2738 Montana Ave · Cincinnati, OH 45211

$129,900

3 bd · 1.0 ba · 1,264 sqft · SingleFamily public records · 41 Days on market

Built 1928 7,275 sqft lot Est $224k · 42% under

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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 +19.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +5.5/10.0
• Livability +4.0/5.0
• 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

3 bedroom home has eat-in kitchen, Dining room, living room w/ Roodwood fireplace. Hardwood floors. This is a must see!! Schedule your showing today...

Key facts

• Updated kitchen
• Side porch
• Finished lower level

Tags

• UPDATED KITCHEN
• FINISHED LOWER LEVEL
• DETACHED 2-CAR GARAGE
• PRIVATE LEVEL BACKYARD
• SIDE PORCH
• SOUGHT-AFTER NEIGHBORHOODS

Property features AI

Finance

• Other: Zoned residential; Lot about 50 x 143 (approximately 0.167 acres)
• HOA & community: No HOA

Exterior

• Parking: Built-in rear garage with space for 1 car
• Utilities: Public water; Public sewer; Natural gas service
• Home design: Traditional single-family home; Two levels; Second floor area present
• Construction: Shingle roof; Vinyl siding; Poured foundation; Built with typical residential construction materials
• Exterior features: Front porch; Storm, vinyl, and insulated windows; Cable and smoke alarm present

Interior

• Kitchen: Eat-in kitchen with wood cabinets; Vinyl flooring in the kitchen; Dishwasher; Oven/Range; Refrigerator
• Bedrooms: Three bedrooms total; Primary bedroom approximately 12 x 11 (second level); Second bedroom approximately 12 x 11 (second level); Third bedroom approximately 10 x 10 (second level)
• Flooring: Wood floors in living and dining areas; Vinyl floor in kitchen
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (gas); Gas water heating
• Interior features: Multi-panel doors and natural woodwork; Fireplace; Chandelier
• Laundry & utility: 220-volt service

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $137 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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 (+3.6%/yr); 82 active listings in the ZIP; 29 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).
• This rent runs 30% of the median local income ($54k/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 $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 26y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $130k implies a 331% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.05% ✓
• Cap rate: 7.56%
• Cash-on-cash: 4.54%
• DSCR: 1.20
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $223,728
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2714 Shaffer Ave	0.44mi	3/1.0	1,211 (-4%)	10mo	$170,000	$140	64
2790 Shaffer Ave	0.42mi	2/2.0 (-1)	1,277 (+1%)	10mo	$135,500	$106	61
2945 Feltz Ave	0.56mi	3/2.0	1,204 (-5%)	4mo	$235,000	$195	58
2562 Montana Ave	0.49mi	4/1.0 (+1)	1,325 (+5%)	8mo	$185,000	$140	58
3418 Millrich Ave	0.14mi	4/1.5 (+1)	1,449 (+15%)	6mo	$214,000	$148	57
3328 Brodbeck Pl	0.48mi	3/2.0	1,384 (+10%)	2mo	$305,000	$220	56
2938 Temple Ave	0.59mi	2/1.5 (-1)	1,140 (-10%)	2mo	$190,000	$167	48
2484 Deercove Ct	0.44mi	3/2.5	1,416 (+12%)	10mo	$299,900	$212	46
2932 Feltz Ave	0.54mi	3/1.5	1,444 (+14%)	7mo	$255,000	$177	43
2907 Daytona Ave	0.69mi	3/1.0	1,424 (+13%)	8mo	$169,000	$119	40
3064 Mchenry Ave	0.74mi	3/2.0	1,152 (-9%)	8mo	$204,500	$178	40
3024 Hull Ave	0.74mi	2/1.0 (-1)	1,129 (-11%)	10mo	$209,000	$185	35

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 · 3.64% rent growth · sell at horizon

5-year hold

• IRR: -8.4%
• Equity multiple: 0.69×
• Total profit: $-11,371
• Equity at exit: $19,369

10-year hold

• IRR: 1.9%
• Equity multiple: 1.14×
• Total profit: $5,206
• Equity at exit: $11,231

Cash invested: $36,372 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,357 high
• Mortgage (P&I): −$681
• Tax from tax record: −$200 /mo · $2,395/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $137

