4526 Clearview Ave · Cincinnati, OH 45205

$204,900

5 bd · 2.0 ba · 2,073 sqft · MultiFamily public records · 119 Days on market

Built 1926 6,142 sqft lot Est $207k · at est.

---

Why this score? — see what drove the C+ 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 +26.6/30.0
• DSCR +9.1/10.0
• ARV discount +8.0/15.0
• 1% rule +7.2/10.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• 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 (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Well maintained duplex on a nice quiet street in Price Hill! Features include brick construction, soaring ceilings, original woodwork, multiple outdoor seating areas, ample green space and large concrete driveway. Separate utilities with 2 new furnaces, 1 new a/c and new washer/dryer. Unit #1 (2 bed - 1.5 bath) and Unit #2 (3 bed - 1 full bath). Very centrally located off of Rapid Run Rd for easy access to downtown, hospitals and University of Cincinnati. Great opportunity to add to your portfolio!

Key facts

• 6,142 sq ft lot
• Built 1926
• Listed 118 days

Property features AI

Finance

• Other: Lot size approximately 0.141 acres
• Financial info: Two-unit property with separate rents: one 2-bedroom rented at $730, one 3-bedroom rented at $930
• HOA & community: No HOA information provided

Exterior

• Parking: Off-street parking via driveway
• Security: No security features provided
• Utilities: Public water; Public sewer; Natural gas
• Home design: Duplex; Three or more levels; Second floor area noted
• Construction: Brick construction; Shingle roof; Poured foundation; Two fireplaces
• Exterior features: Patio; Porch; Balcony

Interior

• Kitchen: No specific appliance details provided
• Bedrooms: Unit 1: 2 bedrooms; Unit 2: 3 bedrooms
• Flooring: No flooring details provided
• Bathrooms: Unit 1: 1 full and 1 partial bathroom; Unit 2: 1 full bathroom
• Heating & cooling: Forced air heating (gas); Central air conditioning; Heating paid by tenants; Owner pays water
• Interior features: Full basement; Two fireplaces (currently inoperable)
• Laundry & utility: Separate furnaces for units; Separate air conditioning for units; Separate gas and electric metering

What this means for you Summary

Snapshot

• This is a 2 × 2.0-bed/1.5-bath units multifamily listed at $205k.

Deal economics

• At list price, monthly cash flow is $547 ($7k/yr) — positive. Per door: $273/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $205k).
• Recommended offer: $186k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $2,507/mo this rent would consume 69% of the median local household income ($44k/yr) (locally 980% 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 $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.3% rent growth), your $57k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 23y 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 $148k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $186,459 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% 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 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 9.49%
• Cash-on-cash: 11.43%
• DSCR: 1.51
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $207,300
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1031 Schiff Ave	0.11mi	6/2.0 (+1)	2,142 (+3%)	3mo	$215,000	$100	82
858 Hermosa Ave	0.13mi	5/—	2,034 (-2%)	12mo	$268,000	$132	81
1026 Schiff Ave	0.14mi	5/2.0	2,237 (+8%)	3mo	$180,000	$80	78
822 Schiff Ave	0.23mi	5/—	2,016 (-3%)	10mo	$220,000	$109	77
1054 Rutledge Ave	0.28mi	4/2.0 (-1)	2,104 (+2%)	7mo	$200,000	$95	74
1227 Texas Ave	0.43mi	5/—	2,049 (-1%)	7mo	$162,000	$79	72
4371 St Lawrence Ave	0.11mi	4/— (-1)	2,175 (+5%)	17mo	$170,000	$78	68
1205 Amanda Pl	0.23mi	4/2.0 (-1)	2,237 (+8%)	6mo	$175,000	$78	66
1686 Kellywood Ave	0.71mi	4/2.0 (-1)	2,048 (-1%)	13mo	$262,500	$128	49
5028 Rapid Run Rd	0.71mi	4/2.0 (-1)	2,090 (+1%)	21mo	$142,000	$68	44
4766 Rapid Run Rd	0.25mi	4/2.0 (-1)	1,768 (-15%)	19mo	$192,000	$109	42
1131 Rulison Ave	0.48mi	4/2.0 (-1)	2,321 (+12%)	20mo	$360,000	$155	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: 1.1%
• Equity multiple: 1.04×
• Total profit: $2,413
• Equity at exit: $30,551

10-year hold

• IRR: 11.0%
• Equity multiple: 1.88×
• Total profit: $50,254
• Equity at exit: $17,716

Cash invested: $57,372 (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: 13.6×

