2537 Vera Ave · Golf Manor, OH 45237

$352,000

None bd · None ba · — sqft · MultiFamily · 239 Days on market

Built 1958 4,922 sqft lot

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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 +26.9/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• 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

Investment Opportunity - Beautifully Renovated Fourplex in Golf Manor! To be sold together with the 3 adjacent fourplex buildings (attached pictures come from all four buildings). Take advantage of this opportunity to acquire four fourplexes (16 total units). Each of the four buildings include four beautifully renovated and spacious studio apartments (~600 sq ft per unit), and all four buildings share a private, on-site parking lot, streamlining access and enhancing tenant convenience. 14 of the 16 units have been fully renovated, featuring modern finishes, updated kitchens and baths, new flooring, fixtures, and fresh paint minimizing near-term capital expenditure. The remaining 2 units are

Key facts

• Updated baths
• Renovated fourplex
• New flooring

Tags

• RENOVATED FOURPLEX
• PRIVATE ON-SITE PARKING LOT
• MODERN FINISHES
• UPDATED KITCHENS
• UPDATED BATHS
• NEW FLOORING

Property features AI

Exterior

• Parking: Private lot parking
• Utilities: Public water; Public sewer; Natural gas
• Home design: Quad (four-unit) property; Two levels
• Construction: Poured foundation
• Exterior features: Brick exterior; Shingle roof; Other-style windows; Property sits on approximately 0.113 acres

Interior

• Heating & cooling: Baseboard heating; Electric heating; Heat pump; Wall unit cooling
• Interior features: Full basement; Four total units (multi-family)

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/1.0-bath units multifamily listed at $352k.

Deal economics

• At list price, monthly cash flow is $974 ($12k/yr) — positive. Per door: $243/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $352k).
• Recommended offer: $310k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 80/100 on livability (#108 in OH, #1,631 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $4,320/mo this rent would consume 115% 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 $2k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $99k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 239 days — a 12% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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 $300k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $309,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 239 days. Have you received any prior offers? Is the seller open to a 12% 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 1958 — 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. 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: 1.23% ✓
• Cap rate: 9.61%
• Cash-on-cash: 11.86%
• DSCR: 1.53
• GRM: 6.8

CMA / ARV

No comps found within radius.

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2344 Losantiville Ave	0.34mi	6/4.0	—	2mo	$325,000	—	70
2365 Vera Ave	0.29mi	4/2.0	2,114	6mo	$327,000	$155	68
2412 Vera Ave	0.22mi	4/2.0	2,261	10mo	$300,000	$133	68
6317 Girard Ave	0.37mi	4/4.0	—	7mo	$460,000	—	64
6305 Englewood Ave	0.33mi	14/6.0	—	11mo	$430,000	—	63
6205 Lisbon Ave	0.51mi	4/2.0	2,314	6mo	$360,000	$156	58
6227 Stover Ave	0.68mi	6/—	—	8mo	$310,000	—	50
6118 Stover Ave	0.71mi	14/6.0	—	16mo	$413,000	—	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 · 6.62% rent growth · sell at horizon

5-year hold

• IRR: 5.4%
• Equity multiple: 1.22×
• Total profit: $21,352
• Equity at exit: $52,484

10-year hold

• IRR: 17.9%
• Equity multiple: 2.73×
• Total profit: $170,822
• Equity at exit: $30,435

Cash invested: $98,560 (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: 27.2×

Monthly cashflow live

• Estimated rent: $4,320 high
• Mortgage (P&I): −$1,846
• Tax from tax record: −$446 /mo · $5,358/yr
• Insurance: −$147
• HOA: −$0
• Vacancy / Maint / Mgmt: −$907
• Net cashflow: $974

Break-even live

Break-even rent $3,087

Max offer price $352,000

Occupancy floor 72%

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$4,320
Total (4 units)			$4,320

