1205 Ryland Ave · Cincinnati, OH 45237

$389,900

16 bd · 16.0 ba · — sqft · MultiFamily · 34 Days on market

Built 1928 5,401 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.2/5.0
• Livability +4.0/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Versatile Quadplex in Bond Hill - Renovated, Accessible, & Income-Ready Don't miss this rare opportunity to own a fully renovated quadplex in the heart of Bond Hill, just steps from public transportation and with easy access to major highways. Featuring three vacant, newly renovated apartments, this property is perfect for a savvy investor or an owner-occupant. Live in one unit as your private owner's suite and rent out the remaining units to offset your mortgageor lease all four for a turnkey income-producing property. Professionally managed and move-in ready, this quadplex offers flexibility, location, and value. Whether you're looking to build equity or generate immediate cash flow, this property checks all the boxes.

Key facts

• Private storage
• 5,401 sq ft lot
• Built 1928

Tags

• TURNKEY INVESTMENT OPPORTUNITY
• SHARED ON-SITE LAUNDRY
• PRIVATE STORAGE
• IDEAL LOCATION FOR COMMUTERS
• INCOME-PRODUCING ASSET

Property features AI

Finance

• Other: Property located in Bond Hill; Directions: East on Paddock Rd, left on Ryland Ave, property is on the right
• Financial info: All units currently leased; Each 1-bedroom unit rents for $950
• HOA & community: Estimated maintenance expense: $2,280

Exterior

• Parking: Detached garage; On-street parking available
• Utilities: Public water; Public sewer; Natural gas
• Home design: Quad (four-unit) property; Two levels; Poured foundation
• Construction: Brick construction; Shingle roof
• Exterior features: Storm, vinyl, and wood windows

Interior

• Kitchen: Kitchens in each unit (standard appliances implied)
• Bedrooms: Four 1-bedroom units
• Bathrooms: Each unit with one full bathroom
• Heating & cooling: Gas heating; Window air conditioning units
• Interior features: Full basement
• Laundry & utility: Heat paid by tenants

What this means for you Summary

Snapshot

• This is a 4 × 4-bed/1-bath units multifamily listed at $390k.

Deal economics

• At list price, monthly cash flow is $3k ($34k/yr) — positive. Per door: $715/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $390k).
• Recommended offer: $378k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.1% 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 (+6.6%/yr); 44 active listings in the ZIP; lower-income renter base — watch delinquency; 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• At $6,906/mo this rent would consume 185% of the median local household income ($45k/yr) (locally 1467% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $109k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($378k) is reasonable based on typical stale-listing flexibility.
• 8 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 $317k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $378,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 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: 1.77% ✓
• Cap rate: 15.10%
• Cash-on-cash: 31.44%
• DSCR: 2.40
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.62% rent growth · sell at horizon

5-year hold

• IRR: 30.3%
• Equity multiple: 2.33×
• Total profit: $145,127
• Equity at exit: $58,135

10-year hold

• IRR: 39.5%
• Equity multiple: 5.36×
• Total profit: $476,405
• Equity at exit: $33,711

Cash invested: $109,172 (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 45237

• Home prices YoY: -33.0%
• Rents YoY: 6.6%
• Active inventory: 44
• Price-to-rent: 18.8×

Monthly cashflow live

• Estimated rent: $6,906 high
• Mortgage (P&I): −$2,045
• Tax from tax record: −$388 /mo · $4,655/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,450
• Net cashflow: $2,861

Break-even live

Break-even rent $3,285

Max offer price $389,900

Occupancy floor 54%

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

Units	Beds	Baths	Est. rent
▸ 4× units	4	1	$6,904
Total (4 units)			$6,906

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: $97,475
• Closing costs: $11,697
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-18
   days on market $389,900 Active 34 DOM
2. 2026-06-17
   days on market $389,900 Active 33 DOM
3. 2026-06-16
   days on market $389,900 Active 32 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   pricedays on market $389,900 Active 31 DOM
6. 2026-06-13
   days on market $399,900 Active 29 DOM
7. 2026-06-13
   days on market $399,900 Active 28 DOM
8. 2026-06-09
   days on market $399,900 Active 25 DOM
9. 2026-06-08
   days on market $399,900 Active 24 DOM
10. 2026-06-07
    days on market $399,900 Active 23 DOM
11. 2026-06-03
    days on market $399,900 Active 19 DOM
12. 2026-06-02
    days on market $399,900 Active 18 DOM
13. 2026-06-01
    days on market $399,900 Active 17 DOM
14. 2026-05-31
    days on market $399,900 Active 16 DOM
15. 2026-05-15
    listed $399,900 Active
16. 2025-09-03
    soldstatus $317,000
17. 2025-08-29
    soldstatus $317,000 Sold 743-char remark

    Show marketing remark (743 chars)

    Versatile Quadplex in Bond Hill - Renovated, Accessible, & Income-Ready Don't miss this rare opportunity to own a fully renovated quadplex in the heart of Bond Hill, just steps from public transportation and with easy access to major highways. Featuring three vacant, newly renovated apartments, this property is perfect for a savvy investor or an owner-occupant. Live in one unit as your private owner's suite and rent out the remaining units to offset your mortgageor lease all four for a turnkey income-producing property. Professionally managed and move-in ready, this quadplex offers flexibility, location, and value. Whether you're looking to build equity or generate immediate cash flow, this property checks all the boxes.

