14 Seventy Third St W · Cincinnati, OH 45216

$157,000

3 bd · 1.0 ba · 1,612 sqft · SingleFamily public records · 84 Days on market

Built 1915 Est $177k · 11% under

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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 +21.3/30.0
• ARV discount +12.7/15.0
• DSCR +6.8/10.0
• 1% rule +5.1/10.0
• 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

Nice two story with covered front porch privacy fenced back yard w/ off street pkg. Large Living room with WBFP plenty of space. Walk to school church, busline. Minute to I-75. Freshly painted thru-out, and new kitchen floor.

Key facts

• Newer furnace
• Glass block windows
• Newer water heater

Tags

• NEW ROOF
• NEWER WATER HEATER
• NEWER FURNACE
• UPDATED KITCHEN
• GLASS BLOCK WINDOWS

Property features AI

Finance

• HOA & community: No HOA; Gated community lifestyle

Exterior

• Parking: On-street parking
• Utilities: Water at street; Sewer at street; Gas at street; Electric water heater
• Home design: Cape Cod style; Single-family home; One-and-one-half stories
• Construction: Poured foundation
• Exterior features: Shingle/composition roof; Aluminum windows; Aluminum siding; Property under 0.5 acre; Residential zoning

Interior

• Kitchen: Eat-in kitchen with laminate flooring; Dishwasher; Microwave
• Bedrooms: 3 bedrooms total; Primary bedroom on main (level 1); Two additional bedrooms on upper level
• Flooring: Laminate flooring in kitchen, dining room, living room, family room and foyer; Wall-to-wall carpet in study; Vinyl and concrete flooring in basement
• Bathrooms: One full bathroom; Primary bathroom includes sauna, shower, tub and other features
• Heating & cooling: Electric forced-air heating; Ceiling fans; Window AC units
• Interior features: Open foyer with laminate flooring; Fireplace in family room; 8 total rooms; Partially finished basement with concrete and vinyl flooring, walkout, some carpeted areas, glass block windows
• Laundry & utility: Basement utilities present

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $157k.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $157k).
• Recommended offer: $148k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: 19 active listings in the ZIP; 14 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).
• This rent runs 43% of the median local income ($44k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y 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 $78k; list at $157k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,580 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 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 1915 — 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: 1.01% ✓
• Cap rate: 8.05%
• Cash-on-cash: 6.27%
• DSCR: 1.28
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $177,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 W Seventy Second St	0.28mi	3/1.5	1,541 (-4%)	2mo	$200,000	$130	76
133 W Seventy Third St	0.12mi	3/2.0	1,536 (-5%)	9mo	$160,000	$104	75
3 W Seventy Third St	0.03mi	4/3.0 (+1)	1,730 (+7%)	1mo	$178,000	$103	72
1361 Woodland Ave	0.63mi	4/1.0 (+1)	1,620 (+0%)	2mo	$105,000	$65	63
38 Escalon St	0.25mi	3/1.0	1,391 (-14%)	6mo	$108,000	$78	60
6617 Fairpark Ave	0.55mi	3/2.0	1,680 (+4%)	4mo	$235,000	$140	60
1418 Lakeland Ave	0.70mi	3/1.5	1,584 (-2%)	4mo	$175,000	$110	59
117 Nansen St	0.15mi	2/1.0 (-1)	1,380 (-14%)	6mo	$172,000	$125	59
1422 Beaverton Ave	0.71mi	3/1.0	1,658 (+3%)	5mo	$220,900	$133	58
203 W Sixty Ninth St	0.39mi	3/2.0	1,451 (-10%)	10mo	$115,000	$79	53
6310 Vine St	0.73mi	2/2.0 (-1)	1,509 (-6%)	1mo	$105,000	$70	45
1427 Beaverton Ave	0.72mi	3/1.0	1,790 (+11%)	10mo	$245,000	$137	40

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: -6.7%
• Equity multiple: 0.75×
• Total profit: $-10,829
• Equity at exit: $23,409

10-year hold

• IRR: 3.0%
• Equity multiple: 1.21×
• Total profit: $9,341
• Equity at exit: $13,574

Cash invested: $43,960 (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 45216

• Home prices YoY: -19.1%
• Active inventory: 19
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,582 high
• Mortgage (P&I): −$823
• Tax from tax record: −$132 /mo · $1,581/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $230

