741 Mcpherson Ave · Cincinnati, OH 45205

$159,900

2 bd · 1.5 ba · 1,253 sqft · SingleFamily public records · 82 Days on market

Built 1914 7,057 sqft lot Est $170k · 6% under

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Why this score? — see what drove the D+ 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 +14.5/30.0
• ARV discount +10.3/15.0
• DSCR +4.4/10.0
• Livability +4.0/5.0
• 1% rule +3.5/10.0
• Rent growth +3.3/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful house with detached garage on a dead end street! Updated electrical, updated plumbing, and newer furnace. The kitchen and bathrooms were updated a few years ago. Great price for the house! Owner is licensed agent. Owner will only make lender required repairs. Garage is as-is.

Key facts

• Updated electrical
• Updated flooring
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• PARTIAL ROOF REPLACEMENT
• UPDATED FLOORING
• UPDATED ELECTRICAL
• UPDATED PLUMBING
• HVAC SYSTEM

Property features AI

Finance

• Other: Zoned residential; Lot approximately 0.162 acres (53 x 146)
• HOA & community: No HOA

Exterior

• Parking: Detached garage (1-car); Driveway parking
• Utilities: Public water; Public sewer; Natural gas
• Home design: Single family home; Craftsman/Bungalow style; Two levels; Poured foundation
• Construction: Vinyl siding; Shingle roof; Built with poured foundation
• Exterior features: Balcony; Porch; Wood fencing; Brick fireplace surround

Interior

• Kitchen: Marble/Granite/Slate countertops; Oven/Range; Refrigerator
• Bedrooms: 2 bedrooms total; Primary bedroom (2nd level) — 13 x 12; Second bedroom (2nd level) — 13 x 12
• Bathrooms: 1 full bathroom; 1 half bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning; Gas water heater
• Interior features: 7 total rooms; Fireplace in living room; Full basement with concrete floor
• Laundry & utility: Basement utility area

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $35 ($418/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (14.6% below list).
• Recommended offer: $136k (14.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Rents rising (+3.3%/yr); 70 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 37% of the median local income ($44k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 19y ago; this cycle's ask has dropped $25k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $160k implies a 357% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $136,492 (14.6% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.85% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.93%
• DSCR: 1.04
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $170,408
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
610 Fairbanks Ave	0.27mi	3/2.0 (+1)	1,281 (+2%)	1mo	$211,000	$165	76
814 Considine Ave	0.44mi	3/1.5 (+1)	1,302 (+4%)	1mo	$221,000	$170	67
3114 Murdock Ave	0.64mi	2/1.0	1,320 (+5%)	1mo	$179,900	$136	58
1231 Ridlen Ave	0.69mi	2/1.5	1,191 (-5%)	2mo	$169,000	$142	58
607 Hawthorne Ave	0.52mi	2/1.0	1,138 (-9%)	2mo	$174,900	$154	56
326 Purcell Ave	0.69mi	3/1.5 (+1)	1,297 (+4%)	1mo	$55,000	$42	56
412 Elberon Ave	0.56mi	3/1.0 (+1)	1,170 (-7%)	2mo	$115,000	$98	55
1114 Fairbanks Ave	0.56mi	3/1.0 (+1)	1,328 (+6%)	3mo	$140,000	$105	54
395 Elberon Ave	0.60mi	3/1.0 (+1)	1,193 (-5%)	7mo	$140,000	$117	51
3522 Rosecliff Dr	0.60mi	3/1.0 (+1)	1,360 (+8%)	7mo	$170,000	$125	45
1248 Drott Ave	0.74mi	3/1.0 (+1)	1,159 (-8%)	8mo	$82,000	$71	40
389 Grand Ave	0.74mi	3/2.0 (+1)	1,364 (+9%)	6mo	$230,000	$169	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 · 3.3% rent growth · sell at horizon

5-year hold

• IRR: -14.5%
• Equity multiple: 0.48×
• Total profit: $-23,295
• Equity at exit: $23,842

10-year hold

• IRR: -5.4%
• Equity multiple: 0.65×
• Total profit: $-15,792
• Equity at exit: $13,825

Cash invested: $44,772 (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 45205