Break-even live

Break-even rent $1,183

Max offer price $129,900

Occupancy floor 85%

Sensitivity live

Price	-10% $211	-5% $174	+0% $137	+5% $101	+10% $64
Rent	-10% $30	-5% $84	+0% $137	+5% $191	+10% $245
Rate	-1.0pp $203	-0.5pp $171	base $137	+0.5pp $104	+1.0pp $70

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2678 Montana Ave Cincinnati, OH	1.0–3.0	1.0–2.0	935	$1,470	$1.57	2d	10	0.16mi
2679 Montana Ave Apt 11 Cincinnati, OH	2.0	1.0	1000	$1,150	$1.15	4d	1	0.19mi
2837 Montana Ave Unit 2 Cincinnati, OH	2.0	1.5	1000	$1,300	$1.30	15d	1	0.24mi
3512 Hazelwood Ave Unit 2 Cincinnati, OH	2.0	1.0	906	$1,750	$1.93	24d	1	0.45mi
2854 Shaffer Ave Unit 1 Cincinnati, OH	2.0	1.0	1100	$1,125	$1.02	14d	1	0.45mi
2860 Harrison Ave Apt 21 Cincinnati, OH	2.0	1.5	950	$1,000	$1.05	20d	1	0.56mi
3272 Gobel Ave Cincinnati, OH	2.0	1.0	900	$1,100	$1.22	24d	1	0.58mi
3272 Gobel Ave Unit 2465-2 Cincinnati, OH	2.0	1.0	900	$900	$1.00	24d	1	0.59mi
3077 Worthington Ave Cincinnati, OH	2.0	1.0	900	$1,500	$1.67	24d	1	0.62mi
3001 Westwood Northern Blvd Unit 3009-10 Cincinnati, OH	2.0	1.0	1000	$1,050	$1.05	24d	1	0.66mi
2532 Harrison Ave Unit 2217 02 Cincinnati, OH	2.0	1.0	1000	$1,250	$1.25	24d	1	0.67mi
3052 Worthington Ave Cincinnati, OH	3.0	1.0	1105	$1,195	$1.08	5d	1	0.67mi
3015 Feltz Ave Cincinnati, OH	3.0	1.0	1218	$1,695	$1.39	4d	1	0.69mi
3064 Aquadale Ln Cincinnati, OH	3.0	3.0	1102	$1,850	$1.68	24d	1	0.93mi
3401 McHenry Ave Unit 43 Cincinnati, OH	2.0	1.0	1000	$1,250	$1.25	24d	1	0.94mi
2356 Harrison Ave Cincinnati, OH	2.0	1.0	900	$1,000	$1.11	24d	1	1.04mi
2230 Westwood Northern Blvd Cincinnati, OH	1.0–2.0	1.0–2.0	792	$940	$1.19	24d	3	1.22mi
3570 McHenry Ave Unit 3574-3 Cincinnati, OH	2.0	1.0	900	$1,000	$1.11	24d	1	1.24mi
2682 Lafeuille Cir Cincinnati, OH	2.0–3.0	1.0–2.0	950	$1,574	$1.66	4d	16	1.24mi
2905 Queen City Ave Unit 1 Cincinnati, OH	2.0	1.0	900	$1,350	$1.50	24d	1	1.27mi
2905 Queen City Ave Cincinnati, OH	2.0	1.0	1000	$1,350	$1.35	5d	1	1.27mi
2598 Ferguson Rd Cincinnati, OH	2.0	1.0	950	$1,145	$1.21	5d	1	1.29mi
2969 Four Towers Dr Unit 2 Cincinnati, OH	2.0	1.0	960	$1,150	$1.20	24d	1	1.35mi
2621 Gehrum Ln Cincinnati, OH	3.0	1.0	1373	$1,850	$1.35	24d	1	1.36mi
3713 Lovell Ave Cincinnati, OH	2.0	1.5	1508	$1,595	$1.06	24d	1	1.42mi
2511 Ferguson Rd Unit 2537 Cincinnati, OH	3.0	1.5	1100	$1,650	$1.50	24d	1	1.43mi
2706 E Tower Dr Cincinnati, OH	1.0–3.0	1.0–2.0	951	$1,520	$1.60	2d	61	1.44mi
4410 N Bend Rd Cincinnati, OH	3.0	2.5	1240	$1,750	$1.41	5d	1	1.48mi
3955 Trevor Ave Cincinnati, OH	3.0	1.5	1450	$1,495	$1.03	16d	1	1.48mi

