3091 Beekman St · Cincinnati, OH 45225

$165,000

4 bd · 1.5 ba · 2,604 sqft · SingleFamily public records · 43 Days on market

Built 1905 Est $164k · at est.

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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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.2/15.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Freshly Painted 4-Bedroom, 2-Bath, Updated Kitchen And Bath Rooms, New Flooring, New Carpet, New Stainless Steel Appliances, Newer Furnace And New Water Heater. New Central Air. Convenient To I-75 And I-74. 15 Minutes To Downtown. Make An Appointment To See This Home Today

Key facts

• Built 1905
• Listed 43 days

Property features AI

Finance

• Other: Residential zoning
• HOA & community: No homeowners association

Exterior

• Utilities: Public water; Public sewer; Natural gas
• Home design: Traditional single-family home; Two levels; Slab foundation
• Construction: Brick construction; Shingle roof
• Exterior features: Front porch

Interior

• Kitchen: Kitchen approximately 11 x 13
• Bedrooms: Four bedrooms total; Primary bedroom approximately 15 x 13 (second floor); Bedroom 2 approximately 14 x 12 (second floor); Bedroom 3 approximately 14 x 11 (second floor); Bedroom 4 approximately 14 x 13 (second floor); At least one bedroom on the first floor
• Bathrooms: One full bathroom (located on second floor); One half bathroom (located on first floor)
• Heating & cooling: Gas heating; Central air conditioning; Gas water heating
• Interior features: Eight total rooms; Crawl basement
• Laundry & utility: Laundry room approximately 15 x 8 (first floor)

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $625 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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: 32 active listings in the ZIP; 7 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).
• At $2,090/mo this rent would consume 123% of the median local household income ($20k/yr) (locally 1466% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 5 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.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.27% ✓
• Cap rate: 10.84%
• Cash-on-cash: 16.24%
• DSCR: 1.72
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $164,052
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1317 Bates Ave	0.57mi	4/2.0	2,691 (+3%)	9mo	$115,000	$43	59
1859 Baltimore Ave	0.60mi	4/2.0	2,350 (-10%)	4mo	$148,000	$63	51
1243 Bates Ave	0.68mi	4/3.0	2,695 (+4%)	18mo	$250,000	$93	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.3%
• Equity multiple: 3.81×
• Total profit: $129,652
• Equity at exit: $148,645

10-year hold

• IRR: 31.2%
• Equity multiple: 8.58×
• Total profit: $350,407
• Equity at exit: $320,559

Cash invested: $46,200 (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 45225

• Home prices YoY: 4.6%
• Active inventory: 32
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,090 high
• Mortgage (P&I): −$865
• Tax from tax record: −$92 /mo · $1,102/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $625

Break-even live

Break-even rent $1,299

Max offer price $165,000

Occupancy floor 65%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1241 Bates Ave Cincinnati, OH	3.0	2.5	2100	$1,875	$0.89	23d	1	0.68mi
595 Martin Luther King Dr W Cincinnati, OH	3.0	2.0	2048	$1,650	$0.81	10d	1	1.17mi
623 Riddle Rd Cincinnati, OH	3.0	2.0	2028	$1,800	$0.89	23d	1	1.27mi
3350 Cavanaugh Ave Cincinnati, OH	4.0	2.5	2309	$1,995	$0.86	23d	1	1.27mi
2704 W McMicken Ave Unit 2 Cincinnati, OH	3.0	1.0	1760	$1,500	$0.85	23d	1	1.28mi
3476 Cornell Pl Cincinnati, OH	5.0	2.5	2930	$3,095	$1.06	4d	1	1.45mi
2421 Fairview Ave Cincinnati, OH	5.0	2.0	2400	$3,300	$1.38	23d	1	1.49mi

Listing history 26 events

1. 2026-06-18
   days on market $165,000 Active 43 DOM
2. 2026-06-17
   days on market $165,000 Active 42 DOM
3. 2026-06-16
   days on market $165,000 Active 41 DOM
4. 2026-06-15
   days on market $165,000 Active 40 DOM
5. 2026-06-13
   days on market $165,000 Active 38 DOM
6. 2026-06-13
   days on market $165,000 Active 37 DOM
7. 2026-06-09
   days on market $165,000 Active 34 DOM
8. 2026-06-08
   days on market $165,000 Active 33 DOM
9. 2026-06-07
   days on market $165,000 Active 32 DOM
10. 2026-06-03
    days on market $165,000 Active 28 DOM
11. 2026-06-02
    days on market $165,000 Active 27 DOM
12. 2026-06-01
    days on market $165,000 Active 26 DOM
13. 2026-05-31
    days on market $165,000 Active 25 DOM
14. 2026-05-04
    listed $165,000 Active
15. 2023-09-12
    soldstatus $165,000 Closed 273-char remark

    Show marketing remark (273 chars)

