3549 Idlewild Ave · Cincinnati, OH 45207

$150,000

3 bd · 1.0 ba · 1,508 sqft · SingleFamily public records · 31 Days on market

Built 1895 3,528 sqft lot Est $252k · 40% under

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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 +28.4/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Outside Updated, Newer:Door, Replacement Wind, Vinyl Siding, Roof, Chimneys, Glass Block. Inside Has Lrg Rms, Original Kit & Bath, Old Wallpaper, Updated Elec Service, Hot Water Tank, Etc. 2 Blks From XU, Appliances Negotiable. Sold As Is.

Key facts

• Quiet street
• 3,528 sq ft lot
• Built 1895

Tags

• QUIET STREET
• OPPORTUNITY FOR RENOVATION
• POTENTIAL FOR STUDENT HOUSING

Property features AI

Finance

• Other: Residential zoning
• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Natural gas
• Home design: Traditional single-family home; Two levels; Stone foundation; Vinyl siding; Shingle roof
• Construction: Vinyl siding construction; Stone foundation; Shingle roof
• Exterior features: Front porch; Rolled topography; Lot under 0.5 acre (approx. 32 x 110)

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Three bedrooms total; Primary bedroom on level 2, approx. 15 x 15; Second bedroom on level 2, approx. 15 x 15; Third bedroom on level 2, approx. 14 x 12
• Flooring: Wood floor in the living room
• Bathrooms: One full bathroom located on level 2
• Heating & cooling: Forced air gas heating; Central air conditioning; Gas water heater
• Interior features: Five total rooms; Full basement with concrete floor, unfinished space, walkout and glass block windows

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $486 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% 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: 51 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• At $1,892/mo this rent would consume 46% of the median local household income ($50k/yr) (locally 422% 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y 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 $35k; list at $150k implies a 329% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1895 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1895 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.26% ✓
• Cap rate: 10.18%
• Cash-on-cash: 13.88%
• DSCR: 1.62
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $251,836
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1608 Brewster Ave	0.06mi	4/1.0 (+1)	1,576 (+4%)	2mo	$147,500	$94	83
1606 Brewster Ave	0.06mi	3/2.0	1,600 (+6%)	2mo	$150,000	$94	81
1521 Blair Ave	0.41mi	3/2.5	1,479 (-2%)	2mo	$370,000	$250	70
1627 Jonathan Ave	0.16mi	3/2.5	1,373 (-9%)	3mo	$365,000	$266	69
3419 Trimble Ave	0.51mi	3/1.5	1,561 (+4%)	2mo	$285,000	$183	66
3423 Algona Pl	0.28mi	4/2.5 (+1)	1,613 (+7%)	0mo	$336,000	$208	64
3433 Pleasant View Ave	0.36mi	2/1.0 (-1)	1,646 (+9%)	3mo	$255,530	$155	61
3336 Graydon Ave	0.47mi	2/1.0 (-1)	1,314 (-13%)	0mo	$220,000	$167	51
2037 Duck Creek Rd	0.61mi	4/2.0 (+1)	1,605 (+6%)	3mo	$245,000	$153	49
2197 Crane Ave	0.68mi	3/1.5	1,376 (-9%)	3mo	$212,000	$154	49
3314 Wabash Ave	0.68mi	4/1.5 (+1)	1,614 (+7%)	1mo	$168,000	$104	49
2000 Hewitt Ave	0.65mi	4/1.0 (+1)	1,298 (-14%)	1mo	$238,000	$183	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.1%
• Equity multiple: 1.16×
• Total profit: $6,649
• Equity at exit: $22,365

10-year hold

• IRR: 13.6%
• Equity multiple: 2.09×
• Total profit: $45,681
• Equity at exit: $12,969

Cash invested: $42,000 (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 45207

• Home prices YoY: -34.6%
• Active inventory: 51
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,892 high
• Mortgage (P&I): −$787
• Tax from tax record: −$160 /mo · $1,917/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $486

