33. 2006-03-21
    soldstatus $47,500
34. 2006-03-03
    soldstatus $47,500
35. 2006-01-02
    listed $49,900

ⓘ 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: $674 · $56/mo
• Projected year-2 tax: $844 · $70/mo
• Expected delta: +$170/yr (+$14/mo · 25.2%)

ⓘ 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 ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,979
• − Mortgage interest: −$3,641
• − Property taxes: −$674
• − Insurance: −$325
• − Repairs & maintenance: −$958
• − Management: −$958
• − HOA: −$3,600
• − Depreciation: −$1,891
• Taxable loss: −$69
• Est. tax savings @ 24.0%: +$16
• After-tax cash flow: $790/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 — Cheviot

• Score: 78/100
• State rank: #163
• US rank: #2446

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cheviot, OH
• County: Hamilton County · 701,295 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 38,049
• Household income: $53,868
• Rent vs Own: 47.5% rent · 52.5% own
• Severe rent burden: 1916.0

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 0.60)
• Race & ethnicity: White 50% Black 38% Two or more races 8% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Italian 1% Romanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 4% French/Haitian/Cajun 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: ▼ -101.15%
• Current HPI: 215.0659
• Rent YoY: ▲ 3.64%
• 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

+30.3% since first listed

35 events — show timeline

• 2026-05-06 Relisted — Cincy MLS
• 2026-05-04 Contingent — Cincy MLS
• 2026-04-23 Price Changed $65,000 Cincy MLS
• 2026-03-04 Price Changed $70,000 Cincy MLS
• 2026-01-21 Listed $75,000 Cincy MLS
• 2022-01-24 Sold (Public Records) $30,000 Public Records
• 2022-01-20 Sold (MLS) $30,000 Cincy MLS
• 2021-12-13 Contingent — Cincy MLS
• 2021-11-30 Price Changed $33,000 Cincy MLS
• 2021-11-04 Listed $40,000 Cincy MLS
• 2021-09-14 Listing Removed — Cincy MLS
• 2021-08-27 Price Changed $35,000 Cincy MLS
• 2021-07-20 Listed $40,000 Cincy MLS
• 2020-11-20 Listing Removed — Cincy MLS
• 2020-11-02 Price Changed $43,000 Cincy MLS
• 2020-10-15 Listed $45,000 Cincy MLS
• 2020-09-04 Sold (Public Records) $40,000 Public Records
• 2020-08-28 Sold (MLS) $40,000 Cincy MLS
• 2020-08-13 Contingent — Cincy MLS
• 2020-08-12 Listed $40,000 Cincy MLS
• 2019-05-21 Sold (Public Records) $33,000 Public Records
• 2019-05-14 Sold (MLS) $33,000 Cincy MLS
• 2019-04-18 Contingent — Cincy MLS
• 2019-04-16 Relisted — Cincy MLS
• 2019-03-22 Contingent — Cincy MLS
• 2019-02-14 Relisted — Cincy MLS
• 2019-02-13 Listing Removed — Cincy MLS
• 2019-02-11 Listed $35,000 Cincy MLS
• 2019-01-18 Listing Removed — Cincy MLS
• 2018-12-12 Price Changed $28,900 Cincy MLS
• 2018-10-09 Price Changed $33,900 Cincy MLS
• 2018-09-28 Listed $35,000 Cincy MLS
• 2006-03-21 Sold (Public Records) $47,500 Public Records
• 2006-03-03 Sold (MLS) $47,500 Cincy MLS
• 2006-01-02 Listed $49,900 Cincy MLS

Property tax history

+2.7%/yr

Latest (2025): $674 · +0.1% YoY. Source: county tax records.