493 Pedretti Ave · Cincinnati, OH 45238

$99,900

4 bd · 1.0 ba · 1,394 sqft · SingleFamily public records · 76 Days on market

Built 1927 6,708 sqft lot $72/sqft · 49% below area Est $197k · 49% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +6.0/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 4-bedroom, 1-bathroom home in the heart of Delhi Hills! Built in 1927, this conventional-style residence perfectly blends historic character with modern updates. The main level features a living room and a formal dining room with gleaming hardwood floors, ideal for entertaining. You'll love the natural light and high ceilings that enhance the open feel. The full basement provides massive potential for extra storage, a workshop, or a fitness area. Situated on a generous lot in the Oak Hills Local School District, this property offers off-street parking and a peaceful, wooded backdrop. With natural gas forced-air heating and central cooling, you'll stay comfortable in every season. Just minutes from local shopping at Delhi Plaza and the scenic trails of Embshoff Woods, this home offers a prime West Side location.

Key facts

• Modern updates
• Natural light
• Full basement

Tags

• HISTORIC CHARACTER
• MODERN UPDATES
• HARDWOOD FLOORS
• NATURAL LIGHT
• HIGH CEILINGS
• FULL BASEMENT

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $713 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.9% 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.
• Oak Hills Local (suburban): math 68% / reading 70% proficiency, ranked #141 of 656 in OH (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+4.9%/yr); 78 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• This rent runs 34% of the median local income ($66k/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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.9% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y ago; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $100k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1927 — 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 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: 1.87% ✓
• Cap rate: 14.86%
• Cash-on-cash: 30.60%
• DSCR: 2.36
• GRM: 4.5

CMA / ARV

• ARV (median comp): $197,147
• List price: $99,900
• Delta: -49.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
560 Virgil Rd	0.32mi	4/1.0	1,460 (+5%)	3mo	$199,500	$137	75
451 Kitty Ln	0.20mi	4/2.0	1,510 (+8%)	1mo	$233,900	$155	72
667 Overlook Ave	0.43mi	3/1.5 (-1)	1,415 (+2%)	1mo	$188,000	$133	70
4457 Delhi Rd	0.42mi	3/1.5 (-1)	1,332 (-4%)	2mo	$208,000	$156	65
543 Virgil Rd	0.28mi	4/2.0	1,258 (-10%)	4mo	$202,000	$161	64
734 Wilbud Dr	0.59mi	3/2.0 (-1)	1,407 (+1%)	2mo	$223,000	$158	61
316 Glenroy Ave	0.73mi	3/1.0 (-1)	1,398 (+0%)	1mo	$259,000	$185	60
718 Trenton Ave	0.74mi	3/1.0 (-1)	1,368 (-2%)	0mo	$145,000	$106	57
4269 Skylark Dr	0.61mi	3/1.0 (-1)	1,325 (-5%)	4mo	$157,300	$119	55
521 Roebling Rd	0.52mi	4/1.5	1,258 (-10%)	3mo	$170,000	$135	55
4318 W Eighth St	0.68mi	5/2.0 (+1)	1,464 (+5%)	4mo	$156,000	$107	48
4307 W Eighth St	0.65mi	3/1.5 (-1)	1,576 (+13%)	5mo	$180,000	$114	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 · 4.87% rent growth · sell at horizon

5-year hold

• IRR: 27.6%
• Equity multiple: 2.18×
• Total profit: $32,889
• Equity at exit: $14,895

10-year hold

• IRR: 36.2%
• Equity multiple: 4.67×
• Total profit: $102,678
• Equity at exit: $8,638

Cash invested: $27,972 (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 45238

• Rents YoY: 4.9%
• Active inventory: 78
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,867 high
• Mortgage (P&I): −$524
• Tax from tax record: −$196 /mo · $2,350/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $713