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: $88,000
• Closing costs: $10,560
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2769 Losantiville Ave Apt 2 Cincinnati, OH	1.0	1.0	650	$1,150	$1.77	17d	1	0.37mi
2769 Losantiville Ave Apt 2 Cincinnati, OH	1.0	1.0	750	$1,150	$1.53	10d	1	0.37mi
6313 Girard Ave Unit 1 Cincinnati, OH	1.0	1.0	770	$945	$1.23	21d	1	0.37mi
6313 Girard Ave Unit 2 Cincinnati, OH	1.0	1.0	770	$895	$1.16	23d	1	0.37mi
2858 Losantiville Ave Cincinnati, OH	2.0	2.5	1800	$1,950	$1.08	23d	1	0.45mi
2929 Cortelyou Pl Cincinnati, OH	2.0	1.0	1198	$1,425	$1.19	23d	1	0.57mi
6202 Cortelyou Ave Unit 1 Cincinnati, OH	2.0	1.0	—	$1,200	—	23d	1	0.72mi
6119 Stover Ave Unit 6119 2 Cincinnati, OH	2.0	1.0	1000	$1,250	$1.25	23d	1	0.74mi
1969 Section Rd Cincinnati, OH	1.0	1.0	660	$900	$1.36	23d	1	0.79mi
7080 Eastlawn Dr Unit 7080 2 Cincinnati, OH	1.0	1.0	700	$850	$1.21	3d	1	0.84mi
7159 Eastlawn Dr Apt 5 Cincinnati, OH	1.0	1.0	750	$900	$1.20	23d	1	0.85mi
1869 Losantiville Ave Cincinnati, OH	1.0	1.0	650	$850	$1.31	23d	1	0.86mi
7147 Eastlawn Dr Apt 4 Cincinnati, OH	3.0	1.0	1100	$1,600	$1.45	3d	1	0.86mi
6020 Montgomery Rd Cincinnati, OH	2.0	1.0–2.0	893	$3,199	$3.58	1d	25	0.88mi
5739 Montgomery Rd Unit 3 Cincinnati, OH	2.0	1.0	850	$1,020	$1.20	23d	1	0.89mi
6140 Ridge Ave Apt 3 Cincinnati, OH	1.0	1.0	700	$1,175	$1.68	23d	1	0.91mi
5701 Montgomery Rd Cincinnati, OH	2.0	1.5	—	$1,595	—	23d	1	0.92mi
6087 Montgomery Rd Unit 3 Cincinnati, OH	1.0	1.0	850	$1,300	$1.53	4d	1	0.93mi
3163 Woodford Rd Cincinnati, OH	1.0–2.0	1.0–1.5	862	$1,399	$1.62	1d	14	0.96mi
2928 Colonial Ridge Ct Cincinnati, OH	1.0–2.0	1.0	812	$1,520	$1.87	4d	8	0.98mi
5563 Bosworth Pl Unit 2 Cincinnati, OH	1.0	1.0	—	$925	—	23d	1	1.00mi
1811 Losantiville Ave Cincinnati, OH	1.0	1.0	—	$780	—	23d	1	1.00mi
7352 Reading Rd Unit 7352-3 Cincinnati, OH	1.0	1.0	800	$995	$1.24	14d	1	1.02mi
1992 E Seymour Ave Cincinnati, OH	2.0	1.0	767	$1,325	$1.73	4d	7	1.02mi
7209 Brookcrest Dr Unit 2 Cincinnati, OH	2.0	1.0	1100	$1,395	$1.27	17d	1	1.03mi
7209 Brookcrest Dr Unit 1 Cincinnati, OH	2.0	1.0	1100	$1,395	$1.27	4d	1	1.03mi
2529 Lysle Ln #2 Cincinnati, OH	1.0	1.0	720	$1,155	$1.60	43d	1	1.05mi
5529 Bosworth Pl Unit 2 Cincinnati, OH	1.0	1.0	700	$925	$1.32	4d	1	1.06mi
6300 Montgomery Rd Cincinnati, OH	1.0–2.0	1.0–1.5	800	$1,335	$1.67	1d	3	1.09mi
1635 Section Rd Unit 3 Cincinnati, OH	2.0	1.0	1500	$995	$0.66	23d	1	1.10mi
5828 Ridge Ave Unit 5 Cincinnati, OH	1.0	1.0	650	$1,100	$1.69	23d	1	1.11mi
6330 Montgomery Rd Unit 6330 9 Cincinnati, OH	3.0	1.5	—	$1,595	—	23d	1	1.12mi
5824 Ridge Ave Unit 6 Cincinnati, OH	1.0	1.0	600	$895	$1.49	23d	1	1.12mi
6330 Montgomery Rd Unit 6330 7 Cincinnati, OH	1.0	1.0	—	$850	—	23d	1	1.13mi
6142 Dryden Ave Unit 4 Cincinnati, OH	2.0	1.0	950	$1,250	$1.32	23d	1	1.15mi
6419 Montgomery Rd Apt 1B Cincinnati, OH	1.0	1.0	750	$1,100	$1.47	23d	1	1.18mi
7740 Stillwell Rd Unit 1 Cincinnati, OH	1.0	1.0	1000	$975	$0.97	4d	1	1.18mi
7740 Stillwell Rd Cincinnati, OH	1.0	1.0	1000	$975	$0.97	23d	1	1.18mi
6402 Montgomery Rd Apt 5 Cincinnati, OH	1.0	1.0	800	$1,199	$1.50	4d	1	1.19mi
1627 Summit Rd Unit 4 Cincinnati, OH	1.0	1.0	750	$800	$1.07	23d	1	1.20mi