    Freshly Painted 4-Bedroom, 2-Bath, Updated Kitchen And Bath Rooms, New Flooring, New Carpet, New Stainless Steel Appliances, Newer Furnace And New Water Heater. New Central Air. Convenient To I-75 And I-74. 15 Minutes To Downtown. Make An Appointment To See This Home Today

16. 2023-08-07
    status Pending 273-char remark

    Show marketing remark (273 chars)

    Freshly Painted 4-Bedroom, 2-Bath, Updated Kitchen And Bath Rooms, New Flooring, New Carpet, New Stainless Steel Appliances, Newer Furnace And New Water Heater. New Central Air. Convenient To I-75 And I-74. 15 Minutes To Downtown. Make An Appointment To See This Home Today

17. 2023-08-03
    status Active 273-char remark

    Show marketing remark (273 chars)

    Freshly Painted 4-Bedroom, 2-Bath, Updated Kitchen And Bath Rooms, New Flooring, New Carpet, New Stainless Steel Appliances, Newer Furnace And New Water Heater. New Central Air. Convenient To I-75 And I-74. 15 Minutes To Downtown. Make An Appointment To See This Home Today

18. 2023-07-26
    status Pending 273-char remark

    Show marketing remark (273 chars)

    Freshly Painted 4-Bedroom, 2-Bath, Updated Kitchen And Bath Rooms, New Flooring, New Carpet, New Stainless Steel Appliances, Newer Furnace And New Water Heater. New Central Air. Convenient To I-75 And I-74. 15 Minutes To Downtown. Make An Appointment To See This Home Today

19. 2023-07-21
    price $165,000 273-char remark

    Show marketing remark (273 chars)

    Freshly Painted 4-Bedroom, 2-Bath, Updated Kitchen And Bath Rooms, New Flooring, New Carpet, New Stainless Steel Appliances, Newer Furnace And New Water Heater. New Central Air. Convenient To I-75 And I-74. 15 Minutes To Downtown. Make An Appointment To See This Home Today

20. 2023-07-03
    listed $175,000 Active 273-char remark

    Show marketing remark (273 chars)

    Freshly Painted 4-Bedroom, 2-Bath, Updated Kitchen And Bath Rooms, New Flooring, New Carpet, New Stainless Steel Appliances, Newer Furnace And New Water Heater. New Central Air. Convenient To I-75 And I-74. 15 Minutes To Downtown. Make An Appointment To See This Home Today

21. 2020-01-08
    soldstatus $11,000
22. 2019-12-31
    soldstatus $11,000 Sold 100-char remark

    Show marketing remark (100 chars)

    Huge home, very livable but needs outside concrete work. Very large rooms. Property is a short sale.

23. 2016-11-23
    listed Accept Backup Offers 100-char remark

    Show marketing remark (100 chars)

    Huge home, very livable but needs outside concrete work. Very large rooms. Property is a short sale.

24. 2016-09-30
    historical
25. 2016-03-29
    listed $38,000 Active
26. 1996-10-01
    soldstatus $46,600

ⓘ 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: $1,102 · $92/mo
• Projected year-2 tax: $1,838 · $153/mo
• Expected delta: +$736/yr (+$61/mo · 66.8%)

ⓘ 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 · 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: $25,081
• − Mortgage interest: −$9,243
• − Property taxes: −$1,102
• − Insurance: −$825
• − Repairs & maintenance: −$2,006
• − Management: −$2,006
• − Depreciation: −$4,800
• Taxable income: $5,099
• Est. tax owed @ 24.0%: −$1,224
• After-tax cash flow: $6,280/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): 9,583
• Household income: $20,348
• Rent vs Own: 87.2% rent · 12.8% own
• Severe rent burden: 1466.0

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 (72%)
• Race & ethnicity: Black 72% White 17% Two or more races 7% Hispanic / Latino 5%
• Common ancestry: Slovak 1% Romanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · 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: ▲ 10.21%
• Current HPI: 232.7908
• 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

+254.1% since first listed

13 events — show timeline

• 2026-05-04 Listed $165,000 Cincy MLS
• 2023-09-12 Sold (MLS) $165,000 Cincy MLS
• 2023-08-07 Pending — Cincy MLS
• 2023-08-03 Relisted — Cincy MLS
• 2023-07-26 Pending — Cincy MLS
• 2023-07-21 Price Changed $165,000 Cincy MLS
• 2023-07-03 Listed $175,000 Cincy MLS
• 2020-01-08 Sold (Public Records) $11,000 Public Records
• 2019-12-31 Sold (MLS) $11,000 Cincy MLS
• 2016-11-23 Listed — Cincy MLS
• 2016-09-30 Listing Removed — Cincy MLS
• 2016-03-29 Listed $38,000 Cincy MLS
• 1996-10-01 Sold (Public Records) $46,600 Public Records

Property tax history

+0.1%/yr

Latest (2025): $1,102 · +3.1% YoY. Source: county tax records.