2342 Stratford Ave · Cincinnati, OH 45219

$375,000

3 bd · 3.0 ba · 3,190 sqft · MultiFamily public records · 22 Days on market

Built 1905 2,570 sqft lot Est $354k · 6% over

---

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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +4.8/15.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

Excellent Investment In A High Demand Area. New Roof And Furnace. Fully Leased Positive Cash Flow After Expenses, Vacancy, And Debt Service. Close To Campus.

Key facts

• 2,570 sq ft lot
• Built 1905
• Listed 21 days

Tags

• VALUE ADD OPPORTUNITY
• UPDATES INCLUDING WIRING
• UPDATES INCLUDING LOWER ROOFS
• UPDATES INCLUDING PLUMBING
• TENANTS PAY ALL UTILITIES

Property features AI

Finance

• Other: Lot is approximately 0.059 acres (2,570 sq ft)
• Financial info: One building containing three total units

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas
• Home design: Triplex; Three+ stories
• Construction: Stone foundation; Membrane roof; Built with brick construction
• Exterior features: Brick exterior; Vinyl windows

Interior

• Bedrooms: Triplex configuration (3 units)
• Heating & cooling: Gas heating
• Interior features: Full basement; Three or more levels

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath multifamily listed at $375k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $375k).
• Recommended offer: $369k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.1% 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 (+2.1%/yr); 71 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $4,786/mo this rent would consume 161% of the median local household income ($36k/yr) (locally 2461% 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 $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.1% rent growth), your $105k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($369k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 28y 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 $123k; list at $375k implies a 206% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $369,375 (1.5% below list)

Questions for the listing agent

1. Built in 1905 — 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 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: 1.28% ✓
• Cap rate: 10.14%
• Cash-on-cash: 13.74%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $354,090
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
447 Warner St	0.30mi	4/4.0 (+1)	2,958 (-7%)	4mo	$360,000	$122	62
316 Emming St	0.25mi	4/3.0 (+1)	2,941 (-8%)	12mo	$310,000	$105	60
458 W Mcmicken Ave	0.44mi	3/2.0	2,832 (-11%)	11mo	$215,000	$76	48
1 Foxhall Ct	0.36mi	4/4.5 (+1)	3,000 (-6%)	23mo	$332,500	$111	43
618 Klotter Ave	0.53mi	3/3.0	2,750 (-14%)	15mo	$531,000	$193	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 · 2.07% rent growth · sell at horizon

5-year hold

• IRR: 2.9%
• Equity multiple: 1.11×
• Total profit: $11,442
• Equity at exit: $55,914

10-year hold

• IRR: 11.5%
• Equity multiple: 1.87×
• Total profit: $90,964
• Equity at exit: $32,423

Cash invested: $105,000 (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 45219

• Home prices YoY: -28.3%
• Rents YoY: 2.1%
• Active inventory: 71
• Price-to-rent: 21.1×

Monthly cashflow live

• Estimated rent: $4,786 high
• Mortgage (P&I): −$1,967
• Tax from tax record: −$456 /mo · $5,469/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,005
• Net cashflow: $1,202

Break-even live

Break-even rent $3,264

Max offer price $375,000

Occupancy floor 70%

Sensitivity live

Price	-10% $1,415	-5% $1,309	+0% $1,202	+5% $1,096	+10% $990
Rent	-10% $824	-5% $1,013	+0% $1,202	+5% $1,391	+10% $1,580
Rate	-1.0pp $1,391	-0.5pp $1,298	base $1,202	+0.5pp $1,105	+1.0pp $1,006

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,962
1× unit	3	1	$1,823
Total (3 units)			$4,786