Break-even live

Break-even rent $1,292

Max offer price $157,000

Occupancy floor 80%

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: $39,250
• Closing costs: $4,710
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6655 Vine St Cincinnati, OH	4.0	1.5	1550	$1,800	$1.16	23d	1	0.45mi
113 W 66th St Cincinnati, OH	3.0	2.0	1166	$1,800	$1.54	4d	1	0.60mi
5912 Elmwood Ave Cincinnati, OH	3.0	1.0	1323	$1,450	$1.10	4d	1	0.99mi
1635 Section Rd Unit 3 Cincinnati, OH	2.0	1.0	1500	$995	$0.66	23d	1	1.04mi
7209 Brookcrest Dr Unit 1 Cincinnati, OH	2.0	1.0	1100	$1,395	$1.27	4d	1	1.06mi
7209 Brookcrest Dr Unit 2 Cincinnati, OH	2.0	1.0	1100	$1,395	$1.27	17d	1	1.06mi
7734 Greenland Pl Unit 3 Cincinnati, OH	2.0	1.5	1200	$1,200	$1.00	23d	1	1.13mi
7734 Greenland Pl Unit 4 Cincinnati, OH	2.0	2.0	1200	$1,150	$0.96	23d	1	1.13mi
7746 Greenland Pl Apt 2 Cincinnati, OH	2.0	1.5	1200	$1,200	$1.00	23d	1	1.15mi
1617 Pelham Pl Unit 1 Cincinnati, OH	2.0	1.0	1100	$1,450	$1.32	23d	1	1.19mi
7147 Eastlawn Dr Apt 4 Cincinnati, OH	3.0	1.0	1100	$1,600	$1.45	3d	1	1.25mi
7844 Glenorchard Dr Cincinnati, OH	4.0	2.0	1400	$1,800	$1.29	14d	1	1.28mi
1992 E Seymour Ave Cincinnati, OH	2.0	1.0	767	$1,325	$1.73	4d	7	1.33mi
8346 Anthony Wayne Ave Cincinnati, OH	3.0	2.0	1716	$1,750	$1.02	23d	1	1.45mi

Listing history 27 events

1. 2026-06-18
   days on market $157,000 Active 84 DOM
2. 2026-06-17
   days on market $157,000 Active 83 DOM
3. 2026-06-16
   days on market $157,000 Active 82 DOM
4. 2026-06-15
   days on market $157,000 Active 81 DOM
5. 2026-06-13
   days on market $157,000 Active 79 DOM
6. 2026-06-13
   days on market $157,000 Active 78 DOM
7. 2026-06-09
   days on market $157,000 Active 75 DOM
8. 2026-06-08
   days on market $157,000 Active 74 DOM
9. 2026-06-07
   days on market $157,000 Active 73 DOM
10. 2026-06-03
    days on market $157,000 Active 69 DOM
11. 2026-06-02
    days on market $157,000 Active 68 DOM
12. 2026-06-01
    days on market $157,000 Active 67 DOM
13. 2026-05-31
    days on market $157,000 Active 66 DOM
14. 2026-05-21
    price $157,000
15. 2026-04-04
    price $164,999
16. 2026-03-26
    listed $165,000 Active
17. 2005-06-29
    soldstatus $77,500
18. 2005-06-20
    soldstatus $77,500 226-char remark

    Show marketing remark (226 chars)

    Nice two story with covered front porch privacy fenced back yard w/ off street pkg. Large Living room with WBFP plenty of space. Walk to school church, busline. Minute to I-75. Freshly painted thru-out, and new kitchen floor.

19. 2005-05-04
    listed $79,900 226-char remark

    Show marketing remark (226 chars)

    Nice two story with covered front porch privacy fenced back yard w/ off street pkg. Large Living room with WBFP plenty of space. Walk to school church, busline. Minute to I-75. Freshly painted thru-out, and new kitchen floor.

20. 2005-04-03
    historical
21. 2004-10-12
    listed $79,900
22. 2003-06-20
    soldstatus $69,000
23. 2003-06-20
    soldstatus $69,000
24. 2002-12-05
    soldstatus $69,900
25. 2002-09-23
    listed $69,900
26. 1994-12-22
    soldstatus $35,000
27. 1994-08-29
    soldstatus $30,000

ⓘ 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: $1,581 · $132/mo
• Projected year-2 tax: $2,015 · $168/mo
• Expected delta: +$434/yr (+$36/mo · 27.5%)

ⓘ 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 · 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: $18,990
• − Mortgage interest: −$8,794
• − Property taxes: −$1,581
• − Insurance: −$785
• − Repairs & maintenance: −$1,519
• − Management: −$1,519
• − Depreciation: −$4,567
• Taxable income: $224
• Est. tax owed @ 24.0%: −$54
• After-tax cash flow: $2,702/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): 9,569
• Household income: $44,099
• Rent vs Own: 48.9% rent · 51.1% own
• Severe rent burden: 407.0

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 0.63)
• Race & ethnicity: White 56% Black 20% Hispanic / Latino 15% Two or more races 10%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 2% Serbian 2% Iranian 1%
• Foreign-born: 12% · Canada, Guatemala
• Languages at home: 88% English-only · Spanish 11%

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: ▼ -58.73%
• Current HPI: 248.8995
• 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

+423.3% since first listed

14 events — show timeline

• 2026-05-21 Price Changed $157,000 Cincy MLS
• 2026-04-04 Price Changed $164,999 Cincy MLS
• 2026-03-26 Listed $165,000 Cincy MLS
• 2005-06-29 Sold (Public Records) $77,500 Public Records
• 2005-06-20 Sold (MLS) $77,500 Cincy MLS
• 2005-05-04 Listed $79,900 Cincy MLS
• 2005-04-03 Listing Removed — Cincy MLS
• 2004-10-12 Listed $79,900 Cincy MLS
• 2003-06-20 Sold (Public Records) $69,000 Public Records
• 2003-06-20 Sold (Public Records) $69,000 Public Records
• 2002-12-05 Sold (MLS) $69,900 Cincy MLS
• 2002-09-23 Listed $69,900 Cincy MLS
• 1994-12-22 Sold (Public Records) $35,000 Public Records
• 1994-08-29 Sold (Public Records) $30,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,581 · +3.0% YoY. Source: county tax records.