832 N Livingston St · Cincinnati, OH 45214

$39,000

1 bd · 2.5 ba · 1,208 sqft · SingleFamily public records · 31 Days on market

Built 1850 1,437 sqft lot ↓ 43% since listing

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Why this score? — see what drove the A- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor Special - Blank Slate Near TQL Stadium! This full rehab opportunity is the perfect blank canvas for investors ready to create value. Located just minutes from TQL Stadium and surrounded by new builds and ongoing development, the upside here is undeniable. With solid bones and endless potential, this property offers the chance to design and renovate exactly how you want. Whether you're flipping or holding, the location and growth in the area make this a smart investment. Don't miss your chance to be part of the neighborhood's transformation! **Sold As-Is; enter at your own risk**

Key facts

• Solid bones
• Ongoing development
• 1,437 sq ft lot

Tags

• FULL REHAB OPPORTUNITY
• SOLID BONES
• MINUTES FROM TQL STADIUM
• SURROUNDED BY NEW BUILDS
• ONGOING DEVELOPMENT

Property features AI

Finance

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

Exterior

• Utilities: Public water; Natural gas; Public sewer
• Home design: Contemporary/Modern single-family home; One level; Stone foundation
• Construction: Built with vinyl siding; Stone foundation; Membrane roof
• Exterior features: Vinyl siding; Wood window frames; Membrane roof

Interior

• Kitchen: Kitchen 12 x 23
• Bedrooms: One bedroom (primary bedroom 23 x 15)
• Bathrooms: One full bathroom on the main level
• Interior features: Five total rooms; Crawl space basement

What this means for you Summary

Snapshot

• This is a 1-bed/2.5-bath single-family listed at $39k.

Deal economics

• At list price, monthly cash flow is $924 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $39k).
• Recommended offer: $38k (3.0% below list) — sets the bar for market timing.
• Cap rate 34.7% 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 (+8.1%/yr); 67 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $1,614/mo this rent would consume 70% of the median local household income ($28k/yr) (locally 857% 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 $4k of equity ($270 loan paydown + $4k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 8.0% rent growth), your $11k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($38k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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: property tax is 4.0% of price; built in 1850 — 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 $37,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1850 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 4.14% ✓
• Cap rate: 34.73%
• Cash-on-cash: 101.56%
• DSCR: 5.52
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $213,816
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2214 Sauer Ave	0.72mi	2/2.0 (+1)	1,255 (+4%)	14mo	$235,000	$187	42
2202 W Clifton Ave	0.67mi	2/1.5 (+1)	1,216 (+1%)	23mo	$215,000	$177	39
2228 Victor St	0.63mi	2/1.0 (+1)	1,094 (-9%)	20mo	$154,000	$141	27

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.12×
• Total profit: $88,706
• Equity at exit: $35,134

10-year hold

• IRR: —
• Equity multiple: 22.63×
• Total profit: $236,215
• Equity at exit: $75,768

Cash invested: $10,920 (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 45214

• Home prices YoY: 3.6%
• Rents YoY: 8.1%
• Active inventory: 67
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,614 high
• Mortgage (P&I): −$205
• Tax from tax record: −$130 /mo · $1,561/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $924

