550 York St · Cincinnati, OH 45214

$179,500

2 bd · 2.0 ba · 1,284 sqft · MultiFamily public records · 48 Days on market

Built 1884 Est $217k · 17% 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 +27.4/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +9.6/10.0
• 1% rule +7.3/10.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Historic brick 2-family duplex located in Cincinnati's urban core. Built in 1884, this property features classic masonry construction, high ceilings, and a traditional multi-unit layout. Each unit offers a 1-bedroom configuration with kitchen, bath, and living space. The property retains original architectural character with opportunity for updates and improvements. Conveniently situated near downtown with access to major roadways, employment centers, and local amenities. This property presents a flexible opportunity for a variety of uses and improvements. Sold as-is.

Key facts

• Multi-unit layout
• Local amenities
• Built 1884

Tags

• HISTORIC BRICK DUPLEX
• CLASSIC MASONRY CONSTRUCTION
• MULTI-UNIT LAYOUT
• ACCESS TO MAJOR ROADWAYS
• LOCAL AMENITIES

Property features AI

Finance

• Financial info: Zoned for multi-family

Exterior

• Parking: On-street parking
• Utilities: Water at street; Gas at street; Public sewer
• Home design: Duplex; Two stories
• Construction: Brick construction; Stone foundation
• Exterior features: Wood fence; Privacy fence; Shingle roof; Vinyl windows

Interior

• Bedrooms: Two-unit property with one 2-bedroom unit
• Heating & cooling: Forced air heating (gas); Central air conditioning
• Interior features: Full basement; No fireplace

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1-bath units multifamily listed at $180k.

Deal economics

• At list price, monthly cash flow is $524 ($6k/yr) — positive. Per door: $262/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $174k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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 fast (+8.1%/yr); 67 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $2,206/mo this rent would consume 95% of the median local household income ($28k/yr) (locally 857% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 8.0% rent growth), your $50k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y 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.

Risks & watch-outs

• Watch-outs: built in 1884 — 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 $174,115 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% 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 1884 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 9.80%
• Cash-on-cash: 12.52%
• DSCR: 1.56
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $216,996
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2175 Sohn St	0.37mi	3/2.0 (+1)	1,373 (+7%)	7mo	$192,500	$140	60
2156 W Clifton Ave	0.51mi	2/2.0	1,360 (+6%)	18mo	$230,000	$169	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 35.8%
• Equity multiple: 3.84×
• Total profit: $142,840
• Equity at exit: $161,708

10-year hold

• IRR: 32.7%
• Equity multiple: 9.42×
• Total profit: $423,295
• Equity at exit: $348,729

Cash invested: $50,260 (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 45214

• Home prices YoY: 3.6%
• Rents YoY: 8.1%
• Active inventory: 67
• Price-to-rent: 13.6×

Monthly cashflow live

• Estimated rent: $2,206 high
• Mortgage (P&I): −$941
• Tax from tax record: −$202 /mo · $2,426/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $524

Break-even live

Break-even rent $1,542

Max offer price $179,500

Occupancy floor 71%

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$2,206
Total (2 units)			$2,206