Monthly cashflow live

• Estimated rent: $2,507 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$274 /mo · $3,289/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$526
• Net cashflow: $547

Break-even live

Break-even rent $1,815

Max offer price $204,900

Occupancy floor 73%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2.0	1.5	$2,506
Total (2 units)			$2,507

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: $51,225
• Closing costs: $6,147
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
943 Rosemont Ave Cincinnati, OH	5.0	1.5	2132	$1,700	$0.80	16d	1	0.52mi
905 Suire Ave Unit 2 Cincinnati, OH	4.0	1.0	1699	$1,400	$0.82	23d	1	0.61mi
862 Academy Ave Unit 2 Cincinnati, OH	4.0	1.0	1627	$1,450	$0.89	16d	1	0.79mi
1311 Manss Ave Cincinnati, OH	4.0	1.0	1409	$1,295	$0.92	4d	1	0.89mi
1620 Minion Ave Cincinnati, OH	4.0	2.0	1845	$1,550	$0.84	20d	1	0.99mi
928 Fairbanks Ave Cincinnati, OH	5.0	2.0	1530	$2,200	$1.44	43d	1	1.35mi
916 Fairbanks Ave Cincinnati, OH	4.0	1.0	1438	$1,695	$1.18	23d	1	1.35mi
5408 Style Ln Cincinnati, OH	4.0	1.5	1824	$2,625	$1.44	1d	1	1.47mi

Listing history 39 events

1. 2026-06-18
   days on market $204,900 Active 119 DOM
2. 2026-06-17
   days on market $204,900 Active 118 DOM
3. 2026-06-16
   days on market $204,900 Active 117 DOM
4. 2026-06-15
   days on market $204,900 Active 116 DOM
5. 2026-06-13
   days on market $204,900 Active 114 DOM
6. 2026-06-13
   days on market $204,900 Active 113 DOM
7. 2026-06-09
   days on market $204,900 Active 110 DOM
8. 2026-06-08
   days on market $204,900 Active 109 DOM
9. 2026-06-07
   days on market $204,900 Active 108 DOM
10. 2026-06-03
    days on market $204,900 Active 104 DOM
11. 2026-06-02
    days on market $204,900 Active 103 DOM
12. 2026-06-01
    days on market $204,900 Active 102 DOM
13. 2026-05-31
    days on market $204,900 Active 101 DOM
14. 2026-04-24
    price $204,900
15. 2026-04-03
    price $209,900
16. 2026-02-20
    listed $215,000 Active
17. 2025-07-17
    historical 503-char remark

    Show marketing remark (503 chars)

    Well maintained duplex on a nice quiet street in Price Hill! Features include brick construction, soaring ceilings, original woodwork, multiple outdoor seating areas, ample green space and large concrete driveway. Separate utilities with 2 new furnaces, 1 new a/c and new washer/dryer. Unit #1 (2 bed - 1.5 bath) and Unit #2 (3 bed - 1 full bath). Very centrally located off of Rapid Run Rd for easy access to downtown, hospitals and University of Cincinnati. Great opportunity to add to your portfolio!

18. 2025-06-25
    price $215,000 503-char remark

    Show marketing remark (503 chars)

    Well maintained duplex on a nice quiet street in Price Hill! Features include brick construction, soaring ceilings, original woodwork, multiple outdoor seating areas, ample green space and large concrete driveway. Separate utilities with 2 new furnaces, 1 new a/c and new washer/dryer. Unit #1 (2 bed - 1.5 bath) and Unit #2 (3 bed - 1 full bath). Very centrally located off of Rapid Run Rd for easy access to downtown, hospitals and University of Cincinnati. Great opportunity to add to your portfolio!

19. 2025-06-02
    price $221,500 503-char remark

    Show marketing remark (503 chars)

    Well maintained duplex on a nice quiet street in Price Hill! Features include brick construction, soaring ceilings, original woodwork, multiple outdoor seating areas, ample green space and large concrete driveway. Separate utilities with 2 new furnaces, 1 new a/c and new washer/dryer. Unit #1 (2 bed - 1.5 bath) and Unit #2 (3 bed - 1 full bath). Very centrally located off of Rapid Run Rd for easy access to downtown, hospitals and University of Cincinnati. Great opportunity to add to your portfolio!