Listing history 33 events

1. 2026-06-18
   price $129,900 Active 41 DOM
2. 2026-06-18
   days on market $144,900 Active 41 DOM
3. 2026-06-17
   days on market $144,900 Active 40 DOM
4. 2026-06-16
   days on market $144,900 Active 39 DOM
5. 2026-06-15
   days on market $144,900 Active 38 DOM
6. 2026-06-13
   days on market $144,900 Active 36 DOM
7. 2026-06-13
   days on market $144,900 Active 35 DOM
8. 2026-06-09
   days on market $144,900 Active 32 DOM
9. 2026-06-08
   days on market $144,900 Active 31 DOM
10. 2026-06-07
    days on market $144,900 Active 30 DOM
11. 2026-06-03
    days on market $144,900 Active 26 DOM
12. 2026-06-02
    days on market $144,900 Active 25 DOM
13. 2026-06-01
    days on market $144,900 Active 24 DOM
14. 2026-05-31
    days on market $144,900 Active 23 DOM
15. 2026-05-08
    listed $144,900 Active
16. 2013-03-29
    soldstatus $30,151 151-char remark

    Show marketing remark (151 chars)

    3 bedroom home has eat-in kitchen, Dining room, living room w/ Roodwood fireplace. Hardwood floors. This is a must see!! Schedule your showing today...

17. 2013-01-28
    listed $34,900 151-char remark

    Show marketing remark (151 chars)

    3 bedroom home has eat-in kitchen, Dining room, living room w/ Roodwood fireplace. Hardwood floors. This is a must see!! Schedule your showing today...

18. 2010-08-31
    historical
19. 2010-03-01
    listed $99,800
20. 2009-01-15
    historical
21. 2008-07-16
    listed $100,000
22. 2008-07-09
    historical
23. 2008-04-04
    listed $94,900
24. 2007-02-01
    historical
25. 2006-10-26
    listed $99,900
26. 2006-10-23
    historical
27. 2006-07-20
    listed $104,900
28. 2006-02-27
    soldstatus $55,000
29. 2005-08-30
    listed $57,500
30. 2000-08-16
    soldstatus $82,200
31. 2000-08-15
    soldstatus $82,150
32. 2000-07-31
    soldstatus $82,150
33. 2000-06-19
    listed $79,900

ⓘ 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: $2,395 · $200/mo
• Projected year-2 tax: $2,395 · $200/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 ≥104°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: $16,290
• − Mortgage interest: −$7,276
• − Property taxes: −$2,395
• − Insurance: −$650
• − Repairs & maintenance: −$1,303
• − Management: −$1,303
• − Depreciation: −$3,779
• Taxable loss: −$417
• Est. tax savings @ 24.0%: +$100
• After-tax cash flow: $1,750/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): 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

+81.4% since first listed

19 events — show timeline

• 2026-05-08 Listed $144,900 Cincy MLS
• 2013-03-29 Sold (MLS) $30,151 Cincy MLS
• 2013-01-28 Listed $34,900 Cincy MLS
• 2010-08-31 Listing Removed — Cincy MLS
• 2010-03-01 Listed $99,800 Cincy MLS
• 2009-01-15 Listing Removed — Cincy MLS
• 2008-07-16 Listed $100,000 Cincy MLS
• 2008-07-09 Listing Removed — Cincy MLS
• 2008-04-04 Listed $94,900 Cincy MLS
• 2007-02-01 Listing Removed — Cincy MLS
• 2006-10-26 Listed $99,900 Cincy MLS
• 2006-10-23 Listing Removed — Cincy MLS
• 2006-07-20 Listed $104,900 Cincy MLS
• 2006-02-27 Sold (MLS) $55,000 Cincy MLS
• 2005-08-30 Listed $57,500 Cincy MLS
• 2000-08-16 Sold (Public Records) $82,200 Public Records
• 2000-08-15 Sold (Public Records) $82,150 Public Records
• 2000-07-31 Sold (MLS) $82,150 Cincy MLS
• 2000-06-19 Listed $79,900 Cincy MLS

Property tax history

+11.5%/yr

Latest (2025): $2,395 · +0.1% YoY. Source: county tax records.