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: $44,875
• Closing costs: $5,385
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
474 Dayton St Apt A Cincinnati, OH	1.0	1.5	1500	$1,300	$0.87	23d	1	0.10mi
414 Dayton St Cincinnati, OH	3.0	2.5	1176	$2,400	$2.04	23d	1	0.12mi
812 Dayton St Unit 1056021P Cincinnati, OH	3.0	1.0	1453	$2,995	$2.06	1d	1	0.12mi
207 W McMicken Ave Unit 3 Cincinnati, OH	2.0	1.0	990	$1,400	$1.41	23d	1	0.29mi
445 W McMicken Ave Cincinnati, OH	3.0	1.0	1090	$1,350	$1.24	23d	1	0.32mi
1007 Dayton St Unit 6 Cincinnati, OH	1.0	1.0	1035	$1,150	$1.11	23d	1	0.32mi
1925 Colerain Ave Unit 1056034P Cincinnati, OH	2.0	1.0	1453	$2,790	$1.92	12d	1	0.39mi
111 W Elder St Unit 1056044P Cincinnati, OH	1.0–4.0	1.0–4.0	1835	$3,983	$2.17	10d	2	0.41mi
107 E Clifton Ave Unit 1234537P Cincinnati, OH	2.0–3.0	1.0–2.0	2260	$3,754	$1.66	14d	2	0.43mi
1617 Elm St Cincinnati, OH	3.0	1.0–2.0	1028	$3,673	$3.57	1d	44	0.43mi
231 Emming St Unit 2 Cincinnati, OH	3.0	1.0	1200	$1,800	$1.50	23d	1	0.45mi
1826 Republic St Unit 1056093P Cincinnati, OH	2.0	1.0	1614	$2,812	$1.74	14d	1	0.46mi
1606 Pleasant St Unit 1056043P Cincinnati, OH	1.0	1.0	1076	$2,493	$2.32	1d	1	0.48mi
55 E Clifton Ave Unit B Cincinnati, OH	2.0	2.0	1395	$2,500	$1.79	23d	1	0.54mi
1508 Pleasant St Unit 1495913P Cincinnati, OH	1.0–3.0	1.0–2.0	1431	$5,854	$4.09	1d	2	0.56mi
1507 Race St Unit 1056026P Cincinnati, OH	2.0	1.0	1453	$3,630	$2.50	14d	1	0.59mi
1510 Race St Unit 1056158P Cincinnati, OH	2.0	1.0	1076	$4,248	$3.95	23d	1	0.59mi
1423 Pleasant St Unit 1056037P Cincinnati, OH	2.0	1.0	1560	$3,411	$2.19	1d	1	0.60mi
105 Peete St Cincinnati, OH	2.0	1.0	983	$1,325	$1.35	3d	1	0.60mi
2215 Ohio Ave Unit 2217-01 Cincinnati, OH	1.0	1.0	1013	$1,095	$1.08	23d	1	0.62mi
432 Hopkins St Cincinnati, OH	1.0	1.0	1200	$1,500	$1.25	17d	1	0.62mi
432 Hopkins St Unit STREET-8 Cincinnati, OH	1.0	1.0	1300	$1,500	$1.15	23d	1	0.62mi
2333 W Clifton Ave Cincinnati, OH	2.0	1.0	1000	$1,200	$1.20	23d	1	0.63mi
2341 W McMicken Ave Apt 2 Cincinnati, OH	1.0	1.0	1051	$1,200	$1.14	4d	1	0.63mi
2341 W McMicken Ave Unit 1 Cincinnati, OH	1.0	1.0	1291	$1,300	$1.01	4d	1	0.63mi
1 Foxhall Ct Unit 1 Cincinnati, OH	2.0	2.5	1500	$2,200	$1.47	23d	1	0.68mi
421 Southview Ave Unit 2 Cincinnati, OH	3.0	1.0	1350	$1,800	$1.33	23d	1	0.69mi
1407 Vine St Unit 1056101P Cincinnati, OH	2.0	1.0	1076	$3,361	$3.12	1d	1	0.70mi
118 E Liberty St Apt B Cincinnati, OH	2.0	1.0	1100	$1,525	$1.39	4d	1	0.73mi
118 E Liberty St Apt D Cincinnati, OH	2.0	1.5	1100	$1,525	$1.39	4d	1	0.73mi
118 E Liberty St Apt C Cincinnati, OH	1.0	1.5	1000	$1,425	$1.43	4d	1	0.73mi
265 W McMillan St Unit 1 Cincinnati, OH	2.0	1.0	950	$1,350	$1.42	20d	1	0.77mi
1435 Main St Unit 4 Cincinnati, OH	1.0	1.0	1075	$1,380	$1.28	23d	1	0.79mi
1777 Sycamore St Unit 5 Cincinnati, OH	2.0	1.0	964	$1,530	$1.59	23d	1	0.81mi
28 E 13th St Cincinnati, OH	1.0	1.0	900	$1,830	$2.03	2d	2	0.81mi
28 E 13th St #1 Cincinnati, OH	1.0	1.0	975	$1,636	$1.68	21d	1	0.81mi
131 E 14th St Apt 303 Cincinnati, OH	2.0	1.0	1200	$1,300	$1.08	17d	1	0.82mi
20 W 12th St Unit 403A Cincinnati, OH	2.0	1.5	1100	$1,900	$1.73	21d	1	0.82mi
100 E 13th St Unit 1056089P Cincinnati, OH	1.0	1.0	1184	$5,172	$4.37	3d	1	0.84mi
2521 Ravine St Cincinnati, OH	3.0	3.5	1528	$2,995	$1.96	23d	1	0.85mi

