5612 Colerain Ave · Cincinnati, OH 45239

$253,900

2 bd · 2.0 ba · 1,544 sqft · MultiFamily public records · 23 Days on market

Built 1937 10,106 sqft lot

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Why this score? — see what drove the D 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 +13.7/30.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Rent growth +4.0/5.0
• Livability +4.0/5.0
• 1% rule +3.1/10.0
• 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

Duplex with exceptional house-hacking potential. Live in style while your tenant helps offset the mortgage. This beautifully updated property offers two spacious 1-bed, 1-bath units, each with private rear porches. The exterior, basement, and garage have been freshly painted, offering a clean, modern aesthetic. One unit is vacant and move-in ready; the other brings in $900/month plus utilities. Enjoy a 2-car detached garage and separate electric meters. Ideally located on Colerain Ave with quick access to city amenities, shopping, and transit. A rare blend of comfort, income, and investment appeal.

Key facts

• New furnace
• Off street parking
• Laundry hookups

Tags

• UPDATED CINCINNATI DUPLEX
• PRIVATE BASEMENT STORAGE
• LAUNDRY HOOKUPS
• NEW FURNACE
• 2 CAR ATTACHED GARAGE
• OFF STREET PARKING

Property features AI

Finance

• Financial info: Two rental units total; Both units are 1-bedroom units; Current listed rent for one unit: $900

Exterior

• Parking: Rear 2-car garage; Off-street parking and driveway
• Utilities: Public water; Public sewer; Natural gas
• Home design: Duplex; Two stories; Poured foundation
• Construction: Brick exterior; Poured foundation; Shingle roof
• Exterior features: Brick construction; Double-hung insulated windows; Shingle roof

Interior

• Bedrooms: Two 1-bedroom units (one bedroom each)
• Bathrooms: Each unit has one full bathroom
• Heating & cooling: Forced air heating (gas); Window-unit cooling
• Interior features: Two-level layout; Basement (approx. 712 finished/usable square feet)

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1.0-bath units multifamily listed at $254k.

Deal economics

• At list price, monthly cash flow is $20 ($235/yr) — positive. Per door: $10/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (19.3% below list).
• Recommended offer: $205k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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 fast (+6.0%/yr); 57 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 41% of the median local income ($60k/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($250k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 23y 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 $92k; list at $254k implies a 177% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $204,900 (19.3% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1937 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.33%
• DSCR: 1.01
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.0% rent growth · sell at horizon

5-year hold

• IRR: -12.8%
• Equity multiple: 0.53×
• Total profit: $-33,592
• Equity at exit: $37,857

10-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-108
• Equity at exit: $21,953

Cash invested: $71,092 (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 45239

• Home prices YoY: -32.8%
• Rents YoY: 6.0%
• Active inventory: 57
• Price-to-rent: 20.7×

Monthly cashflow live

• Estimated rent: $2,049 high
• Mortgage (P&I): −$1,331
• Tax from tax record: −$162 /mo · $1,943/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $20

Break-even live

Break-even rent $2,024

Max offer price $253,900

Occupancy floor 94%

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$2,050
Total (2 units)			$2,049

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: $63,475
• Closing costs: $7,617
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5293 E Knoll Ct Cincinnati, OH	1.0–3.0	1.0–1.5	835	$1,324	$1.59	1d	14	0.51mi
5339 Fox Rd Cincinnati, OH	3.0	2.0	1285	$1,300	$1.01	4d	1	0.54mi
5843 Monfort Hills Ave Cincinnati, OH	2.0	1.0	1820	$1,200	$0.66	23d	1	0.56mi
5406 Scarletoak Dr Cincinnati, OH	2.0	2.0	1508	$2,400	$1.59	2d	1	0.57mi
5928 Belmont Ave Unit Washer Dryer Hookup Cincinnati, OH	3.0	1.0	1120	$1,395	$1.25	16d	1	0.99mi
1834 Emerson Ave Cincinnati, OH	2.0	1.0	1187	$1,500	$1.26	23d	1	1.48mi

