791 Sedam St · Cincinnati, OH 45204

$99,000

2 bd · 2.0 ba · 1,836 sqft · SingleFamily public records · 2 Days on market

Built 1895 5,227 sqft lot Est $158k · 37% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment opportunity! This home has 2 bedrooms, 2 full baths, back enclosed patio and metal fencing. Home will be sold 100% AS-IS.

Key facts

• Historic italianate
• Brick residence
• Oversized lot

Tags

• HISTORIC ITALIANATE
• BRICK RESIDENCE
• SIGNIFICANT EXTERIOR UPDATES
• NEW ROOF
• NEW WINDOWS
• OVERSIZED LOT

Property features AI

Finance

• Other: Listing brokerage: Fortune Vine Realty
• HOA & community: No homeowners association

Exterior

• Parking: Off-street parking via driveway
• Utilities: Public water; Public sewer; Natural gas
• Home design: Italianate historical style; Single-family home; Two levels; Second floor area approximately 918
• Construction: Stone foundation
• Exterior features: Double-hung vinyl windows; Membrane roof; Brick exterior; Residential zoning; Lot about 0.12 acres

Interior

• Kitchen: Kitchen with wood flooring (16 x 10)
• Bedrooms: Four bedrooms total; Primary bedroom on level 2 (15 x 15); Bedroom 2 on level 1 (13 x 12); Bedroom 3 on level 2 (12 x 16); Bedroom 4 on level 2 (10 x 15)
• Flooring: Wood floors in kitchen and dining room
• Bathrooms: Two full bathrooms; One partial bathroom on level 1; One full bathroom on level 2; Primary bathroom: Other
• Interior features: Seven total rooms; Full basement
• Laundry & utility: Basement provides utility space

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $522 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Cap rate 12.6% 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: 33 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• At $1,510/mo this rent would consume 58% of the median local household income ($31k/yr) (locally 487% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 10y 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 $16k; list at $99k implies a 500% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1895 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,000

Questions for the listing agent

1. Built in 1895 — 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. 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?
5. 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.
6. 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.
7. 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: 1.53% ✓
• Cap rate: 12.62%
• Cash-on-cash: 22.60%
• DSCR: 2.01
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $157,896
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
798 Delhi Ave	0.05mi	3/2.0 (+1)	1,754 (-4%)	12mo	$27,000	$15	75
3158 River Rd	0.40mi	3/2.0 (+1)	1,826 (-0%)	1mo	$57,000	$31	74
341 Fairbanks Ave	0.15mi	2/1.0	1,590 (-13%)	10mo	$70,000	$44	59
657 Sedam St	0.25mi	3/2.0 (+1)	1,624 (-12%)	11mo	$37,500	$23	55
1052 Delhi Ave	0.41mi	3/2.0 (+1)	1,792 (-2%)	21mo	$120,000	$67	54
641 Steiner Ave	0.36mi	2/1.5	1,666 (-9%)	14mo	$70,000	$42	54
663 Steiner St	0.31mi	3/1.5 (+1)	1,728 (-6%)	21mo	$148,300	$86	51
449 Purcell Ave	0.62mi	3/1.0 (+1)	1,736 (-5%)	16mo	$190,000	$109	40
432 Hawthorne Ave	0.71mi	3/2.0 (+1)	1,592 (-13%)	4mo	$220,000	$138	36
550 Enright Ave	0.48mi	3/2.0 (+1)	2,054 (+12%)	20mo	$185,000	$90	36
2722 River Rd	0.64mi	2/2.0	1,572 (-14%)	17mo	$155,000	$99	32
664 Enright Ave	0.68mi	3/1.5 (+1)	2,004 (+9%)	17mo	$207,500	$104	32

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.5%
• Equity multiple: 1.62×
• Total profit: $17,218
• Equity at exit: $14,761

10-year hold

• IRR: 24.1%
• Equity multiple: 3.09×
• Total profit: $57,862
• Equity at exit: $8,560

Cash invested: $27,720 (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 45204

• Home prices YoY: -21.2%
• Active inventory: 33
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,510 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$111 /mo · $1,330/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $522

Break-even live

Break-even rent $850

Max offer price $99,000

Occupancy floor 60%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
931 Olive Ave Cincinnati, OH	3.0	1.0	1852	$1,500	$0.81	3d	1	1.09mi
4284 Foley Rd Cincinnati, OH	3.0	2.0	1242	$2,800	$2.25	44d	1	1.22mi
927 Chateau Ave Cincinnati, OH	3.0	1.0	1354	$1,550	$1.14	21d	1	1.27mi
4227 W 8th St Cincinnati, OH	3.0	2.0	1832	$2,050	$1.12	2d	1	1.34mi
3666 Glenway Ave Cincinnati, OH	3.0	1.0	1339	$1,250	$0.93	24d	1	1.46mi

Listing history 3 events

1. 2026-06-18
   days on market $99,000 Active 2 DOM
2. 2026-06-16
   remarks 699-char remark
3. 2026-06-16
   listed $99,000 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: $1,330 · $111/mo
• Projected year-2 tax: $1,437 · $120/mo
• Expected delta: +$107/yr (+$9/mo · 8.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,125
• − Mortgage interest: −$5,546
• − Property taxes: −$1,330
• − Insurance: −$495
• − Repairs & maintenance: −$1,450
• − Management: −$1,450
• − Depreciation: −$2,880
• Taxable income: $4,974
• Est. tax owed @ 24.0%: −$1,194
• After-tax cash flow: $5,070/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): 8,412
• Household income: $31,236
• Rent vs Own: 56.3% rent · 43.7% own
• Severe rent burden: 487.0

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 0.64)
• Race & ethnicity: White 44% Black 41% Two or more races 13% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 2% Other Asian/Pacific 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: ▼ -43.12%
• Current HPI: 160.5953
• Rent YoY: —
• 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

+296.0% since first listed

14 events — show timeline

• 2026-06-16 Listed $99,000 Cincy MLS
• 2022-12-24 Price Changed $69,999 Cincy MLS
• 2022-12-15 Price Changed $71,999 Cincy MLS
• 2022-10-17 Relisted — Cincy MLS
• 2022-10-17 Price Changed $74,999 Cincy MLS
• 2022-09-21 Listing Removed — Cincy MLS
• 2022-09-19 Contingent — Cincy MLS
• 2022-09-01 Price Changed $79,999 Cincy MLS
• 2022-06-06 Price Changed $90,000 Cincy MLS
• 2022-06-05 Listed $90,000,000 Cincy MLS
• 2016-12-02 Contingent — Cincy MLS
• 2016-11-23 Sold (MLS) $16,500 Cincy MLS
• 2016-09-21 Price Changed $19,950 Cincy MLS
• 2016-07-21 Listed $25,000 Cincy MLS

Property tax history

+1.3%/yr

Latest (2025): $1,330 · +0.1% YoY. Source: county tax records.