Break-even live

Break-even rent $444

Max offer price $39,000

Occupancy floor 38%

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
474 Dayton St Apt A Cincinnati, OH	1.0	1.5	1500	$1,300	$0.87	23d	1	0.18mi
1007 Dayton St Unit 6 Cincinnati, OH	1.0	1.0	1035	$1,150	$1.11	23d	1	0.26mi
1925 Colerain Ave Unit 1056034P Cincinnati, OH	2.0	1.0	1453	$2,790	$1.92	12d	1	0.32mi
207 W McMicken Ave Unit 3 Cincinnati, OH	2.0	1.0	990	$1,400	$1.41	23d	1	0.42mi
205 W McMicken Ave Unit 2F Cincinnati, OH	—	1.0	883	$1,000	$1.13	23d	1	0.42mi
1807 Elm St Cincinnati, OH	1.0	1.0	615	$1,425	$2.32	1d	1	0.42mi
1900 Elm St Unit 1056055P Cincinnati, OH	1.0	1.0	710	$3,190	$4.49	14d	1	0.43mi
1617 Elm St Cincinnati, OH	3.0	1.0–2.0	1028	$2,526	$2.46	1d	44	0.49mi
111 W Elder St Unit 1056044P Cincinnati, OH	1.0–4.0	1.0–4.0	1835	$2,404	$1.31	10d	2	0.50mi
107 W Elder St Unit C Cincinnati, OH	1.0	1.0	800	$1,195	$1.49	3d	1	0.51mi
1606 Pleasant St Unit 1056043P Cincinnati, OH	1.0	1.0	1076	$2,493	$2.32	1d	1	0.55mi
1429 Elm St Unit 1495912P Cincinnati, OH	1.0	1.0	721	$3,286	$4.56	14d	1	0.59mi
432 Hopkins St Cincinnati, OH	1.0	1.0	1200	$1,500	$1.25	17d	1	0.60mi
432 Hopkins St Unit STREET-8 Cincinnati, OH	1.0	1.0	1300	$1,500	$1.15	23d	1	0.60mi
1508 Pleasant St Unit 1495913P Cincinnati, OH	1.0–3.0	1.0–2.0	1431	$3,414	$2.39	1d	2	0.61mi
1507 Race St Unit 1056026P Cincinnati, OH	2.0	1.0	1453	$3,630	$2.50	14d	1	0.64mi
2341 W McMicken Ave Apt 2 Cincinnati, OH	1.0	1.0	1051	$1,200	$1.14	4d	1	0.64mi
2341 W McMicken Ave Unit 1 Cincinnati, OH	1.0	1.0	1291	$1,300	$1.01	4d	1	0.64mi
1510 Race St Unit 1056158P Cincinnati, OH	2.0	1.0	1076	$4,248	$3.95	23d	1	0.65mi
55 E Clifton Ave Unit B Cincinnati, OH	2.0	2.0	1395	$2,500	$1.79	23d	1	0.65mi
1523 Republic St #202 Cincinnati, OH	1.0	1.0	830	$1,750	$2.11	17d	1	0.65mi
1502 Race St Unit 1056057P Cincinnati, OH	1.0	1.0	710	$3,541	$4.99	12d	1	0.66mi
2426 Goose Aly Unit 1056056P Cincinnati, OH	1.0	1.0	710	$3,090	$4.35	1d	1	0.67mi
300 Warner St Unit 1 Cincinnati, OH	1.0	1.0	747	$1,100	$1.47	3d	1	0.68mi
105 E Clifton Ave Cincinnati, OH	2.0	1.0	750	$1,795	$2.39	17d	1	0.68mi
105 Peete St Cincinnati, OH	1.0	1.0	825	$900	$1.09	23d	1	0.71mi
105 Peete St Cincinnati, OH	2.0	1.0	983	$1,325	$1.35	3d	1	0.71mi
1412 Republic St Cincinnati, OH	1.0	1.0	855	$1,700	$1.99	23d	1	0.73mi
1 Foxhall Ct Unit 1 Cincinnati, OH	2.0	2.5	1500	$2,200	$1.47	23d	1	0.73mi
2215 Ohio Ave Unit 2217-01 Cincinnati, OH	1.0	1.0	1013	$1,095	$1.08	23d	1	0.74mi
2333 W Clifton Ave Cincinnati, OH	2.0	1.0	1000	$1,200	$1.20	23d	1	0.75mi
1508 Moore St Unit 1 Cincinnati, OH	1.0	1.0	775	$1,270	$1.64	23d	1	0.75mi
1407 Vine St Unit 1056101P Cincinnati, OH	2.0	1.0	1076	$3,361	$3.12	1d	1	0.76mi
118 E Liberty St Apt B Cincinnati, OH	2.0	1.0	1100	$1,525	$1.39	4d	1	0.81mi
118 E Liberty St Apt D Cincinnati, OH	2.0	1.5	1100	$1,525	$1.39	4d	1	0.81mi
118 E Liberty St Apt C Cincinnati, OH	1.0	1.5	1000	$1,425	$1.43	4d	1	0.81mi
1342 Walnut St Unit 2 Cincinnati, OH	1.0	1.0	750	$1,250	$1.67	23d	1	0.85mi
20 W 12th St Unit 403A Cincinnati, OH	2.0	1.5	1100	$1,900	$1.73	21d	1	0.86mi
1435 Main St Unit 4 Cincinnati, OH	1.0	1.0	1075	$1,380	$1.28	23d	1	0.86mi
1400 Clay St Unit 201 Cincinnati, OH	1.0	1.0	725	$1,405	$1.94	23d	1	0.86mi

Listing history 21 events

1. 2026-06-18
   days on market $39,000 Active 31 DOM
2. 2026-06-17
   days on market $39,000 Active 30 DOM
3. 2026-06-16
   days on market $39,000 Active 29 DOM
4. 2026-06-15
   days on market $39,000 Active 28 DOM
5. 2026-06-13
   days on market $39,000 Active 26 DOM
6. 2026-06-13
   days on market $39,000 Active 25 DOM
7. 2026-06-09
   days on market $39,000 Active 22 DOM
8. 2026-06-08
   days on market $39,000 Active 21 DOM
9. 2026-06-07
   days on market $39,000 Active 20 DOM
10. 2026-06-03
    days on market $39,000 Active 16 DOM
11. 2026-06-02
    days on market $39,000 Active 15 DOM
12. 2026-06-01
    days on market $39,000 Active 14 DOM
13. 2026-05-31
    days on market $39,000 Active 13 DOM
14. 2026-05-14
    listed $39,000 Active
15. 2026-03-02
    historical 604-char remark

    Show marketing remark (604 chars)

    Investor Special - Blank Slate Near TQL Stadium! This full rehab opportunity is the perfect blank canvas for investors ready to create value. Located just minutes from TQL Stadium and surrounded by new builds and ongoing development, the upside here is undeniable. With solid bones and endless potential, this property offers the chance to design and renovate exactly how you want. Whether you're flipping or holding, the location and growth in the area make this a smart investment. Don't miss your chance to be part of the neighborhood's transformation! **Sold As-Is; enter at your own risk**

