1705 West St · Norwood, OH 45212

$139,999

2 bd · 2.5 ba · 1,468 sqft · SingleFamily public records · 7 Days on market

Built 1900 6,534 sqft lot Est $222k · 37% 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 +15.4/30.0
• ARV discount +15.0/15.0
• 1% rule +4.9/10.0
• DSCR +4.7/10.0
• 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

Discover the potential at 1705 West St in Cincinnati. This property presents an opportunity for investors, rehabbers, or buyers looking for a property with the ability to add value through improvements and updates. Bring your vision and explore the possibilities this property offers. Whether you're considering a renovation project, rental property, or future resale, this home provides a chance to create value with the right plan and execution. Property is being sold as-is. Buyers are encouraged to complete their own due diligence regarding condition, permits, zoning, and intended use.

Key facts

• 6,534 sq ft lot
• Garage
• Built 1900

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Two levels; Built in 1900; No shared/common walls
• Construction: Block foundation (listed under exterior features)
• Exterior features: Block foundation; Lot approximately 0.15 acres

Interior

• Bathrooms: 1 full bathroom
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $54 ($648/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (0.6% below list).
• Recommended offer: $139k (0.6% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 4.8% 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; 55 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $35k; list at $140k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $139,162 (0.6% below list)

Questions for the listing agent

1. Built in 1900 — 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: 0.99% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.65%
• DSCR: 1.07
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $221,668
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4627 Mcneil Ave	0.04mi	3/2.0 (+1)	1,594 (+9%)	6mo	$130,000	$82	72
1808 Maple Ave	0.20mi	2/1.5	1,360 (-7%)	4mo	$269,000	$198	72
1810 Lincoln Ave	0.27mi	3/1.5 (+1)	1,427 (-3%)	5mo	$179,000	$125	69
1824 Maple Ave	0.23mi	2/2.0	1,626 (+11%)	3mo	$107,500	$66	67
1846 Cleveland Ave	0.29mi	2/1.0	1,357 (-8%)	2mo	$185,000	$136	66
4635 Baker St	0.13mi	3/1.0 (+1)	1,327 (-10%)	3mo	$200,000	$151	64
4108 Wood St	0.59mi	3/1.0 (+1)	1,405 (-4%)	1mo	$215,000	$153	54
4233 Lowry Ave	0.33mi	3/2.0 (+1)	1,295 (-12%)	6mo	$219,000	$169	53
1839 Hopkins Ave	0.50mi	3/2.0 (+1)	1,312 (-11%)	3mo	$172,000	$131	50
2043 Lawrence Ave	0.49mi	3/1.5 (+1)	1,288 (-12%)	2mo	$297,500	$231	46
1833 Hopkins Ave	0.49mi	3/1.5 (+1)	1,657 (+13%)	6mo	$245,000	$148	42
1945 Lawn Ave	0.67mi	2/1.5	1,262 (-14%)	2mo	$210,000	$166	40

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: -17.1%
• Equity multiple: 0.41×
• Total profit: $-22,980
• Equity at exit: $20,874

10-year hold

• IRR: -15.8%
• Equity multiple: 0.23×
• Total profit: $-30,053
• Equity at exit: $12,105

Cash invested: $39,200 (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 45212

• Rents YoY: 0.2%
• Active inventory: 55
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,392 high
• Mortgage (P&I): −$734
• Tax from tax record: −$253 /mo · $3,035/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $54

Break-even live

Break-even rent $1,323

Max offer price $139,999

Occupancy floor 91%

Sensitivity live

Price	-10% $133	-5% $94	+0% $54	+5% $14	+10% $-25
Rent	-10% $-56	-5% $-1	+0% $54	+5% $109	+10% $164
Rate	-1.0pp $124	-0.5pp $90	base $54	+0.5pp $18	+1.0pp $-19