Break-even live

Break-even rent $964

Max offer price $99,900

Occupancy floor 57%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
543 Virgil Rd Cincinnati, OH	4.0	2.0	1258	$1,795	$1.43	21d	1	0.26mi
419 Elm St Unit 419-1 Cincinnati, OH	4.0	2.0	1200	$1,995	$1.66	19d	1	0.39mi
4284 Foley Rd Cincinnati, OH	3.0	2.0	1242	$2,800	$2.25	43d	1	0.45mi
4227 W 8th St Cincinnati, OH	3.0	2.0	1832	$2,050	$1.12	1d	1	0.67mi
1057 Schiff Ave Unit 1057-2 Cincinnati, OH	4.0	1.0	1000	$1,595	$1.59	14d	1	0.99mi
905 Suire Ave Unit 2 Cincinnati, OH	4.0	1.0	1699	$1,400	$0.82	23d	1	1.08mi
5162 Chantilly Dr Cincinnati, OH	4.0	2.0	1600	$2,200	$1.38	1d	1	1.11mi
862 Academy Ave Unit 2 Cincinnati, OH	4.0	1.0	1627	$1,450	$0.89	16d	1	1.24mi
868 Academy Ave Unit 2 Cincinnati, OH	4.0	1.0	1100	$1,699	$1.54	23d	1	1.25mi
1233 Dewey Ave Cincinnati, OH	3.0	1.0	1411	$1,375	$0.97	4d	1	1.40mi
1214 Gilsey Ave Cincinnati, OH	3.0	1.0	1300	$1,300	$1.00	23d	1	1.41mi
1214 Gilsey Ave Cincinnati, OH	3.0	1.0	1300	$1,300	$1.00	20d	1	1.41mi
5408 Style Ln Cincinnati, OH	4.0	1.5	1824	$2,625	$1.44	1d	1	1.47mi
931 Olive Ave Cincinnati, OH	3.0	1.0	1852	$1,500	$0.81	2d	1	1.49mi

Listing history 30 events

1. 2026-06-18
   days on market $99,900 Active 76 DOM
2. 2026-06-17
   days on market $99,900 Active 75 DOM
3. 2026-06-16
   days on market $99,900 Active 74 DOM
4. 2026-06-15
   days on market $99,900 Active 73 DOM
5. 2026-06-13
   days on market $99,900 Active 71 DOM
6. 2026-06-09
   days on market $99,900 Active 67 DOM
7. 2026-06-08
   days on market $99,900 Active 66 DOM
8. 2026-06-07
   pricedays on market $99,900 Active 65 DOM
9. 2026-06-05
   days on market $109,900 Active 62 DOM
10. 2026-06-03
    days on market $109,900 Active 61 DOM
11. 2026-06-02
    days on market $109,900 Active 60 DOM
12. 2026-06-01
    days on market $109,900 Active 59 DOM
13. 2026-05-31
    days on market $109,900 Active 58 DOM
14. 2026-05-15
    price $109,900 847-char remark

    Show marketing remark (847 chars)

    Welcome to this charming 4-bedroom, 1-bathroom home in the heart of Delhi Hills! Built in 1927, this conventional-style residence perfectly blends historic character with modern updates. The main level features a living room and a formal dining room with gleaming hardwood floors, ideal for entertaining. You'll love the natural light and high ceilings that enhance the open feel. The full basement provides massive potential for extra storage, a workshop, or a fitness area. Situated on a generous lot in the Oak Hills Local School District, this property offers off-street parking and a peaceful, wooded backdrop. With natural gas forced-air heating and central cooling, you'll stay comfortable in every season. Just minutes from local shopping at Delhi Plaza and the scenic trails of Embshoff Woods, this home offers a prime West Side location.

15. 2026-04-19
    status Active 847-char remark

    Show marketing remark (847 chars)

    Welcome to this charming 4-bedroom, 1-bathroom home in the heart of Delhi Hills! Built in 1927, this conventional-style residence perfectly blends historic character with modern updates. The main level features a living room and a formal dining room with gleaming hardwood floors, ideal for entertaining. You'll love the natural light and high ceilings that enhance the open feel. The full basement provides massive potential for extra storage, a workshop, or a fitness area. Situated on a generous lot in the Oak Hills Local School District, this property offers off-street parking and a peaceful, wooded backdrop. With natural gas forced-air heating and central cooling, you'll stay comfortable in every season. Just minutes from local shopping at Delhi Plaza and the scenic trails of Embshoff Woods, this home offers a prime West Side location.

16. 2026-04-08
    historical Contingency Pending 847-char remark

    Show marketing remark (847 chars)

    Welcome to this charming 4-bedroom, 1-bathroom home in the heart of Delhi Hills! Built in 1927, this conventional-style residence perfectly blends historic character with modern updates. The main level features a living room and a formal dining room with gleaming hardwood floors, ideal for entertaining. You'll love the natural light and high ceilings that enhance the open feel. The full basement provides massive potential for extra storage, a workshop, or a fitness area. Situated on a generous lot in the Oak Hills Local School District, this property offers off-street parking and a peaceful, wooded backdrop. With natural gas forced-air heating and central cooling, you'll stay comfortable in every season. Just minutes from local shopping at Delhi Plaza and the scenic trails of Embshoff Woods, this home offers a prime West Side location.