Listing history 25 events

1. 2026-06-18
   days on market $179,500 Active 48 DOM
2. 2026-06-17
   days on market $179,500 Active 47 DOM
3. 2026-06-16
   days on market $179,500 Active 46 DOM
4. 2026-06-15
   days on market $179,500 Active 45 DOM
5. 2026-06-13
   days on market $179,500 Active 43 DOM
6. 2026-06-13
   days on market $179,500 Active 42 DOM
7. 2026-06-09
   days on market $179,500 Active 39 DOM
8. 2026-06-08
   days on market $179,500 Active 38 DOM
9. 2026-06-07
   days on market $179,500 Active 37 DOM
10. 2026-06-03
    days on market $179,500 Active 33 DOM
11. 2026-06-02
    days on market $179,500 Active 32 DOM
12. 2026-06-01
    days on market $179,500 Active 31 DOM
13. 2026-05-31
    days on market $179,500 Active 30 DOM
14. 2026-05-01
    historical 574-char remark

    Show marketing remark (574 chars)

    Historic brick 2-family duplex located in Cincinnati's urban core. Built in 1884, this property features classic masonry construction, high ceilings, and a traditional multi-unit layout. Each unit offers a 1-bedroom configuration with kitchen, bath, and living space. The property retains original architectural character with opportunity for updates and improvements. Conveniently situated near downtown with access to major roadways, employment centers, and local amenities. This property presents a flexible opportunity for a variety of uses and improvements. Sold as-is.

15. 2026-05-01
    listed $179,500 Active

    Show marketing remark (574 chars)

    Historic brick 2-family duplex located in Cincinnati's urban core. Built in 1884, this property features classic masonry construction, high ceilings, and a traditional multi-unit layout. Each unit offers a 1-bedroom configuration with kitchen, bath, and living space. The property retains original architectural character with opportunity for updates and improvements. Conveniently situated near downtown with access to major roadways, employment centers, and local amenities. This property presents a flexible opportunity for a variety of uses and improvements. Sold as-is.

16. 2026-04-30
    listed $179,500 Active 574-char remark

    Show marketing remark (574 chars)

    Historic brick 2-family duplex located in Cincinnati's urban core. Built in 1884, this property features classic masonry construction, high ceilings, and a traditional multi-unit layout. Each unit offers a 1-bedroom configuration with kitchen, bath, and living space. The property retains original architectural character with opportunity for updates and improvements. Conveniently situated near downtown with access to major roadways, employment centers, and local amenities. This property presents a flexible opportunity for a variety of uses and improvements. Sold as-is.

17. 2022-11-08
    historical
18. 2022-09-06
    price $125,000
19. 2022-08-24
    status Active
20. 2022-08-01
    historical Contingency Pending
21. 2022-07-11
    listed $158,000 Active
22. 2019-06-28
    historical
23. 2019-04-04
    listed $90,000 Active
24. 2013-07-12
    historical
25. 2012-07-12
    listed $15,000

ⓘ 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: $2,426 · $202/mo
• Projected year-2 tax: $2,613 · $218/mo
• Expected delta: +$187/yr (+$16/mo · 7.7%)

ⓘ 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: $26,472
• − Mortgage interest: −$10,055
• − Property taxes: −$2,426
• − Insurance: −$898
• − Repairs & maintenance: −$2,118
• − Management: −$2,118
• − Depreciation: −$5,222
• Taxable income: $3,636
• Est. tax owed @ 24.0%: −$873
• After-tax cash flow: $5,421/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): 8,630
• Household income: $27,852
• Rent vs Own: 76.1% rent · 23.9% own
• Severe rent burden: 857.0

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 Black (63%)
• Race & ethnicity: Black 63% White 27% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% 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: ▲ 15.01%
• Current HPI: 433.2346
• Rent YoY: ▲ 8.09%
• 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

+1096.7% since first listed

12 events — show timeline

• 2026-05-01 Listed $179,500 Cincy MLS
• 2026-05-01 Listing Removed — Cincy MLS
• 2026-04-30 Listed $179,500 Cincy MLS
• 2022-11-08 Listing Removed — Cincy MLS
• 2022-09-06 Price Changed $125,000 Cincy MLS
• 2022-08-24 Relisted — Cincy MLS
• 2022-08-01 Contingent — Cincy MLS
• 2022-07-11 Listed $158,000 Cincy MLS
• 2019-06-28 Listing Removed — Cincy MLS
• 2019-04-04 Listed $90,000 Cincy MLS
• 2013-07-12 Listing Removed — Cincy MLS
• 2012-07-12 Listed $15,000 Cincy MLS

Property tax history

+19.7%/yr

Latest (2025): $2,426 · +0.1% YoY. Source: county tax records.