• Rents YoY: 3.3%
• Active inventory: 70
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,365 high
• Mortgage (P&I): −$839
• Tax from tax record: −$138 /mo · $1,659/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $35

Break-even live

Break-even rent $1,321

Max offer price $159,900

Occupancy floor 92%

Sensitivity live

Price	-10% $125	-5% $80	+0% $35	+5% $-10	+10% $-56
Rent	-10% $-73	-5% $-19	+0% $35	+5% $89	+10% $143
Rate	-1.0pp $115	-0.5pp $76	base $35	+0.5pp $-7	+1.0pp $-49

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
717 Elberon Ave Unit Elberon 717 Cincinnati, OH	2.0	1.0	1117	$995	$0.89	25d	1	0.24mi
931 Olive Ave Cincinnati, OH	3.0	1.0	1852	$1,500	$0.81	4d	1	0.30mi
944 Elberon Ave Cincinnati, OH	2.0	1.0	900	$1,200	$1.33	25d	1	0.40mi
633 Hawthorne Ave Unit 2 Cincinnati, OH	3.0	1.0	1000	$1,400	$1.40	25d	1	0.48mi
927 Chateau Ave Cincinnati, OH	3.0	1.0	1354	$1,550	$1.14	22d	1	0.62mi
3666 Glenway Ave Cincinnati, OH	3.0	1.0	1339	$1,250	$0.93	25d	1	0.65mi
2600 Bushnell St Cincinnati, OH	2.0	2.0	937	$1,295	$1.38	25d	1	0.76mi
810 Matson Pl Cincinnati, OH	2.0	2.0	1196	$2,100	$1.76	3d	1	0.78mi
3772 W Liberty St Cincinnati, OH	3.0	1.0	1066	$1,350	$1.27	5d	1	0.86mi
1214 Gilsey Ave Cincinnati, OH	3.0	1.0	1300	$1,300	$1.00	25d	1	0.87mi
1214 Gilsey Ave Cincinnati, OH	3.0	1.0	1300	$1,300	$1.00	21d	1	0.87mi
1057 Winfield Ave Unit 2 Cincinnati, OH	2.0	1.0	1000	$1,250	$1.25	25d	1	0.88mi
1607 Minion Ave Cincinnati, OH	3.0	1.5	1066	$1,675	$1.57	25d	1	0.89mi
1233 Dewey Ave Cincinnati, OH	3.0	1.0	1411	$1,375	$0.97	5d	1	0.95mi
1224 Sliker Ave Cincinnati, OH	1.0	1.0	950	$850	$0.89	5d	1	0.97mi
1240 Rosemont Ave Cincinnati, OH	2.0	1.0	1280	$1,100	$0.86	21d	1	0.98mi
4227 W 8th St Cincinnati, OH	3.0	2.0	1832	$2,050	$1.12	3d	1	1.07mi
1740 Minion Ave Cincinnati, OH	2.0	1.0	1320	$1,200	$0.91	25d	1	1.08mi
4244 Loubell Ln Cincinnati, OH	1.0	1.0	900	$895	$0.99	25d	1	1.10mi
4284 Foley Rd Cincinnati, OH	3.0	2.0	1242	$2,800	$2.25	45d	1	1.13mi
4220 Viewland Pl Cincinnati, OH	2.0	1.0	900	$1,495	$1.66	21d	1	1.14mi
4370 Saint Lawrence Ave #1 Cincinnati, OH	1.0	1.0	876	$1,050	$1.20	17d	1	1.32mi
239 Forest Ave Ludlow, KY	3.0	1.0	1146	$1,395	$1.22	18d	1	1.39mi
336 Elm St Unit 2 Ludlow, KY	2.0	1.0	1050	$1,275	$1.21	3d	1	1.39mi
336 Elm St Unit 4 Ludlow, KY	2.0	1.0	1100	$1,350	$1.23	45d	1	1.39mi
1872 Sunset Ave Cincinnati, OH	2.0	1.0	888	$1,075	$1.21	5d	7	1.44mi

Listing history 16 events

1. 2026-06-01
   days on market $159,900 Active 82 DOM
2. 2026-05-31
   days on market $159,900 Active 81 DOM
3. 2026-05-12
   price $159,900
4. 2026-04-17
   price $167,000
5. 2026-03-21
   price $175,000
6. 2026-03-11
   listed $185,000 Active
7. 2018-10-29
   soldstatus $35,000 Sold 288-char remark

   Show marketing remark (288 chars)

   Beautiful house with detached garage on a dead end street! Updated electrical, updated plumbing, and newer furnace. The kitchen and bathrooms were updated a few years ago. Great price for the house! Owner is licensed agent. Owner will only make lender required repairs. Garage is as-is.