Listing history 44 events

1. 2026-06-18
   days on market $253,900 Active 23 DOM
2. 2026-06-17
   days on market $253,900 Active 22 DOM
3. 2026-06-16
   days on market $253,900 Active 21 DOM
4. 2026-06-15
   days on market $253,900 Active 20 DOM
5. 2026-06-13
   days on market $253,900 Active 18 DOM
6. 2026-06-13
   days on market $253,900 Active 17 DOM
7. 2026-06-09
   days on market $253,900 Active 14 DOM
8. 2026-06-08
   days on market $253,900 Active 13 DOM
9. 2026-06-07
   days on market $253,900 Active 12 DOM
10. 2026-06-03
    days on market $253,900 Active 8 DOM
11. 2026-06-02
    days on market $253,900 Active 7 DOM
12. 2026-06-01
    days on market $253,900 Active 6 DOM
13. 2026-05-31
    days on market $253,900 Active 5 DOM
14. 2026-05-26
    listed $253,900 Active
15. 2025-10-24
    historical 605-char remark

    Show marketing remark (605 chars)

    Duplex with exceptional house-hacking potential. Live in style while your tenant helps offset the mortgage. This beautifully updated property offers two spacious 1-bed, 1-bath units, each with private rear porches. The exterior, basement, and garage have been freshly painted, offering a clean, modern aesthetic. One unit is vacant and move-in ready; the other brings in $900/month plus utilities. Enjoy a 2-car detached garage and separate electric meters. Ideally located on Colerain Ave with quick access to city amenities, shopping, and transit. A rare blend of comfort, income, and investment appeal.

16. 2025-10-20
    price $242,400 605-char remark

    Show marketing remark (605 chars)

    Duplex with exceptional house-hacking potential. Live in style while your tenant helps offset the mortgage. This beautifully updated property offers two spacious 1-bed, 1-bath units, each with private rear porches. The exterior, basement, and garage have been freshly painted, offering a clean, modern aesthetic. One unit is vacant and move-in ready; the other brings in $900/month plus utilities. Enjoy a 2-car detached garage and separate electric meters. Ideally located on Colerain Ave with quick access to city amenities, shopping, and transit. A rare blend of comfort, income, and investment appeal.

17. 2025-10-16
    price $244,900 605-char remark

    Show marketing remark (605 chars)

    Duplex with exceptional house-hacking potential. Live in style while your tenant helps offset the mortgage. This beautifully updated property offers two spacious 1-bed, 1-bath units, each with private rear porches. The exterior, basement, and garage have been freshly painted, offering a clean, modern aesthetic. One unit is vacant and move-in ready; the other brings in $900/month plus utilities. Enjoy a 2-car detached garage and separate electric meters. Ideally located on Colerain Ave with quick access to city amenities, shopping, and transit. A rare blend of comfort, income, and investment appeal.

18. 2025-10-07
    status Active 605-char remark

    Show marketing remark (605 chars)

    Duplex with exceptional house-hacking potential. Live in style while your tenant helps offset the mortgage. This beautifully updated property offers two spacious 1-bed, 1-bath units, each with private rear porches. The exterior, basement, and garage have been freshly painted, offering a clean, modern aesthetic. One unit is vacant and move-in ready; the other brings in $900/month plus utilities. Enjoy a 2-car detached garage and separate electric meters. Ideally located on Colerain Ave with quick access to city amenities, shopping, and transit. A rare blend of comfort, income, and investment appeal.

19. 2025-07-21
    historical Contingency Pending 605-char remark

    Show marketing remark (605 chars)

    Duplex with exceptional house-hacking potential. Live in style while your tenant helps offset the mortgage. This beautifully updated property offers two spacious 1-bed, 1-bath units, each with private rear porches. The exterior, basement, and garage have been freshly painted, offering a clean, modern aesthetic. One unit is vacant and move-in ready; the other brings in $900/month plus utilities. Enjoy a 2-car detached garage and separate electric meters. Ideally located on Colerain Ave with quick access to city amenities, shopping, and transit. A rare blend of comfort, income, and investment appeal.