17. 2026-04-03
    listed $119,900 Active 847-char remark

    Show marketing remark (847 chars)

    Welcome to this charming 4-bedroom, 1-bathroom home in the heart of Delhi Hills! Built in 1927, this conventional-style residence perfectly blends historic character with modern updates. The main level features a living room and a formal dining room with gleaming hardwood floors, ideal for entertaining. You'll love the natural light and high ceilings that enhance the open feel. The full basement provides massive potential for extra storage, a workshop, or a fitness area. Situated on a generous lot in the Oak Hills Local School District, this property offers off-street parking and a peaceful, wooded backdrop. With natural gas forced-air heating and central cooling, you'll stay comfortable in every season. Just minutes from local shopping at Delhi Plaza and the scenic trails of Embshoff Woods, this home offers a prime West Side location.

18. 2015-04-10
    soldstatus $52,000
19. 2015-04-03
    historical 154-char remark

    Show marketing remark (154 chars)

    Move in condition. This 4 bedroom home offers newer windows, furnace & hot water heater. Hardwood floors. A lot of house and character for the money!

20. 2015-04-02
    soldstatus $52,000 Sold 154-char remark

    Show marketing remark (154 chars)

    Move in condition. This 4 bedroom home offers newer windows, furnace & hot water heater. Hardwood floors. A lot of house and character for the money!

21. 2015-03-04
    listed $69,999 Active 154-char remark

    Show marketing remark (154 chars)

    Move in condition. This 4 bedroom home offers newer windows, furnace & hot water heater. Hardwood floors. A lot of house and character for the money!

22. 2014-04-02
    soldstatus $45,500
23. 2014-03-25
    soldstatus $45,500
24. 2013-09-30
    listed $49,900
25. 2013-02-28
    historical
26. 2012-11-28
    listed $34,900
27. 2012-11-22
    historical
28. 2012-08-22
    listed $44,900
29. 2007-03-22
    historical
30. 2006-09-21
    listed $110,000

ⓘ 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: $2,350 · $196/mo
• Projected year-2 tax: $2,350 · $196/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 4/10 Moderate 7 d/yr ≥102°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: $22,399
• − Mortgage interest: −$5,596
• − Property taxes: −$2,350
• − Insurance: −$500
• − Repairs & maintenance: −$1,792
• − Management: −$1,792
• − Depreciation: −$2,906
• Taxable income: $7,464
• Est. tax owed @ 24.0%: −$1,791
• After-tax cash flow: $6,768/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: Oak Hills Local
• NCES district ID: 3904737
• Math proficiency: 68% ▼ -11.00%
• Reading proficiency: 70% ▼ -8.00%
• Median HH income: $67,889
• Composite: 60.25/100
• National rank: #858
• State rank: #141 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

• County: Hamilton County · 701,295 people
• City population: 505,555
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 48,351
• Household income: $66,277
• Rent vs Own: 40.3% rent · 59.7% own
• Severe rent burden: 2012.0

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 White (64%)
• Race & ethnicity: White 64% Black 28% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 10% · Canada
• Languages at home: 88% English-only · French/Haitian/Cajun 4% Spanish 2% German/W. Germanic 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: ▼ -197.57%
• Current HPI: 213.5097
• Rent YoY: ▲ 4.87%
• 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

-0.1% since first listed

17 events — show timeline

• 2026-05-15 Price Changed $109,900 Cincy MLS
• 2026-04-19 Relisted — Cincy MLS
• 2026-04-08 Contingent — Cincy MLS
• 2026-04-03 Listed $119,900 Cincy MLS
• 2015-04-10 Sold (Public Records) $52,000 Public Records
• 2015-04-03 Listing Removed — Cincy MLS
• 2015-04-02 Sold (MLS) $52,000 Cincy MLS
• 2015-03-04 Listed $69,999 Cincy MLS
• 2014-04-02 Sold (Public Records) $45,500 Public Records
• 2014-03-25 Sold (MLS) $45,500 Cincy MLS
• 2013-09-30 Listed $49,900 Cincy MLS
• 2013-02-28 Listing Removed — Cincy MLS
• 2012-11-28 Listed $34,900 Cincy MLS
• 2012-11-22 Listing Removed — Cincy MLS
• 2012-08-22 Listed $44,900 Cincy MLS
• 2007-03-22 Listing Removed — Cincy MLS
• 2006-09-21 Listed $110,000 Cincy MLS

Property tax history

+7.2%/yr

Latest (2025): $2,350 · -0.2% YoY. Source: county tax records.