718 Greenwood Ave · Cincinnati, OH 45229

$110,000

2 bd · 1.5 ba · 1,085 sqft · SingleFamily public records · 16 Days on market

Built 1865 5,097 sqft lot Est $203k · 46% 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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +6.0/10.0
• Livability +4.0/5.0
• Rent growth +3.9/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wow! Fabulous 2 Br Home For The Budget Minded Person Who Wants C/A, Updated Windows, Off Street Parking, Vinyl Siding, Deck Porch Which Overlooks A Large Back Yard (25x195)!!

Key facts

• Original hardwood
• Deep wooded lot
• Shotgun-style home

Tags

• SHOTGUN-STYLE HOME
• DEEP WOODED LOT
• SOARING HIGH CEILINGS
• ORIGINAL HARDWOOD
• NEWLY REFINISHED DECK
• BRAND-NEW FURNACE

Property features AI

Finance

• Other: Residential zoning; Public transportation access (Metro); City street access
• HOA & community: No homeowners association

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas; Gas water heater
• Home design: Traditional single-family home; Two levels; Stone foundation
• Construction: Vinyl and wood siding
• Exterior features: Deck; Porch; Wooded lot; Metal fencing; Double-hung insulated vinyl windows; Shingle roof

Interior

• Kitchen: Tile flooring; Wood cabinets
• Bedrooms: Primary bedroom on 2nd floor (15 x 14); Second bedroom on 2nd floor (10 x 9)
• Flooring: Tile flooring in kitchen
• Bathrooms: One full bathroom (on 2nd floor); One half/partial bathroom (in lower level)
• Heating & cooling: Forced-air gas heating; Central air conditioning; Ceiling fans
• Interior features: 9-foot (or taller) ceilings; Bonus/flex room; Full basement with part-finished area, concrete floor and walkout
• Laundry & utility: 220-volt service available

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% 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 (+5.5%/yr); 49 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• This rent runs 45% of the median local income ($32k/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 $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.5% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y 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 $47k; list at $110k implies a 135% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1865 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,350 (1.5% below list)

Questions for the listing agent

1. Built in 1865 — 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: 1.10% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.82%
• DSCR: 1.44
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $202,895
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4224 Minmor Dr	0.54mi	2/1.5	1,095 (+1%)	20mo	$204,000	$186	56
3819 Edge Hill Pl	0.21mi	3/3.5 (+1)	1,184 (+9%)	10mo	$251,000	$212	53
3820 Edge Hill Pl	0.19mi	3/1.0 (+1)	1,236 (+14%)	14mo	$285,000	$231	49
932 Lexington Ave	0.57mi	3/1.0 (+1)	979 (-10%)	4mo	$150,000	$153	46
517 Glenwood Ave	0.53mi	2/1.5	956 (-12%)	11mo	$130,000	$136	46
206 Glenwood Ave	0.68mi	2/2.5	1,220 (+12%)	7mo	$228,000	$187	38

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 · 5.55% rent growth · sell at horizon

5-year hold

• IRR: 1.1%
• Equity multiple: 1.04×
• Total profit: $1,372
• Equity at exit: $16,401

10-year hold

• IRR: 13.0%
• Equity multiple: 2.15×
• Total profit: $35,482
• Equity at exit: $9,511

Cash invested: $30,800 (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 45229

• Home prices YoY: -24.0%
• Rents YoY: 5.5%
• Active inventory: 49
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,205 high
• Mortgage (P&I): −$577
• Tax from tax record: −$77 /mo · $923/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $252