20. 2025-06-19
    status Active 605-char remark

    Show marketing remark (605 chars)

    Duplex with exceptional house-hacking potential. Live in style while your tenant helps offset the mortgage. This beautifully updated property offers two spacious 1-bed, 1-bath units, each with private rear porches. The exterior, basement, and garage have been freshly painted, offering a clean, modern aesthetic. One unit is vacant and move-in ready; the other brings in $900/month plus utilities. Enjoy a 2-car detached garage and separate electric meters. Ideally located on Colerain Ave with quick access to city amenities, shopping, and transit. A rare blend of comfort, income, and investment appeal.

21. 2025-06-12
    historical Contingency Pending 605-char remark

    Show marketing remark (605 chars)

    Duplex with exceptional house-hacking potential. Live in style while your tenant helps offset the mortgage. This beautifully updated property offers two spacious 1-bed, 1-bath units, each with private rear porches. The exterior, basement, and garage have been freshly painted, offering a clean, modern aesthetic. One unit is vacant and move-in ready; the other brings in $900/month plus utilities. Enjoy a 2-car detached garage and separate electric meters. Ideally located on Colerain Ave with quick access to city amenities, shopping, and transit. A rare blend of comfort, income, and investment appeal.

22. 2025-06-06
    listed $250,000 Active 605-char remark

    Show marketing remark (605 chars)

    Duplex with exceptional house-hacking potential. Live in style while your tenant helps offset the mortgage. This beautifully updated property offers two spacious 1-bed, 1-bath units, each with private rear porches. The exterior, basement, and garage have been freshly painted, offering a clean, modern aesthetic. One unit is vacant and move-in ready; the other brings in $900/month plus utilities. Enjoy a 2-car detached garage and separate electric meters. Ideally located on Colerain Ave with quick access to city amenities, shopping, and transit. A rare blend of comfort, income, and investment appeal.

23. 2025-01-06
    historical 634-char remark

    Show marketing remark (634 chars)

    Investor's Dream! This fully remodeled (2022) duplex offers two tenant-occupied units, each generating $900/month plus $60 toward water, with tenants covering all other utilities. Opportunity to increase rents with upcoming lease renewals. Each unit features its own private covered patio, perfect for outdoor relaxation. Ample parking includes a 2-car garage and driveway space for multiple guests. Located just minutes from I-75, providing quick access to shopping, dining, and more. Whether you're looking to expand your portfolio or secure a steady income property, this low-maintenance, updated duplex is a fantastic opportunity!

24. 2024-11-22
    price $234,900 634-char remark

    Show marketing remark (634 chars)

    Investor's Dream! This fully remodeled (2022) duplex offers two tenant-occupied units, each generating $900/month plus $60 toward water, with tenants covering all other utilities. Opportunity to increase rents with upcoming lease renewals. Each unit features its own private covered patio, perfect for outdoor relaxation. Ample parking includes a 2-car garage and driveway space for multiple guests. Located just minutes from I-75, providing quick access to shopping, dining, and more. Whether you're looking to expand your portfolio or secure a steady income property, this low-maintenance, updated duplex is a fantastic opportunity!

25. 2024-11-06
    price $239,900 634-char remark

    Show marketing remark (634 chars)

    Investor's Dream! This fully remodeled (2022) duplex offers two tenant-occupied units, each generating $900/month plus $60 toward water, with tenants covering all other utilities. Opportunity to increase rents with upcoming lease renewals. Each unit features its own private covered patio, perfect for outdoor relaxation. Ample parking includes a 2-car garage and driveway space for multiple guests. Located just minutes from I-75, providing quick access to shopping, dining, and more. Whether you're looking to expand your portfolio or secure a steady income property, this low-maintenance, updated duplex is a fantastic opportunity!

26. 2024-10-20
    listed $249,900 Active 634-char remark

    Show marketing remark (634 chars)

    Investor's Dream! This fully remodeled (2022) duplex offers two tenant-occupied units, each generating $900/month plus $60 toward water, with tenants covering all other utilities. Opportunity to increase rents with upcoming lease renewals. Each unit features its own private covered patio, perfect for outdoor relaxation. Ample parking includes a 2-car garage and driveway space for multiple guests. Located just minutes from I-75, providing quick access to shopping, dining, and more. Whether you're looking to expand your portfolio or secure a steady income property, this low-maintenance, updated duplex is a fantastic opportunity!