Break-even live

Break-even rent $1,277

Max offer price $150,000

Occupancy floor 69%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3550 Woodburn Ave Cincinnati, OH	3.0	1.0	1308	$2,000	$1.53	14d	1	0.08mi
1725 Cleneay Ave Norwood, OH	1.0–5.0	1.0–5.0	1060	$2,147	$2.02	1d	46	0.32mi
1512 Blair Ave Apt B Cincinnati, OH	3.0	1.5	1100	$1,795	$1.63	23d	1	0.42mi
3326 Fairfield Ave Cincinnati, OH	3.0	2.0	1566	$1,600	$1.02	10d	1	0.47mi
1524 Ruth Ave Unit 2 Cincinnati, OH	4.0	1.0	1971	$1,595	$0.81	23d	1	0.47mi
3209 Gilbert Ave Unit 2 Cincinnati, OH	4.0	2.0	1548	$1,395	$0.90	3d	1	0.62mi
979 Burton Ave Cincinnati, OH	3.0	1.0	1725	$1,595	$0.92	3d	1	0.63mi
3131 Harvard Ave Cincinnati, OH	3.0	1.0	1264	$1,645	$1.30	23d	1	0.67mi
3915 Lindley Ave Unit 2 Norwood, OH	4.0	2.0	1500	$1,950	$1.30	43d	1	0.70mi
3139 Gaff Ave Cincinnati, OH	3.0	2.0	1711	$1,795	$1.05	16d	1	0.71mi
3113 Harvard Ave Cincinnati, OH	4.0	3.0	1895	$2,700	$1.42	14d	1	0.71mi
3116 Woodburn Ave Cincinnati, OH	2.0	2.5	2110	$3,500	$1.66	4d	1	0.72mi
961 Avondale Ave Cincinnati, OH	2.0	1.0	1800	$2,200	$1.22	3d	1	0.72mi
870 Rockdale Ave Cincinnati, OH	4.0	2.0	1749	$1,800	$1.03	23d	1	0.73mi
4133 Huston Ave Cincinnati, OH	3.0	1.0	1210	$1,725	$1.43	43d	1	0.75mi
4133 Huston Ave Cincinnati, OH	3.0	1.0	1210	$1,725	$1.43	12d	1	0.75mi
835 Hutchins Ave #3 Cincinnati, OH	2.0	1.0	1200	$950	$0.79	23d	1	0.79mi
3921 Spencer Ave Apt 2 Norwood, OH	4.0	1.0	1636	$2,400	$1.47	17d	1	0.80mi
1931 Delaware Ave Unit 2 Norwood, OH	3.0	2.0	1650	$1,810	$1.10	43d	1	0.83mi
3640 Reading Rd Unit 3640-1 Cincinnati, OH	3.0	1.0	1113	$1,295	$1.16	23d	1	0.83mi
3901 Elsmere Ave Cincinnati, OH	3.0	2.0	1415	$1,995	$1.41	3d	1	0.83mi
1607 Asmann Ave Cincinnati, OH	1.0–4.0	1.0–1.5	1069	$1,428	$1.34	12d	6	0.84mi
811 Lexington Ave Unit 1 Cincinnati, OH	2.0	1.0	1674	$1,250	$0.75	4d	1	0.88mi
800 N Fred Shuttlesworth Cir Apt 3 Cincinnati, OH	2.0	1.0	1200	$1,300	$1.08	23d	1	0.92mi
2123 Cameron Ave Cincinnati, OH	4.0	2.5	2165	$4,500	$2.08	43d	1	0.97mi
3001-A Woodburn Ave Cincinnati, OH	1.0–2.0	1.0–2.0	947	$2,252	$2.38	1d	12	0.99mi
4303 Allison St Cincinnati, OH	2.0	1.0	1070	$1,495	$1.40	4d	1	1.02mi
3564 Estes Pl Unit 2 Cincinnati, OH	3.0	1.0	1662	$1,500	$0.90	1d	1	1.08mi
2365 Madison Rd Cincinnati, OH	1.0–3.0	1.0–2.0	1100	$1,600	$1.45	23d	1	1.08mi
2101 Grandin Rd Cincinnati, OH	1.0–2.0	1.0–2.0	1042	$2,099	$2.01	1d	12	1.12mi
2705 Hackberry St Unit 1 Cincinnati, OH	2.0	1.0	1200	$1,395	$1.16	3d	1	1.14mi
1709 Sherman Ave Unit 2 Cincinnati, OH	4.0	2.0	1500	$2,300	$1.53	1d	1	1.15mi
575 Blair Ave Unit 575-3 Cincinnati, OH	3.0	1.0	1200	$1,375	$1.15	14d	1	1.20mi
562 Glenwood Ave Unit 1 Cincinnati, OH	2.0	1.0	1075	$1,160	$1.08	14d	1	1.26mi
566 Glenwood Ave Unit 5 Cincinnati, OH	2.0	1.0	1100	$1,095	$1.00	3d	1	1.26mi
3595 Harvey Ave Cincinnati, OH	3.0	3.0	1200	$2,250	$1.88	1d	1	1.30mi
2533 Woodburn Ave Cincinnati, OH	3.0	1.0–3.0	912	$3,320	$3.64	1d	39	1.33mi
4539 Montgomery Rd Unit 3 Cincinnati, OH	2.0	1.0	1200	$1,375	$1.15	10d	1	1.34mi
4539 Montgomery Rd Unit 3 Cincinnati, OH	2.0	1.0	1200	$1,375	$1.15	23d	1	1.34mi
2584 Madison Rd Unit 1056073P Cincinnati, OH	2.0	1.0	1431	$4,609	$3.22	1d	1	1.35mi