18. 2025-07-28
    historical Contingency Pending 743-char remark

    Show marketing remark (743 chars)

    Versatile Quadplex in Bond Hill - Renovated, Accessible, & Income-Ready Don't miss this rare opportunity to own a fully renovated quadplex in the heart of Bond Hill, just steps from public transportation and with easy access to major highways. Featuring three vacant, newly renovated apartments, this property is perfect for a savvy investor or an owner-occupant. Live in one unit as your private owner's suite and rent out the remaining units to offset your mortgageor lease all four for a turnkey income-producing property. Professionally managed and move-in ready, this quadplex offers flexibility, location, and value. Whether you're looking to build equity or generate immediate cash flow, this property checks all the boxes.

19. 2025-07-02
    price $325,000 743-char remark

    Show marketing remark (743 chars)

    Versatile Quadplex in Bond Hill - Renovated, Accessible, & Income-Ready Don't miss this rare opportunity to own a fully renovated quadplex in the heart of Bond Hill, just steps from public transportation and with easy access to major highways. Featuring three vacant, newly renovated apartments, this property is perfect for a savvy investor or an owner-occupant. Live in one unit as your private owner's suite and rent out the remaining units to offset your mortgageor lease all four for a turnkey income-producing property. Professionally managed and move-in ready, this quadplex offers flexibility, location, and value. Whether you're looking to build equity or generate immediate cash flow, this property checks all the boxes.

20. 2025-07-01
    listed $326,000 Active 743-char remark

    Show marketing remark (743 chars)

    Versatile Quadplex in Bond Hill - Renovated, Accessible, & Income-Ready Don't miss this rare opportunity to own a fully renovated quadplex in the heart of Bond Hill, just steps from public transportation and with easy access to major highways. Featuring three vacant, newly renovated apartments, this property is perfect for a savvy investor or an owner-occupant. Live in one unit as your private owner's suite and rent out the remaining units to offset your mortgageor lease all four for a turnkey income-producing property. Professionally managed and move-in ready, this quadplex offers flexibility, location, and value. Whether you're looking to build equity or generate immediate cash flow, this property checks all the boxes.

21. 2025-06-12
    historical $795
22. 2025-06-12
    listed $795
23. 2025-05-08
    historical $825
24. 2025-05-08
    listed $825
25. 2018-08-20
    historical
26. 2018-05-20
    listed $130,500 Active
27. 2017-10-05
    soldstatus $55,000
28. 2017-02-28
    historical
29. 2017-02-15
    status Active
30. 2017-02-09
    historical Accept Backup Offers
31. 2016-10-12
    price $80,000
32. 2016-08-02
    listed $85,000 Active
33. 1996-11-27
    soldstatus $72,000
34. 1996-11-21
    soldstatus $72,000
35. 1996-05-08
    listed $78,900

ⓘ 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: $4,655 · $388/mo
• Projected year-2 tax: $5,369 · $447/mo
• Expected delta: +$714/yr (+$59/mo · 15.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% 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: $82,872
• − Mortgage interest: −$21,840
• − Property taxes: −$4,655
• − Insurance: −$1,950
• − Repairs & maintenance: −$6,630
• − Management: −$6,630
• − Depreciation: −$11,343
• Taxable income: $29,825
• Est. tax owed @ 24.0%: −$7,158
• After-tax cash flow: $27,170/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): 20,903
• Household income: $44,913
• Rent vs Own: 52.3% rent · 47.7% own
• Severe rent burden: 1467.0

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 (71%)
• Race & ethnicity: Black 71% White 22% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 2% Italian 1% Scotch-Irish 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% 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: ▼ -110.54%
• Current HPI: 224.4728
• Rent YoY: ▲ 6.62%
• 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

+406.8% since first listed

21 events — show timeline

• 2026-05-15 Listed $399,900 Cincy MLS
• 2025-09-03 Sold (Public Records) $317,000 Public Records
• 2025-08-29 Sold (MLS) $317,000 Cincy MLS
• 2025-07-28 Contingent — Cincy MLS
• 2025-07-02 Price Changed $325,000 Cincy MLS
• 2025-07-01 Listed $326,000 Cincy MLS
• 2025-06-12 Rental Removed $795 CINCYMLS
• 2025-06-12 Listed for Rent $795 CINCYMLS
• 2025-05-08 Rental Removed $825 CINCYMLS
• 2025-05-08 Listed for Rent $825 CINCYMLS
• 2018-08-20 Listing Removed — Cincy MLS
• 2018-05-20 Listed $130,500 Cincy MLS
• 2017-10-05 Sold (Public Records) $55,000 Public Records
• 2017-02-28 Listing Removed — Cincy MLS
• 2017-02-15 Relisted — Cincy MLS
• 2017-02-09 Contingent — Cincy MLS
• 2016-10-12 Price Changed $80,000 Cincy MLS
• 2016-08-02 Listed $85,000 Cincy MLS
• 1996-11-27 Sold (Public Records) $72,000 Public Records
• 1996-11-21 Sold (MLS) $72,000 Cincy MLS
• 1996-05-08 Listed $78,900 Cincy MLS

Property tax history

+3.6%/yr

Latest (2025): $4,655 · +0.7% YoY. Source: county tax records.