2082 Harrison Ave · Cincinnati, OH 45214

$225,000

4 bd · 4.0 ba · 2,222 sqft · MultiFamily public records · 114 Days on market

Built 1872 Est $196k · 15% over

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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 +28.6/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.2/10.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.7/15.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Just sit back and count the money! Excellent investment 3 units - all rented** Tenants pay all utilities. rents are: 1350,1088,550

Key facts

• Built 1872
• Listed 113 days

Property features AI

Finance

• Financial info: Three total units with current rents: efficiency $985, 1-bedroom $750, 2-bedroom $1,250

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas
• Home design: Triplex; Two stories
• Construction: Brick construction; Block foundation
• Exterior features: Vinyl windows; Shingle roof

Interior

• Bedrooms: One 1-bedroom unit; One 2-bedroom unit; One efficiency (studio) unit
• Heating & cooling: Forced air heating (gas)
• Interior features: Partial basement

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath multifamily listed at $225k.

Deal economics

• At list price, monthly cash flow is $740 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $205k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $2,738/mo this rent would consume 118% 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 $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 8.0% rent growth), your $63k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 30y 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 $80k; list at $225k implies a 181% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1872 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $204,750 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1872 — 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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.22% ✓
• Cap rate: 10.24%
• Cash-on-cash: 14.10%
• DSCR: 1.63
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $195,536
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2504 Forthmann Pl	0.58mi	5/3.0 (+1)	2,232 (+0%)	1mo	$196,000	$88	63
2722 Orland Ave #2	0.36mi	5/3.5 (+1)	2,055 (-8%)	8mo	$115,000	$56	57
2909 Cavanaugh Ave	0.43mi	4/2.0	1,984 (-11%)	10mo	$225,000	$113	46
2603 Fenton Ave	0.60mi	4/2.0	2,262 (+2%)	24mo	$185,000	$82	41
1826 Fairmount Ave	0.69mi	4/2.0	2,336 (+5%)	17mo	$218,000	$93	37

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: 37.0%
• Equity multiple: 3.92×
• Total profit: $184,123
• Equity at exit: $202,698

10-year hold

• IRR: 33.6%
• Equity multiple: 9.59×
• Total profit: $540,898
• Equity at exit: $437,126

Cash invested: $63,000 (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: 19.5×

Monthly cashflow live

• Estimated rent: $2,738 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$149 /mo · $1,788/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$575
• Net cashflow: $740

Break-even live

Break-even rent $1,801

Max offer price $225,000

Occupancy floor 68%

Sensitivity live

Price	-10% $868	-5% $804	+0% $740	+5% $677	+10% $613
Rent	-10% $524	-5% $632	+0% $740	+5% $848	+10% $957
Rate	-1.0pp $854	-0.5pp $798	base $740	+0.5pp $682	+1.0pp $623

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1.5	$960
▸ 2× units	1	1.5	$1,778
Total (3 units)			$2,738

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1852 Knox St Cincinnati, OH	4.0	1.5	1747	$1,850	$1.06	25d	1	0.66mi
3350 Cavanaugh Ave Cincinnati, OH	4.0	2.5	2309	$1,995	$0.86	25d	1	0.76mi
3157 Sunshine Ave Cincinnati, OH	3.0	2.0	1894	$1,825	$0.96	4d	1	1.00mi
1620 Minion Ave Cincinnati, OH	4.0	2.0	1845	$1,550	$0.84	21d	1	1.22mi
1311 Manss Ave Cincinnati, OH	4.0	1.0	1409	$1,295	$0.92	5d	1	1.26mi
1233 Dewey Ave Cincinnati, OH	3.0	1.0	1411	$1,375	$0.97	5d	1	1.48mi

Listing history 50 events

1. 2026-06-21
   days on market $225,000 Active 114 DOM
2. 2026-06-18
   days on market $225,000 Active 111 DOM
3. 2026-06-17
   days on market $225,000 Active 110 DOM
4. 2026-06-16
   days on market $225,000 Active 109 DOM
5. 2026-06-15
   days on market $225,000 Active 108 DOM
6. 2026-06-13
   days on market $225,000 Active 106 DOM
7. 2026-06-13
   days on market $225,000 Active 105 DOM
8. 2026-06-09
   days on market $225,000 Active 102 DOM
9. 2026-06-08
   days on market $225,000 Active 101 DOM
10. 2026-06-07
    days on market $225,000 Active 100 DOM
11. 2026-06-03
    days on market $225,000 Active 96 DOM
12. 2026-06-02
    days on market $225,000 Active 95 DOM
13. 2026-06-01
    days on market $225,000 Active 94 DOM
14. 2026-05-31
    days on market $225,000 Active 93 DOM
15. 2026-02-27
    listed $225,000 Active
16. 2025-09-20
    historical 134-char remark

    Show marketing remark (134 chars)

    Just sit back and count the money! Excellent investment 3 units - all rented** Tenants pay all utilities. rents are: 1350,1088,550

17. 2024-09-21
    listed $280,000 Active 134-char remark

    Show marketing remark (134 chars)

    Just sit back and count the money! Excellent investment 3 units - all rented** Tenants pay all utilities. rents are: 1350,1088,550

18. 2024-05-31
    historical 296-char remark

    Show marketing remark (296 chars)

    Check out this Cash Flow Rental TriPlex investment property. Unit 1: 2 Bed Leased at $1100/mo. Unit 2: 1 Bed Leased at $885/mo. Unit 3: Studio Leased at $559/mo. Gross income $2544 per month. Tenant pays all utilities. Selling AS IS. All mls information is believed accurate but not guaranteed.