27. 2021-02-11
    soldstatus $91,500
28. 2021-01-19
    soldstatus $91,500 Sold
29. 2021-01-06
    historical Contingency Pending
30. 2020-12-01
    listed $95,500 Active
31. 2020-11-30
    historical
32. 2020-11-25
    price $95,500
33. 2020-10-20
    status Active
34. 2020-10-08
    historical Contingency Pending
35. 2020-09-25
    listed $99,000 Active
36. 2018-09-26
    soldstatus $58,900
37. 2018-09-24
    soldstatus $58,900 Sold
38. 2018-09-10
    historical Accept Backup Offers
39. 2018-09-07
    listed $58,900 Active
40. 2017-11-07
    soldstatus $38,000
41. 2005-07-05
    historical
42. 2005-04-08
    listed $79,900
43. 2004-01-01
    historical
44. 2003-09-15
    listed $99,900

ⓘ 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: $1,943 · $162/mo
• Projected year-2 tax: $2,952 · $246/mo
• Expected delta: +$1,009/yr (+$84/mo · 51.9%)

ⓘ 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 · 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: $24,588
• − Mortgage interest: −$14,222
• − Property taxes: −$1,943
• − Insurance: −$1,270
• − Repairs & maintenance: −$1,967
• − Management: −$1,967
• − Depreciation: −$7,386
• Taxable loss: −$4,167
• Est. tax savings @ 24.0%: +$1,000
• After-tax cash flow: $1,235/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): 29,607
• Household income: $60,324
• Rent vs Own: 40.7% rent · 59.3% own
• Severe rent burden: 1566.0

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 0.63)
• Race & ethnicity: White 50% Black 35% Two or more races 8% Hispanic / Latino 4% Asian 4%
• Common ancestry: Lithuanian 2% Slovak 1% Italian 1%
• Foreign-born: 4% · India, Canada
• Languages at home: 93% English-only · Other Indo-European 3% Spanish 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: ▼ -114.46%
• Current HPI: 234.6033
• Rent YoY: ▲ 6.00%
• 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

+154.2% since first listed

31 events — show timeline

• 2026-05-26 Listed $253,900 Cincy MLS
• 2025-10-24 Listing Removed — Cincy MLS
• 2025-10-20 Price Changed $242,400 Cincy MLS
• 2025-10-16 Price Changed $244,900 Cincy MLS
• 2025-10-07 Relisted — Cincy MLS
• 2025-07-21 Contingent — Cincy MLS
• 2025-06-19 Relisted — Cincy MLS
• 2025-06-12 Contingent — Cincy MLS
• 2025-06-06 Listed $250,000 Cincy MLS
• 2025-01-06 Listing Removed — Cincy MLS
• 2024-11-22 Price Changed $234,900 Cincy MLS
• 2024-11-06 Price Changed $239,900 Cincy MLS
• 2024-10-20 Listed $249,900 Cincy MLS
• 2021-02-11 Sold (Public Records) $91,500 Public Records
• 2021-01-19 Sold (MLS) $91,500 Cincy MLS
• 2021-01-06 Contingent — Cincy MLS
• 2020-12-01 Listed $95,500 Cincy MLS
• 2020-11-30 Listing Removed — Cincy MLS
• 2020-11-25 Price Changed $95,500 Cincy MLS
• 2020-10-20 Relisted — Cincy MLS
• 2020-10-08 Contingent — Cincy MLS
• 2020-09-25 Listed $99,000 Cincy MLS
• 2018-09-26 Sold (Public Records) $58,900 Public Records
• 2018-09-24 Sold (MLS) $58,900 Cincy MLS
• 2018-09-10 Contingent — Cincy MLS
• 2018-09-07 Listed $58,900 Cincy MLS
• 2017-11-07 Sold (Public Records) $38,000 Public Records
• 2005-07-05 Listing Removed — Cincy MLS
• 2005-04-08 Listed $79,900 Cincy MLS
• 2004-01-01 Listing Removed — Cincy MLS
• 2003-09-15 Listed $99,900 Cincy MLS

Property tax history

-0.3%/yr

Latest (2025): $1,943 · +0.1% YoY. Source: county tax records.