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2271 Vine St Cincinnati, OH	4.0	2.0	2268	$1,525	$0.67	4d	1	0.51mi
107 E Clifton Ave Unit 1234537P Cincinnati, OH	2.0–3.0	1.0–2.0	2260	$6,619	$2.93	15d	2	0.59mi
472 Dayton St Cincinnati, OH	2.0	1.5	2519	$1,500	$0.60	4d	1	0.63mi
55 Mulberry St Cincinnati, OH	3.0	3.0	2500	$3,500	$1.40	24d	1	0.73mi
2800 Jefferson Ave Cincinnati, OH	4.0	2.0	2500	$625	$0.25	20d	1	0.74mi
111 W Elder St Unit 1056044P Cincinnati, OH	1.0–4.0	1.0–4.0	1835	$5,561	$3.03	11d	2	0.85mi
1610 Pleasant St Unit 1056041P Cincinnati, OH	3.0–4.0	2.0–3.0	2960	$4,370	$1.48	11d	2	0.96mi
2813 Gerard St Unit 1540075P Cincinnati, OH	4.0	3.0	2152	$6,281	$2.92	20d	1	1.00mi
1537 Republic St Unit 1058850P Cincinnati, OH	4.0	3.0	2421	$10,677	$4.41	21d	1	1.04mi
328 Mulberry St Cincinnati, OH	3.0	3.5	2640	$5,500	$2.08	15d	1	1.04mi
328 Mulberry St Cincinnati, OH	3.0	3.5	2640	$5,500	$2.08	24d	1	1.04mi
21 E 15th St Unit 1512946P Cincinnati, OH	3.0	2.0	2852	$12,830	$4.50	24d	1	1.12mi
1424 Pleasant St Unit 1056038P Cincinnati, OH	4.0	3.0	2960	$7,167	$2.42	15d	1	1.14mi
242 Stetson St Unit NA Cincinnati, OH	3.0	2.5	2300	$3,500	$1.52	21d	1	1.16mi
3404 Whitfield Ave Cincinnati, OH	2.0	1.0	1291	$1,595	$1.23	4d	55	1.20mi
2105 Burnet Ave Unit 1056017P Cincinnati, OH	4.0	2.0	2960	$7,384	$2.49	2d	1	1.20mi
1241 Bates Ave Cincinnati, OH	3.0	2.5	2100	$1,875	$0.89	24d	1	1.23mi
1354 Broadway Unit 1056136P Cincinnati, OH	4.0	3.0	2529	$7,307	$2.89	3d	1	1.27mi
120 E 13th St Unit 1056091P Cincinnati, OH	4.0	2.0	3229	$10,667	$3.30	21d	1	1.30mi
1304 Broadway Unit 1056130P Cincinnati, OH	1.0–5.0	1.0–4.0	2072	$5,808	$2.80	11d	2	1.38mi

Listing history 10 events

1. 2026-06-03
   days on market $375,000 Active 22 DOM
2. 2026-06-02
   days on market $375,000 Active 21 DOM
3. 2026-06-01
   days on market $375,000 Active 20 DOM
4. 2026-05-31
   days on market $375,000 Active 19 DOM
5. 2026-05-12
   listed $375,000 Active
6. 2017-08-21
   soldstatus $122,600
7. 1998-10-05
   soldstatus $92,000
8. 1998-09-30
   soldstatus $92,000 157-char remark

   Show marketing remark (157 chars)

   Excellent Investment In A High Demand Area. New Roof And Furnace. Fully Leased Positive Cash Flow After Expenses, Vacancy, And Debt Service. Close To Campus.

9. 1998-06-13
   listed $100,000 157-char remark

   Show marketing remark (157 chars)

   Excellent Investment In A High Demand Area. New Roof And Furnace. Fully Leased Positive Cash Flow After Expenses, Vacancy, And Debt Service. Close To Campus.

10. 1986-12-10
    soldstatus $45,000

ⓘ 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: $5,469 · $456/mo
• Projected year-2 tax: $5,660 · $472/mo
• Expected delta: +$190/yr (+$16/mo · 3.5%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $57,432
• − Mortgage interest: −$21,006
• − Property taxes: −$5,469
• − Insurance: −$1,875
• − Repairs & maintenance: −$4,595
• − Management: −$4,595
• − Depreciation: −$10,909
• Taxable income: $8,984
• Est. tax owed @ 24.0%: −$2,156
• After-tax cash flow: $12,273/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): 20,012
• Household income: $35,657
• Rent vs Own: 82.9% rent · 17.1% own
• Severe rent burden: 2461.0

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 (67%)
• Race & ethnicity: White 67% Black 16% Asian 7% Two or more races 6% Hispanic / Latino 4%
• Common ancestry: Romanian 3% Italian 2% Slovak 1%
• Foreign-born: 10% · China, Canada
• Languages at home: 88% English-only · Chinese 3% Spanish 2% Other Indo-European 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: ▼ -134.46%
• Current HPI: 340.1262
• Rent YoY: ▲ 2.07%
• 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

+733.3% since first listed

6 events — show timeline

• 2026-05-12 Listed $375,000 Cincy MLS
• 2017-08-21 Sold (Public Records) $122,600 Public Records
• 1998-10-05 Sold (Public Records) $92,000 Public Records
• 1998-09-30 Sold (MLS) $92,000 Cincy MLS
• 1998-06-13 Listed $100,000 Cincy MLS
• 1986-12-10 Sold (Public Records) $45,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $5,469 · +0.1% YoY. Source: county tax records.