19. 2024-03-01
    price $235,000 296-char remark

    Show marketing remark (296 chars)

    Check out this Cash Flow Rental TriPlex investment property. Unit 1: 2 Bed Leased at $1100/mo. Unit 2: 1 Bed Leased at $885/mo. Unit 3: Studio Leased at $559/mo. Gross income $2544 per month. Tenant pays all utilities. Selling AS IS. All mls information is believed accurate but not guaranteed.

20. 2023-12-01
    listed $250,000 Active 296-char remark

    Show marketing remark (296 chars)

    Check out this Cash Flow Rental TriPlex investment property. Unit 1: 2 Bed Leased at $1100/mo. Unit 2: 1 Bed Leased at $885/mo. Unit 3: Studio Leased at $559/mo. Gross income $2544 per month. Tenant pays all utilities. Selling AS IS. All mls information is believed accurate but not guaranteed.

21. 2023-09-05
    historical
22. 2023-07-07
    listed $175,000 Active
23. 2022-05-02
    soldstatus $80,000
24. 2019-01-24
    soldstatus $45,000
25. 2019-01-16
    soldstatus $45,000 Sold
26. 2018-12-19
    historical Accept Backup Offers
27. 2018-11-07
    price $59,900
28. 2018-10-15
    listed $69,900 Active
29. 2010-03-12
    soldstatus $6,000
30. 2009-11-23
    listed $10,000
31. 2009-04-01
    historical
32. 2008-11-13
    listed $37,500
33. 2006-11-02
    historical
34. 2006-05-08
    historical
35. 2006-05-07
    listed $119,900
36. 2005-11-07
    listed $125,900
37. 2005-06-01
    soldstatus $98,000
38. 2004-11-16
    historical
39. 2004-09-09
    listed $89,900
40. 2003-06-13
    soldstatus $37,000
41. 2003-03-22
    listed $39,900
42. 2002-09-02
    historical
43. 2002-03-01
    listed $65,000
44. 1999-07-14
    soldstatus $65,000
45. 1999-06-30
    soldstatus $65,000
46. 1999-02-13
    listed $69,900
47. 1996-06-27
    soldstatus $61,000
48. 1996-01-04
    listed $64,900
49. 1988-10-31
    soldstatus $55,000
50. 1983-06-01
    soldstatus $27,000

ⓘ 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: $1,788 · $149/mo
• Projected year-2 tax: $2,649 · $221/mo
• Expected delta: +$861/yr (+$72/mo · 48.1%)

ⓘ 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: $32,856
• − Mortgage interest: −$12,603
• − Property taxes: −$1,788
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,628
• − Management: −$2,628
• − Depreciation: −$6,545
• Taxable income: $5,537
• Est. tax owed @ 24.0%: −$1,329
• After-tax cash flow: $7,555/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

+733.3% since first listed

36 events — show timeline

• 2026-02-27 Listed $225,000 Cincy MLS
• 2025-09-20 Listing Removed — Cincy MLS
• 2024-09-21 Listed $280,000 Cincy MLS
• 2024-05-31 Listing Removed — Cincy MLS
• 2024-03-01 Price Changed $235,000 Cincy MLS
• 2023-12-01 Listed $250,000 Cincy MLS
• 2023-09-05 Listing Removed — Cincy MLS
• 2023-07-07 Listed $175,000 Cincy MLS
• 2022-05-02 Sold (Public Records) $80,000 Public Records
• 2019-01-24 Sold (Public Records) $45,000 Public Records
• 2019-01-16 Sold (MLS) $45,000 Cincy MLS
• 2018-12-19 Contingent — Cincy MLS
• 2018-11-07 Price Changed $59,900 Cincy MLS
• 2018-10-15 Listed $69,900 Cincy MLS
• 2010-03-12 Sold (MLS) $6,000 Cincy MLS
• 2009-11-23 Listed $10,000 Cincy MLS
• 2009-04-01 Listing Removed — Cincy MLS
• 2008-11-13 Listed $37,500 Cincy MLS
• 2006-11-02 Listing Removed — Cincy MLS
• 2006-05-08 Listing Removed — Cincy MLS
• 2006-05-07 Listed $119,900 Cincy MLS
• 2005-11-07 Listed $125,900 Cincy MLS
• 2005-06-01 Sold (Public Records) $98,000 Public Records
• 2004-11-16 Listing Removed — Cincy MLS
• 2004-09-09 Listed $89,900 Cincy MLS
• 2003-06-13 Sold (MLS) $37,000 Cincy MLS
• 2003-03-22 Listed $39,900 Cincy MLS
• 2002-09-02 Listing Removed — Cincy MLS
• 2002-03-01 Listed $65,000 Cincy MLS
• 1999-07-14 Sold (Public Records) $65,000 Public Records
• 1999-06-30 Sold (MLS) $65,000 Cincy MLS
• 1999-02-13 Listed $69,900 Cincy MLS
• 1996-06-27 Sold (MLS) $61,000 Cincy MLS
• 1996-01-04 Listed $64,900 Cincy MLS
• 1988-10-31 Sold (Public Records) $55,000 Public Records
• 1983-06-01 Sold (Public Records) $27,000 Public Records

Property tax history

+25.0%/yr

Latest (2025): $1,788 · +0.1% YoY. Source: county tax records.