1401 Beech Ave · Cincinnati, OH 45205

$189,000

4 bd · 2.0 ba · 1,638 sqft · SingleFamily public records · 6 Days on market

Built 1946 2,614 sqft lot Est $197k · at est.

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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 +13.9/30.0
• ARV discount +9.2/15.0
• DSCR +4.2/10.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• Rent growth +3.3/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This is your opportunity to own a beautiful home with bedrooms split on 2 levels. This home features natural wood floors, a large lot, private yard, 2 full baths as well as a basement bath. one car garage as well as a long driveway makes ample parking spaces available. welcome to view this GEM. ..

Key facts

• Natural wood floors
• Basement bath
• Large lot

Tags

• NATURAL WOOD FLOORS
• LARGE LOT
• PRIVATE YARD
• BASEMENT BATH
• AMPLE PARKING SPACES

Property features AI

Finance

• Other: Zoned residential
• HOA & community: No HOA

Exterior

• Parking: Built-in, attached front garage with 1 garage space
• Utilities: Public water; Public sewer; Natural gas
• Home design: Cape Cod style; Single-family home; Two levels; Poured foundation
• Construction: Brick and stone exterior; Shingle roof
• Exterior features: Patio; Porch; Fencing: Other

Interior

• Kitchen: Butler's pantry; Pantry; Eat-in kitchen with walkout; Wood cabinets; Laminate flooring in kitchen
• Bedrooms: 5 bedrooms total; Primary bedroom (15 x 15) on level 1; Bedroom 2 (11 x 12) on level 1; Bedroom 3 (10 x 9) on level 2; Bedroom 4 (12 x 12) on level 2; Bedroom 5 (11 x 10) on level 2
• Flooring: Wood floors in living and dining areas; Laminate floor in kitchen; Wood floor in foyer
• Bathrooms: Two full bathrooms and one half bath; Primary bathroom includes tub and shower; Full bathroom on level 1; Full bathroom on level 2
• Heating & cooling: Forced-air heating; Window cooling units; Gas water heating; HVAC with thermostat (smart technology)
• Interior features: Natural woodwork; Full basement with walkout; Basement has bath rough-in and concrete floor; 10 total rooms
• Laundry & utility: Basement utility area

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $21 ($252/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 $162k (14.5% below list).
• Recommended offer: $162k (14.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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); 69 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 44% 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 $6k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $161,639 (14.5% below list)

Questions for the listing agent

1. Built in 1946 — 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. 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?
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: 0.86% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.48%
• DSCR: 1.02
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $196,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4012 Fawnhill Ln	0.37mi	3/2.0 (-1)	1,673 (+2%)	7mo	$139,000	$83	68
1237 Carson Ave	0.39mi	4/1.5	1,776 (+8%)	5mo	$220,000	$124	61
1113 Gilsey Ave	0.50mi	3/2.0 (-1)	1,560 (-5%)	3mo	$190,000	$122	61
1634 Gilsey Ave	0.20mi	4/2.0	1,398 (-15%)	7mo	$120,000	$86	61
1242 Ross Ave	0.32mi	3/2.0 (-1)	1,821 (+11%)	4mo	$103,000	$57	58
1215 Ridlen Ave	0.39mi	4/2.0	1,454 (-11%)	7mo	$195,000	$134	57
1120 Carson Ave	0.50mi	3/2.0 (-1)	1,756 (+7%)	7mo	$193,000	$110	54
1697 Atson Ln	0.31mi	3/1.5 (-1)	1,840 (+12%)	6mo	$175,000	$95	53
1114 Winfield Ave	0.55mi	3/2.0 (-1)	1,879 (+15%)	0mo	$234,000	$125	45
1027 Woodlawn Ave	0.74mi	3/2.0 (-1)	1,469 (-10%)	5mo	$176,500	$120	39
928 Harris Ave	0.69mi	3/1.5 (-1)	1,806 (+10%)	7mo	$225,000	$125	38
836 Harris Ave	0.75mi	3/1.5 (-1)	1,464 (-11%)	4mo	$151,000	$103	37

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: -15.2%
• Equity multiple: 0.46×
• Total profit: $-28,808
• Equity at exit: $28,181

10-year hold

• IRR: -6.2%
• Equity multiple: 0.60×
• Total profit: $-21,371
• Equity at exit: $16,341

Cash invested: $52,920 (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 45205

• Rents YoY: 3.3%
• Active inventory: 69
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,616 high
• Mortgage (P&I): −$991
• Tax from tax record: −$186 /mo · $2,233/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $21