16. 2025-11-05
    price $42,500 604-char remark

    Show marketing remark (604 chars)

    Investor Special - Blank Slate Near TQL Stadium! This full rehab opportunity is the perfect blank canvas for investors ready to create value. Located just minutes from TQL Stadium and surrounded by new builds and ongoing development, the upside here is undeniable. With solid bones and endless potential, this property offers the chance to design and renovate exactly how you want. Whether you're flipping or holding, the location and growth in the area make this a smart investment. Don't miss your chance to be part of the neighborhood's transformation! **Sold As-Is; enter at your own risk**

17. 2025-09-06
    price $49,000 604-char remark

    Show marketing remark (604 chars)

    Investor Special - Blank Slate Near TQL Stadium! This full rehab opportunity is the perfect blank canvas for investors ready to create value. Located just minutes from TQL Stadium and surrounded by new builds and ongoing development, the upside here is undeniable. With solid bones and endless potential, this property offers the chance to design and renovate exactly how you want. Whether you're flipping or holding, the location and growth in the area make this a smart investment. Don't miss your chance to be part of the neighborhood's transformation! **Sold As-Is; enter at your own risk**

18. 2025-08-05
    price $59,000 604-char remark

    Show marketing remark (604 chars)

    Investor Special - Blank Slate Near TQL Stadium! This full rehab opportunity is the perfect blank canvas for investors ready to create value. Located just minutes from TQL Stadium and surrounded by new builds and ongoing development, the upside here is undeniable. With solid bones and endless potential, this property offers the chance to design and renovate exactly how you want. Whether you're flipping or holding, the location and growth in the area make this a smart investment. Don't miss your chance to be part of the neighborhood's transformation! **Sold As-Is; enter at your own risk**

19. 2025-05-19
    status Active 604-char remark

    Show marketing remark (604 chars)

    Investor Special - Blank Slate Near TQL Stadium! This full rehab opportunity is the perfect blank canvas for investors ready to create value. Located just minutes from TQL Stadium and surrounded by new builds and ongoing development, the upside here is undeniable. With solid bones and endless potential, this property offers the chance to design and renovate exactly how you want. Whether you're flipping or holding, the location and growth in the area make this a smart investment. Don't miss your chance to be part of the neighborhood's transformation! **Sold As-Is; enter at your own risk**

20. 2025-05-13
    historical Contingency Pending 604-char remark

    Show marketing remark (604 chars)

    Investor Special - Blank Slate Near TQL Stadium! This full rehab opportunity is the perfect blank canvas for investors ready to create value. Located just minutes from TQL Stadium and surrounded by new builds and ongoing development, the upside here is undeniable. With solid bones and endless potential, this property offers the chance to design and renovate exactly how you want. Whether you're flipping or holding, the location and growth in the area make this a smart investment. Don't miss your chance to be part of the neighborhood's transformation! **Sold As-Is; enter at your own risk**

21. 2025-04-10
    listed $69,000 Active 604-char remark

    Show marketing remark (604 chars)

    Investor Special - Blank Slate Near TQL Stadium! This full rehab opportunity is the perfect blank canvas for investors ready to create value. Located just minutes from TQL Stadium and surrounded by new builds and ongoing development, the upside here is undeniable. With solid bones and endless potential, this property offers the chance to design and renovate exactly how you want. Whether you're flipping or holding, the location and growth in the area make this a smart investment. Don't miss your chance to be part of the neighborhood's transformation! **Sold As-Is; enter at your own risk**

ⓘ 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: $1,561 · $130/mo
• Projected year-2 tax: $1,561 · $130/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 · 20 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: $19,367
• − Mortgage interest: −$2,185
• − Property taxes: −$1,561
• − Insurance: −$195
• − Repairs & maintenance: −$1,549
• − Management: −$1,549
• − Depreciation: −$1,135
• Taxable income: $11,194
• Est. tax owed @ 24.0%: −$2,687
• After-tax cash flow: $8,404/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): 8,630
• Household income: $27,852
• Rent vs Own: 76.1% rent · 23.9% own
• Severe rent burden: 857.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 27% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 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: ▲ 15.01%
• Current HPI: 433.2346
• Rent YoY: ▲ 8.09%
• 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

-43.5% since first listed

8 events — show timeline

• 2026-05-14 Listed $39,000 Cincy MLS
• 2026-03-02 Listing Removed — Cincy MLS
• 2025-11-05 Price Changed $42,500 Cincy MLS
• 2025-09-06 Price Changed $49,000 Cincy MLS
• 2025-08-05 Price Changed $59,000 Cincy MLS
• 2025-05-19 Relisted — Cincy MLS
• 2025-05-13 Contingent — Cincy MLS
• 2025-04-10 Listed $69,000 Cincy MLS

Property tax history

+11.0%/yr

Latest (2025): $1,561 · +0.1% YoY. Source: county tax records.