8. 2018-10-10
   historical Accept Backup Offers 288-char remark

   Show marketing remark (288 chars)

   Beautiful house with detached garage on a dead end street! Updated electrical, updated plumbing, and newer furnace. The kitchen and bathrooms were updated a few years ago. Great price for the house! Owner is licensed agent. Owner will only make lender required repairs. Garage is as-is.

9. 2018-09-27
   listed $39,900 Active 288-char remark

   Show marketing remark (288 chars)

   Beautiful house with detached garage on a dead end street! Updated electrical, updated plumbing, and newer furnace. The kitchen and bathrooms were updated a few years ago. Great price for the house! Owner is licensed agent. Owner will only make lender required repairs. Garage is as-is.

10. 2014-06-23
    soldstatus $11,000 148-char remark

    Show marketing remark (148 chars)

    HUD CASE #411-416050. Charming 2 bedroom, 1.5 bath with hardwood floors. Over 1250 sq ft per county auditor. Located in Price Hill. Sold 100% AS IS.

11. 2014-05-16
    listed $11,000 148-char remark

    Show marketing remark (148 chars)

    HUD CASE #411-416050. Charming 2 bedroom, 1.5 bath with hardwood floors. Over 1250 sq ft per county auditor. Located in Price Hill. Sold 100% AS IS.

12. 2008-05-28
    soldstatus $54,000
13. 2008-05-15
    soldstatus $54,000
14. 2008-02-27
    listed $54,000
15. 2007-05-01
    soldstatus $15,000
16. 2007-03-09
    listed $24,900

ⓘ 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: $1,659 · $138/mo
• Projected year-2 tax: $2,077 · $173/mo
• Expected delta: +$418/yr (+$35/mo · 25.2%)

ⓘ 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 ≥102°F today · 18 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: $16,379
• − Mortgage interest: −$8,957
• − Property taxes: −$1,659
• − Insurance: −$800
• − Repairs & maintenance: −$1,310
• − Management: −$1,310
• − Depreciation: −$4,652
• Taxable loss: −$2,309
• Est. tax savings @ 24.0%: +$554
• After-tax cash flow: $972/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): 18,651
• Household income: $43,682
• Rent vs Own: 63.1% rent · 36.9% own
• Severe rent burden: 980.0

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 0.69)
• Race & ethnicity: Black 43% White 32% Hispanic / Latino 16% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 1% Slovak 1% Serbian 1%
• Foreign-born: 9% · Canada, India, China
• Languages at home: 84% English-only · Spanish 10% Other Asian/Pacific 2% 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: ▼ -138.67%
• Current HPI: 163.3375
• Rent YoY: ▲ 3.30%
• 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

+542.2% since first listed

14 events — show timeline

• 2026-05-12 Price Changed $159,900 Cincy MLS
• 2026-04-17 Price Changed $167,000 Cincy MLS
• 2026-03-21 Price Changed $175,000 Cincy MLS
• 2026-03-11 Listed $185,000 Cincy MLS
• 2018-10-29 Sold (MLS) $35,000 Cincy MLS
• 2018-10-10 Contingent — Cincy MLS
• 2018-09-27 Listed $39,900 Cincy MLS
• 2014-06-23 Sold (MLS) $11,000 Cincy MLS
• 2014-05-16 Listed $11,000 Cincy MLS
• 2008-05-28 Sold (Public Records) $54,000 Public Records
• 2008-05-15 Sold (MLS) $54,000 Cincy MLS
• 2008-02-27 Listed $54,000 Cincy MLS
• 2007-05-01 Sold (MLS) $15,000 Cincy MLS
• 2007-03-09 Listed $24,900 Cincy MLS

Property tax history

+5.1%/yr

Latest (2025): $1,659 · +0.1% YoY. Source: county tax records.