Break-even live

Break-even rent $1,590

Max offer price $189,000

Occupancy floor 94%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1311 Manss Ave Cincinnati, OH	4.0	1.0	1409	$1,295	$0.92	4d	1	0.11mi
1620 Minion Ave Cincinnati, OH	4.0	2.0	1845	$1,550	$0.84	20d	1	0.12mi
1607 Minion Ave Cincinnati, OH	3.0	1.5	1066	$1,675	$1.57	23d	1	0.13mi
3772 W Liberty St Cincinnati, OH	3.0	1.0	1066	$1,350	$1.27	4d	1	0.16mi
1214 Gilsey Ave Cincinnati, OH	3.0	1.0	1300	$1,300	$1.00	20d	1	0.36mi
1214 Gilsey Ave Cincinnati, OH	3.0	1.0	1300	$1,300	$1.00	23d	1	0.36mi
1233 Dewey Ave Cincinnati, OH	3.0	1.0	1411	$1,375	$0.97	4d	1	0.37mi
3666 Glenway Ave Cincinnati, OH	3.0	1.0	1339	$1,250	$0.93	23d	1	0.38mi
868 Academy Ave Unit 2 Cincinnati, OH	4.0	1.0	1100	$1,699	$1.54	23d	1	0.69mi
862 Academy Ave Unit 2 Cincinnati, OH	4.0	1.0	1627	$1,450	$0.89	17d	1	0.71mi
943 Rosemont Ave Cincinnati, OH	5.0	1.5	2132	$1,700	$0.80	16d	1	0.72mi
931 Olive Ave Cincinnati, OH	3.0	1.0	1852	$1,500	$0.81	2d	1	0.72mi
905 Suire Ave Unit 2 Cincinnati, OH	4.0	1.0	1699	$1,400	$0.82	23d	1	0.76mi
928 Fairbanks Ave Cincinnati, OH	5.0	2.0	1530	$2,200	$1.44	43d	1	0.87mi
916 Fairbanks Ave Cincinnati, OH	4.0	1.0	1438	$1,695	$1.18	23d	1	0.90mi
1014 Considine Ave Cincinnati, OH	4.0	2.0	2200	$2,000	$0.91	1d	1	0.97mi
1723 Tuxworth Ave Cincinnati, OH	3.0	2.0	1587	$1,800	$1.13	23d	1	1.00mi
4227 W 8th St Cincinnati, OH	3.0	2.0	1832	$2,050	$1.12	1d	1	1.09mi
2504 White St Apt 5 Cincinnati, OH	3.0	2.0	1150	$1,150	$1.00	23d	1	1.12mi
2621 Gehrum Ln Cincinnati, OH	3.0	1.0	1373	$1,850	$1.35	23d	1	1.13mi
927 Chateau Ave Cincinnati, OH	3.0	1.0	1354	$1,550	$1.14	21d	1	1.19mi
2682 Lafeuille Cir Cincinnati, OH	2.0–3.0	1.0–2.0	950	$1,574	$1.66	3d	16	1.19mi
2706 E Tower Dr Cincinnati, OH	1.0–3.0	1.0–2.0	951	$1,520	$1.60	1d	61	1.27mi
1852 Knox St Cincinnati, OH	4.0	1.5	1747	$1,850	$1.06	23d	1	1.30mi
4284 Foley Rd Cincinnati, OH	3.0	2.0	1242	$2,800	$2.25	43d	1	1.33mi

Listing history 6 events

1. 2026-06-18
   days on market $189,000 Active 6 DOM
2. 2026-06-17
   days on market $189,000 Active 5 DOM
3. 2026-06-16
   days on market $189,000 Active 4 DOM
4. 2026-06-15
   days on market $189,000 Active 3 DOM
5. 2026-06-13
   remarks 298-char remark
6. 2026-06-13
   listed $189,000 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: $2,233 · $186/mo
• Projected year-2 tax: $2,591 · $216/mo
• Expected delta: +$358/yr (+$30/mo · 16.0%)

ⓘ 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 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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,397
• − Mortgage interest: −$10,587
• − Property taxes: −$2,233
• − Insurance: −$945
• − Repairs & maintenance: −$1,552
• − Management: −$1,552
• − Depreciation: −$5,498
• Taxable loss: −$2,970
• Est. tax savings @ 24.0%: +$713
• After-tax cash flow: $964/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

+425.0% since first listed

17 events — show timeline

• 2026-06-11 Listed $189,000 Cincy MLS
• 2024-05-23 Sold (Public Records) $165,000 Public Records
• 2011-07-25 Sold (Public Records) $290,518 Public Records
• 2008-07-11 Listing Removed — Cincy MLS
• 2008-04-11 Listing Removed — Cincy MLS
• 2008-04-10 Listed $99,900 Cincy MLS
• 2007-04-10 Listed $99,900 Cincy MLS
• 2006-12-06 Sold (Public Records) $22,500 Public Records
• 2006-11-30 Sold (MLS) $22,500 Cincy MLS
• 2006-08-30 Listed $24,900 Cincy MLS
• 2001-12-18 Sold (Public Records) $65,000 Public Records
• 2001-12-05 Sold (MLS) $65,000 Cincy MLS
• 2001-09-29 Listed $67,500 Cincy MLS
• 2000-09-11 Listing Removed — Cincy MLS
• 2000-03-10 Listed $69,900 Cincy MLS
• 1992-12-31 Sold (Public Records) $52,000 Public Records
• 1986-08-25 Sold (Public Records) $36,000 Public Records

Property tax history

+8.5%/yr

Latest (2025): $2,233 · +0.1% YoY. Source: county tax records.