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1701 Cleveland Ave Norwood, OH	1.0	1.0	1000	$1,200	$1.20	25d	1	0.11mi
1815 Cleveland Ave Apt 3 Cincinnati, OH	1.0	1.0	1012	$850	$0.84	25d	1	0.23mi
4303 Allison St Cincinnati, OH	2.0	1.0	1070	$1,495	$1.40	5d	1	0.47mi
4133 Huston Ave Cincinnati, OH	3.0	1.0	1210	$1,725	$1.43	45d	1	0.47mi
4133 Huston Ave Cincinnati, OH	3.0	1.0	1210	$1,725	$1.43	13d	1	0.47mi
1607 Asmann Ave Cincinnati, OH	1.0–4.0	1.0–1.5	1069	$1,162	$1.09	13d	6	0.54mi
1931 Delaware Ave Unit 2 Norwood, OH	3.0	2.0	1650	$1,810	$1.10	45d	1	0.59mi
4539 Montgomery Rd Unit 3 Cincinnati, OH	2.0	1.0	1200	$1,375	$1.15	25d	1	0.62mi
4539 Montgomery Rd Unit 3 Cincinnati, OH	2.0	1.0	1200	$1,375	$1.15	11d	1	0.62mi
4539 Montgomery Rd Unit 2 Cincinnati, OH	1.0	1.0	1000	$1,100	$1.10	11d	1	0.62mi
4539 Montgomery Rd Unit 2 Cincinnati, OH	1.0	1.0	1000	$1,100	$1.10	45d	1	0.62mi
5111 Warren Ave Cincinnati, OH	2.0	1.0	1326	$1,525	$1.15	25d	1	0.65mi
1916 Lawn Ave Unit 1 Cincinnati, OH	1.0	1.0	1000	$1,250	$1.25	21d	1	0.67mi
5217 Rhode Island Ave Cincinnati, OH	3.0	2.0	1739	$1,795	$1.03	25d	1	0.73mi
961 Avondale Ave Cincinnati, OH	2.0	1.0	1800	$2,200	$1.22	4d	1	0.73mi
5135 Globe Ave Cincinnati, OH	3.0	2.0	1697	$1,895	$1.12	8d	1	0.80mi
5121 Silver St Cincinnati, OH	3.0	2.0	1600	$1,695	$1.06	25d	1	0.82mi
2131 Williams Ave Unit 1 Cincinnati, OH	1.0	1.0	950	$1,350	$1.42	5d	1	0.84mi
2131 Williams Ave Unit 2 Cincinnati, OH	1.0	1.0	950	$1,250	$1.32	45d	1	0.84mi
2131 Williams Ave Unit 1 Cincinnati, OH	2.0	1.0	900	$1,395	$1.55	45d	1	0.84mi
2131 Williams Ave Unit 1 Cincinnati, OH	2.0	1.0	900	$1,395	$1.55	25d	1	0.84mi
1500 Yarmouth Ave Unit 2 Cincinnati, OH	1.0	1.0	899	$800	$0.89	18d	1	0.85mi
5244 Hunter Ave Cincinnati, OH	2.0	1.0	1088	$1,350	$1.24	18d	1	0.87mi
1649 Anita Pl Unit 3 Cincinnati, OH	2.0	1.0	1100	$1,098	$1.00	25d	1	0.90mi
5302 Globe Ave Cincinnati, OH	3.0	1.0	1049	$1,895	$1.81	45d	1	0.95mi
1725 Cleneay Ave Norwood, OH	1.0–5.0	1.0–5.0	1060	$1,467	$1.38	3d	46	0.95mi
1727 Garden Ln Unit 1730 5 Cincinnati, OH	2.0	1.0	1000	$1,300	$1.30	25d	1	0.96mi
1727 Garden Ln Unit 1731 2 Cincinnati, OH	2.0	1.0	1000	$1,195	$1.20	25d	1	0.96mi
3901 Elsmere Ave Cincinnati, OH	3.0	2.0	1415	$1,995	$1.41	4d	1	0.98mi
2320 Kenilworth Ave Cincinnati, OH	3.0	2.5	1660	$2,300	$1.39	21d	1	1.08mi
1806 Dale Rd Unit 4 Cincinnati, OH	2.0	1.0	900	$1,140	$1.27	25d	1	1.08mi
800 N Fred Shuttlesworth Cir Apt 3 Cincinnati, OH	2.0	1.0	1200	$1,300	$1.08	25d	1	1.12mi
1231 Laidlaw Ave Unit 3 Cincinnati, OH	2.0	1.0	900	$1,550	$1.72	25d	1	1.16mi
979 Burton Ave Cincinnati, OH	3.0	1.0	1725	$1,595	$0.92	4d	1	1.18mi
3550 Woodburn Ave Cincinnati, OH	3.0	1.0	1308	$2,000	$1.53	15d	1	1.25mi
2607 Robertson Ave Unit 2 ROBERTSON 2607 Cincinnati, OH	3.0	1.0	1399	$1,895	$1.35	45d	1	1.29mi
611 E Mitchell Ave Unit 2 Cincinnati, OH	2.0	1.0	1400	$1,395	$1.00	11d	1	1.32mi
611 E Mitchell Ave Unit 2 Cincinnati, OH	2.0	1.0	1200	$1,395	$1.16	25d	1	1.32mi
3640 Reading Rd Unit 3640-1 Cincinnati, OH	3.0	1.0	1113	$1,295	$1.16	25d	1	1.35mi
4423 Greenlee Ave Unit 2 Cincinnati, OH	2.0	1.0	950	$1,095	$1.15	5d	1	1.37mi

Listing history 6 events

1. 2026-06-21
   pricedays on market $139,999 Active 7 DOM
2. 2026-06-18
   days on market $149,999 Active 4 DOM
3. 2026-06-17
   days on market $149,999 Active 3 DOM
4. 2026-06-16
   days on market $149,999 Active 2 DOM
5. 2026-06-15
   remarks 591-char remark
6. 2026-06-15
   listed $149,999 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: $3,035 · $253/mo
• Projected year-2 tax: $3,035 · $253/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: $16,699
• − Mortgage interest: −$7,842
• − Property taxes: −$3,035
• − Insurance: −$700
• − Repairs & maintenance: −$1,336
• − Management: −$1,336
• − Depreciation: −$4,073
• Taxable loss: −$1,622
• Est. tax savings @ 24.0%: +$389
• After-tax cash flow: $1,037/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

+385.4% since first listed

3 events — show timeline

• 2026-06-14 Listed $149,999 CBRMLS
• 1986-09-09 Sold (Public Records) $35,000 Public Records
• 1978-06-01 Sold (Public Records) $30,900 Public Records

Property tax history

+5.7%/yr

Latest (2025): $3,035 · -0.0% YoY. Source: county tax records.