Listing history 29 events

1. 2026-06-18
   days on market $352,000 Active 239 DOM
2. 2026-06-17
   days on market $352,000 Active 238 DOM
3. 2026-06-16
   days on market $352,000 Active 237 DOM
4. 2026-06-15
   statusdays on market $352,000 Active 236 DOM
5. 2026-06-13
   days on market $352,000 Contingency Pending 234 DOM
6. 2026-06-13
   days on market $352,000 Contingency Pending 233 DOM
7. 2026-06-09
   days on market $352,000 Contingency Pending 230 DOM
8. 2026-06-08
   days on market $352,000 Contingency Pending 229 DOM
9. 2026-06-07
   days on market $352,000 Contingency Pending 228 DOM
10. 2026-06-03
    days on market $352,000 Contingency Pending 224 DOM
11. 2026-06-02
    days on market $352,000 Contingency Pending 223 DOM
12. 2026-06-01
    days on market $352,000 Contingency Pending 222 DOM
13. 2026-05-31
    days on market $352,000 Contingency Pending 221 DOM
14. 2026-03-16
    historical Contingency Pending
15. 2025-12-15
    status Active
16. 2025-11-17
    historical Contingency Pending
17. 2025-10-21
    listed $352,000 Active
18. 2014-05-21
    soldstatus $300,000
19. 2010-07-23
    soldstatus $45,000
20. 2009-06-26
    historical
21. 2009-03-01
    listed $79,900
22. 2009-02-12
    historical
23. 2008-08-08
    listed $90,900
24. 2007-12-03
    soldstatus $107,100
25. 2007-08-28
    soldstatus $77,400
26. 2006-02-02
    historical
27. 2005-09-26
    listed $117,900
28. 2004-11-04
    soldstatus $103,000
29. 2004-02-11
    soldstatus $93,000

ⓘ 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: $5,358 · $446/mo
• Projected year-2 tax: $5,425 · $452/mo
• Expected delta: +$67/yr (+$6/mo · 1.2%)

ⓘ 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 5/10 Major 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $51,840
• − Mortgage interest: −$19,717
• − Property taxes: −$5,358
• − Insurance: −$1,760
• − Repairs & maintenance: −$4,147
• − Management: −$4,147
• − Depreciation: −$10,240
• Taxable income: $6,470
• Est. tax owed @ 24.0%: −$1,553
• After-tax cash flow: $10,132/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 — Golf Manor

• Score: 80/100
• State rank: #108
• US rank: #1631

Category grades

Amenities F Commute A+ Cost of living A+ Crime A Employment C+ Housing A+ Health & safety C User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Golf Manor, OH
• County: Hamilton County · 701,295 people
• 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

+278.5% since first listed

16 events — show timeline

• 2026-03-16 Contingent — Cincy MLS
• 2025-12-15 Relisted — Cincy MLS
• 2025-11-17 Contingent — Cincy MLS
• 2025-10-21 Listed $352,000 Cincy MLS
• 2014-05-21 Sold (Public Records) $300,000 Public Records
• 2010-07-23 Sold (Public Records) $45,000 Public Records
• 2009-06-26 Listing Removed — Cincy MLS
• 2009-03-01 Listed $79,900 Cincy MLS
• 2009-02-12 Listing Removed — Cincy MLS
• 2008-08-08 Listed $90,900 Cincy MLS
• 2007-12-03 Sold (Public Records) $107,100 Public Records
• 2007-08-28 Sold (Public Records) $77,400 Public Records
• 2006-02-02 Listing Removed — Cincy MLS
• 2005-09-26 Listed $117,900 Cincy MLS
• 2004-11-04 Sold (Public Records) $103,000 Public Records
• 2004-02-11 Sold (Public Records) $93,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $5,358 · +0.6% YoY. Source: county tax records.