Listing history 17 events

1. 2026-06-18
   days on market $150,000 Active 31 DOM
2. 2026-06-17
   days on market $150,000 Active 30 DOM
3. 2026-06-16
   days on market $150,000 Active 29 DOM
4. 2026-06-15
   days on market $150,000 Active 28 DOM
5. 2026-06-13
   days on market $150,000 Active 26 DOM
6. 2026-06-13
   days on market $150,000 Active 25 DOM
7. 2026-06-09
   days on market $150,000 Active 22 DOM
8. 2026-06-08
   days on market $150,000 Active 21 DOM
9. 2026-06-07
   days on market $150,000 Active 20 DOM
10. 2026-06-03
    days on market $150,000 Active 16 DOM
11. 2026-06-02
    days on market $150,000 Active 15 DOM
12. 2026-06-01
    days on market $150,000 Active 14 DOM
13. 2026-05-31
    days on market $150,000 Active 13 DOM
14. 2026-05-15
    listed $150,000 Active
15. 2004-03-12
    soldstatus $35,000 243-char remark

    Show marketing remark (243 chars)

    Outside Updated, Newer:Door, Replacement Wind, Vinyl Siding, Roof, Chimneys, Glass Block. Inside Has Lrg Rms, Original Kit & Bath, Old Wallpaper, Updated Elec Service, Hot Water Tank, Etc. 2 Blks From XU, Appliances Negotiable. Sold As Is.

16. 2004-02-08
    listed $39,900 243-char remark

    Show marketing remark (243 chars)

    Outside Updated, Newer:Door, Replacement Wind, Vinyl Siding, Roof, Chimneys, Glass Block. Inside Has Lrg Rms, Original Kit & Bath, Old Wallpaper, Updated Elec Service, Hot Water Tank, Etc. 2 Blks From XU, Appliances Negotiable. Sold As Is.

17. 1999-06-09
    soldstatus $48,200

ⓘ 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: $1,917 · $160/mo
• Projected year-2 tax: $2,128 · $177/mo
• Expected delta: +$212/yr (+$18/mo · 11.0%)

ⓘ 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,704
• − Mortgage interest: −$8,402
• − Property taxes: −$1,917
• − Insurance: −$750
• − Repairs & maintenance: −$1,816
• − Management: −$1,816
• − Depreciation: −$4,364
• Taxable income: $3,639
• Est. tax owed @ 24.0%: −$873
• After-tax cash flow: $4,957/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): 6,983
• Household income: $49,801
• Rent vs Own: 45.7% rent · 54.3% own
• Severe rent burden: 422.0

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 0.58)
• Race & ethnicity: Black 51% White 39% Hispanic / Latino 6% Two or more races 4% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Portuguese 1% Serbian 1% Romanian 1%
• Foreign-born: 8% · Canada, China, South Korea
• Languages at home: 88% English-only · Spanish 5% French/Haitian/Cajun 4% Chinese 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: ▼ -144.98%
• Current HPI: 273.9444
• Rent YoY: —
• 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

+211.2% since first listed

4 events — show timeline

• 2026-05-15 Listed $150,000 Cincy MLS
• 2004-03-12 Sold (MLS) $35,000 Cincy MLS
• 2004-02-08 Listed $39,900 Cincy MLS
• 1999-06-09 Sold (Public Records) $48,200 Public Records

Property tax history

+6.0%/yr

Latest (2025): $1,917 · +0.1% YoY. Source: county tax records.