20. 2025-05-07
    listed $229,000 Active 503-char remark

    Show marketing remark (503 chars)

    Well maintained duplex on a nice quiet street in Price Hill! Features include brick construction, soaring ceilings, original woodwork, multiple outdoor seating areas, ample green space and large concrete driveway. Separate utilities with 2 new furnaces, 1 new a/c and new washer/dryer. Unit #1 (2 bed - 1.5 bath) and Unit #2 (3 bed - 1 full bath). Very centrally located off of Rapid Run Rd for easy access to downtown, hospitals and University of Cincinnati. Great opportunity to add to your portfolio!

21. 2021-12-07
    soldstatus $148,000
22. 2021-12-03
    soldstatus $148,000 Sold 231-char remark

    Show marketing remark (231 chars)

    Attention Investors! Solid, Huge Turn-Key Brick 2-Family on a desirable street. This property features high ceilings, natural woodwork, two front/outdoor sitting areas, separate utilities, a large back yard, driveway and much more.

23. 2021-10-14
    historical Contingency Pending 231-char remark

    Show marketing remark (231 chars)

    Attention Investors! Solid, Huge Turn-Key Brick 2-Family on a desirable street. This property features high ceilings, natural woodwork, two front/outdoor sitting areas, separate utilities, a large back yard, driveway and much more.

24. 2021-09-29
    listed $149,900 Active 231-char remark

    Show marketing remark (231 chars)

    Attention Investors! Solid, Huge Turn-Key Brick 2-Family on a desirable street. This property features high ceilings, natural woodwork, two front/outdoor sitting areas, separate utilities, a large back yard, driveway and much more.

25. 2018-10-02
    soldstatus $63,000
26. 2018-09-27
    soldstatus $63,000 Sold
27. 2018-06-12
    historical Accept Backup Offers
28. 2018-06-12
    listed $80,000 Active
29. 2014-04-14
    soldstatus $49,300
30. 2014-03-28
    soldstatus $49,300
31. 2014-02-19
    listed $49,300
32. 2012-10-19
    soldstatus $26,000
33. 2012-09-04
    listed $29,000
34. 2012-08-27
    soldstatus $50,000
35. 2011-10-11
    historical
36. 2010-10-11
    listed $80,000
37. 2003-12-22
    soldstatus $110,000
38. 2003-11-21
    soldstatus $110,000
39. 2003-07-21
    listed $107,000

ⓘ 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: $3,289 · $274/mo
• Projected year-2 tax: $3,289 · $274/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 ≥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: $30,084
• − Mortgage interest: −$11,478
• − Property taxes: −$3,289
• − Insurance: −$1,024
• − Repairs & maintenance: −$2,407
• − Management: −$2,407
• − Depreciation: −$5,961
• Taxable income: $3,518
• Est. tax owed @ 24.0%: −$844
• After-tax cash flow: $5,714/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

+91.5% since first listed

26 events — show timeline

• 2026-04-24 Price Changed $204,900 Cincy MLS
• 2026-04-03 Price Changed $209,900 Cincy MLS
• 2026-02-20 Listed $215,000 Cincy MLS
• 2025-07-17 Listing Removed — Cincy MLS
• 2025-06-25 Price Changed $215,000 Cincy MLS
• 2025-06-02 Price Changed $221,500 Cincy MLS
• 2025-05-07 Listed $229,000 Cincy MLS
• 2021-12-07 Sold (Public Records) $148,000 Public Records
• 2021-12-03 Sold (MLS) $148,000 Cincy MLS
• 2021-10-14 Contingent — Cincy MLS
• 2021-09-29 Listed $149,900 Cincy MLS
• 2018-10-02 Sold (Public Records) $63,000 Public Records
• 2018-09-27 Sold (MLS) $63,000 Cincy MLS
• 2018-06-12 Contingent — Cincy MLS
• 2018-06-12 Listed $80,000 Cincy MLS
• 2014-04-14 Sold (Public Records) $49,300 Public Records
• 2014-03-28 Sold (MLS) $49,300 Cincy MLS
• 2014-02-19 Listed $49,300 Cincy MLS
• 2012-10-19 Sold (MLS) $26,000 Cincy MLS
• 2012-09-04 Listed $29,000 Cincy MLS
• 2012-08-27 Sold (Public Records) $50,000 Public Records
• 2011-10-11 Listing Removed — Cincy MLS
• 2010-10-11 Listed $80,000 Cincy MLS
• 2003-12-22 Sold (Public Records) $110,000 Public Records
• 2003-11-21 Sold (MLS) $110,000 Cincy MLS
• 2003-07-21 Listed $107,000 Cincy MLS

Property tax history

+10.1%/yr

Latest (2025): $3,289 · +0.1% YoY. Source: county tax records.