Break-even live

Break-even rent $886

Max offer price $110,000

Occupancy floor 74%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
800 N Fred Shuttlesworth Cir Apt 3 Cincinnati, OH	2.0	1.0	1200	$1,300	$1.08	23d	1	0.12mi
710 Chalfonte Pl Apt 101 Cincinnati, OH	2.0	1.0	1000	$1,250	$1.25	23d	1	0.19mi
638 Greenwood Ave Cincinnati, OH	1.0	1.0	700	$795	$1.14	23d	1	0.23mi
3640 Reading Rd Unit 3640-1 Cincinnati, OH	3.0	1.0	1113	$1,295	$1.16	23d	1	0.24mi
3636 Reading Rd Unit 3636-2 Cincinnati, OH	3.0	1.0	950	$1,275	$1.34	14d	1	0.26mi
3566 Estes Pl Unit 3 Cincinnati, OH	1.0	1.0	743	$980	$1.32	14d	1	0.49mi
3566 Estes Pl Unit 3 Cincinnati, OH	1.0	1.0	743	$980	$1.32	23d	1	0.49mi
564 Glenwood Ave Unit 24 Cincinnati, OH	1.0	1.0	811	$895	$1.10	14d	1	0.49mi
566 Glenwood Ave Unit 5 Cincinnati, OH	2.0	1.0	1100	$1,095	$1.00	3d	1	0.50mi
562 Glenwood Ave Unit 1 Cincinnati, OH	2.0	1.0	1075	$1,160	$1.08	14d	1	0.50mi
611 E Mitchell Ave Unit 2 Cincinnati, OH	2.0	1.0	1200	$1,395	$1.16	23d	1	0.55mi
611 E Mitchell Ave Unit 2 Cincinnati, OH	2.0	1.0	1400	$1,395	$1.00	10d	1	0.55mi
835 Hutchins Ave #3 Cincinnati, OH	2.0	1.0	1200	$950	$0.79	23d	1	0.57mi
3595 Harvey Ave Cincinnati, OH	3.0	3.0	1200	$2,250	$1.88	2d	1	0.58mi
3549 Harvey Ave Apt 2085 Cincinnati, OH	3.0	1.0	900	$1,325	$1.47	23d	1	0.66mi
3549 Harvey Ave Unit 2089 Cincinnati, OH	2.0	1.0	800	$995	$1.24	14d	1	0.66mi
3583 Alaska Ave Cincinnati, OH	1.0–2.0	1.0	839	$1,120	$1.33	3d	32	0.71mi
1607 Asmann Ave Cincinnati, OH	1.0–4.0	1.0–1.5	1069	$1,162	$1.09	12d	6	0.71mi
1613 Asmann Ave Unit 7 Cincinnati, OH	1.0	1.0	750	$900	$1.20	23d	1	0.75mi
145 Glenridge Pl Unit D Cincinnati, OH	1.0	1.0	700	$825	$1.18	4d	1	0.76mi
116 Clinton Springs Ave Unit 3 Cincinnati, OH	1.0	1.0	900	$850	$0.94	21d	1	0.76mi
1621 Asmann Ave Apt 10 Cincinnati, OH	2.0	1.0	850	$1,195	$1.41	20d	1	0.78mi
1621 Asmann Ave Apt 3 Cincinnati, OH	2.0	1.0	850	$1,195	$1.41	23d	1	0.78mi
39 Glen Este Pl Fl 1 Cincinnati, OH	2.0	1.0	900	$1,150	$1.28	23d	1	0.84mi
4423 Greenlee Ave Unit 2 Cincinnati, OH	2.0	1.0	950	$1,095	$1.15	23d	1	0.85mi
4423 Greenlee Ave Unit 2 Cincinnati, OH	2.0	1.0	950	$1,095	$1.15	4d	1	0.85mi
575 Blair Ave Unit 575-3 Cincinnati, OH	3.0	1.0	1200	$1,375	$1.15	14d	1	0.91mi
3550 Woodburn Ave Cincinnati, OH	3.0	1.0	1308	$2,000	$1.53	14d	1	0.94mi
262 Irwin Pl Cincinnati, OH	2.0	1.0	850	$1,420	$1.67	23d	1	0.94mi
568 Hale Ave Unit 2 Cincinnati, OH	2.0	1.0	900	$1,400	$1.56	17d	1	0.94mi
3872 Vine St Unit 3 Cincinnati, OH	1.0	1.0	700	$1,100	$1.57	4d	1	0.95mi
3970 Vine St Cincinnati, OH	1.0	1.0	800	$750	$0.94	23d	1	1.00mi
5 E Mitchell Ave Unit 4 Cincinnati, OH	1.0	1.0	1000	$825	$0.82	23d	1	1.00mi
216 Rockdale Ave Unit 2 Cincinnati, OH	1.0	1.0	750	$925	$1.23	20d	1	1.01mi
1512 Blair Ave Apt B Cincinnati, OH	3.0	1.5	1100	$1,795	$1.63	23d	1	1.02mi
21 Clinton Springs Ln Cincinnati, OH	3.0	1.0	1304	$1,650	$1.27	23d	1	1.04mi
4237 Vine St Unit 3 Cincinnati, OH	1.0	1.0	710	$825	$1.16	23d	1	1.06mi
4237 Vine St Unit 2 Cincinnati, OH	1.0	1.0	724	$925	$1.28	23d	1	1.06mi
1102 Egan Ct Unit 2 Cincinnati, OH	1.0	1.0	700	$775	$1.11	23d	1	1.06mi
4342 Vine St #2 Cincinnati, OH	3.0	1.0	1100	$1,400	$1.27	23d	1	1.08mi

Listing history 11 events

1. 2026-06-18
   days on market $110,000 Active 16 DOM
2. 2026-06-17
   days on market $110,000 Active 15 DOM
3. 2026-06-16
   days on market $110,000 Active 14 DOM
4. 2026-06-15
   days on market $110,000 Active 13 DOM
5. 2026-06-13
   days on market $110,000 Active 11 DOM
6. 2026-06-13
   days on market $110,000 Active 10 DOM
7. 2026-06-09
   days on market $110,000 Active 7 DOM
8. 2026-06-08
   days on market $110,000 Active 6 DOM
9. 2026-06-07
   days on market $110,000 Active 5 DOM
10. 2026-06-02
    remarks 656-char remark
11. 2026-06-02
    listed $110,000 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: $923 · $77/mo
• Projected year-2 tax: $1,320 · $110/mo
• Expected delta: +$396/yr (+$33/mo · 42.9%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% 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: $14,454
• − Mortgage interest: −$6,162
• − Property taxes: −$923
• − Insurance: −$550
• − Repairs & maintenance: −$1,156
• − Management: −$1,156
• − Depreciation: −$3,200
• Taxable income: $1,307
• Est. tax owed @ 24.0%: −$314
• After-tax cash flow: $2,710/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): 13,529
• Household income: $32,263
• Rent vs Own: 69.4% rent · 30.6% own
• Severe rent burden: 1730.0

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 Black (65%)
• Race & ethnicity: Black 65% White 24% Two or more races 5% Hispanic / Latino 4% Asian 1%
• Common ancestry: Italian 2% Iranian 1% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 4% Russian/Polish/Slavic 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: ▼ -80.34%
• Current HPI: 254.492
• Rent YoY: ▲ 5.55%
• 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

+547.1% since first listed

7 events — show timeline

• 2026-06-02 Listed $110,000 Cincy MLS
• 2001-11-16 Sold (Public Records) $46,900 Public Records
• 2001-09-26 Sold (MLS) $46,900 Cincy MLS
• 2000-10-26 Listed $45,900 Cincy MLS
• 2000-10-15 Listing Removed — Cincy MLS
• 2000-04-19 Listed $49,500 Cincy MLS
• 1990-12-21 Sold (Public Records) $17,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $923 · +3.1% YoY. Source: county tax records.