3065 Moosewood Ave · Cincinnati, OH 45225

$155,000

2 bd · 1.5 ba · 1,344 sqft · SingleFamily public records · 77 Days on market

Built 1900 3,093 sqft lot Est $160k · at est.

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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 +16.9/30.0
• Appreciation +10.0/10.0
• ARV discount +8.9/15.0
• DSCR +5.3/10.0
• Livability +4.0/5.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great rental / investment property to add to your portfolio , also could be a nice starter home, nice street , new HAVC just 1 year old .

Key facts

• 3,093 sq ft lot
• Garage
• Built 1900

Property features AI

Finance

• Other: Lease not considered
• HOA & community: No homeowners association

Exterior

• Parking: Detached garage at rear (1 garage space); Off-street driveway parking
• Utilities: Public water; Public sewer; Natural gas
• Home design: Traditional style single-family home; Two levels; Poured foundation
• Construction: Vinyl siding construction; Shingle roof; Poured foundation; Second floor area approximately 672
• Exterior features: Shingle roof; Vinyl siding; Vinyl, insulated windows; Residential zoning; Lot dimensions approximately 25 x 125

Interior

• Kitchen: Kitchen ~12 x 12; Vinyl floors in the kitchen
• Bedrooms: Three bedrooms total; Primary bedroom ~14 x 13 (on level 1); Bedroom 2 ~13 x 12 (on level 2); Bedroom 3 ~14 x 12 (on level 2)
• Flooring: Vinyl flooring in the kitchen
• Bathrooms: One full bathroom (on level 2); One half bathroom (on level 1)
• Heating & cooling: Gas heating; Gas water heating
• Interior features: Six total rooms; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $102 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (15.3% below list).
• Recommended offer: $131k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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: 32 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1,313/mo this rent would consume 77% of the median local household income ($20k/yr) (locally 1466% 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 $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 9 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 $3k; list at $155k implies a 4597% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $131,323 (15.3% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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: 0.85% ✗
• Cap rate: 7.09%
• Cash-on-cash: 2.83%
• DSCR: 1.13
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $159,936
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1798 Pulte St	0.31mi	2/1.0	1,392 (+4%)	14mo	$29,000	$21	66
1613 Pulte St	0.31mi	2/2.0	1,200 (-11%)	3mo	$43,000	$36	64
1346 Ethan Ave	0.54mi	2/2.0	1,200 (-11%)	4mo	$212,000	$177	51
3067 Henshaw Ave	0.70mi	2/2.5	1,425 (+6%)	3mo	$282,000	$198	50
1829 Carll St	0.47mi	2/1.0	1,190 (-12%)	17mo	$130,000	$109	43
1712 Holden St	0.55mi	3/2.0 (+1)	1,193 (-11%)	12mo	$225,000	$189	39
1531 Grove St	0.54mi	3/2.0 (+1)	1,192 (-11%)	19mo	$142,000	$119	33

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.3%
• Equity multiple: 3.09×
• Total profit: $90,877
• Equity at exit: $139,636

10-year hold

• IRR: 23.1%
• Equity multiple: 7.05×
• Total profit: $262,361
• Equity at exit: $301,131

Cash invested: $43,400 (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 45225

• Home prices YoY: 4.6%
• Active inventory: 32
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,313 high
• Mortgage (P&I): −$813
• Tax from tax record: −$58 /mo · $691/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $102

Break-even live

Break-even rent $1,184

Max offer price $155,000

Occupancy floor 87%

Sensitivity live

Price	-10% $190	-5% $146	+0% $102	+5% $59	+10% $15
Rent	-10% $-1	-5% $51	+0% $102	+5% $154	+10% $206
Rate	-1.0pp $180	-0.5pp $142	base $102	+0.5pp $62	+1.0pp $21

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2556 Beekman St Unit 301 Cincinnati, OH	2.0	1.0	1000	$950	$0.95	24d	1	0.63mi
3301 Colerain Ave Cincinnati, OH	1.0	1.0	1021	$1,491	$1.46	5d	9	0.70mi
2504 White St Apt 5 Cincinnati, OH	3.0	2.0	1150	$1,150	$1.00	24d	1	0.90mi
2230 Westwood Northern Blvd Cincinnati, OH	1.0–2.0	1.0–2.0	792	$940	$1.19	24d	3	0.92mi
2117 Saint Leo Pl Cincinnati, OH	2.0	1.0	1050	$1,150	$1.10	24d	1	1.00mi
3570 McHenry Ave Unit 3574-3 Cincinnati, OH	2.0	1.0	900	$1,000	$1.11	24d	1	1.01mi
1048 Marshall Ave Unit 5 Cincinnati, OH	2.0	1.0	888	$965	$1.09	24d	1	1.06mi
1042 Marshall Ave Apt 3 Cincinnati, OH	3.0	1.0	1400	$1,195	$0.85	24d	1	1.07mi
2570 Sarvis Ct Unit 2570 01 Cincinnati, OH	2.0	1.0	1000	$1,195	$1.20	24d	1	1.08mi
2570 Sarvis Ct Unit 2572 12 Cincinnati, OH	2.0	1.0	1000	$1,250	$1.25	24d	1	1.08mi
1905 Elmore St Cincinnati, OH	3.0	1.0	925	$1,320	$1.43	14d	3	1.09mi
717 Martin Luther King Dr W Cincinnati, OH	2.0	1.0–2.0	767	$1,875	$2.44	2d	56	1.13mi
3401 McHenry Ave Unit 43 Cincinnati, OH	2.0	1.0	1000	$1,250	$1.25	24d	1	1.23mi
3064 Aquadale Ln Cincinnati, OH	3.0	3.0	1102	$1,850	$1.68	24d	1	1.26mi
2704 W McMicken Ave Unit 2 Cincinnati, OH	3.0	1.0	1760	$1,500	$0.85	24d	1	1.29mi
521 Martin Luther King Dr W Apt A6 Cincinnati, OH	2.0	1.5	925	$1,495	$1.62	3d	1	1.39mi
525 Lowell Ave Unit 525-05 Cincinnati, OH	2.0	1.0	880	$1,295	$1.47	17d	1	1.39mi
525 Lowell Ave Unit 525-07 Cincinnati, OH	2.0	1.0	880	$1,295	$1.47	2d	1	1.39mi
521 Martin Luther King Dr W Unit A15 Cincinnati, OH	2.0	2.0	935	$2,000	$2.14	24d	1	1.40mi
4046 Colerain Ave Unit 1 Cincinnati, OH	1.0	1.0	900	$1,400	$1.56	4d	1	1.42mi
2356 Harrison Ave Cincinnati, OH	2.0	1.0	900	$1,000	$1.11	24d	1	1.45mi
2341 W McMicken Ave Unit 1 Cincinnati, OH	1.0	1.0	1291	$1,300	$1.01	5d	1	1.45mi
2341 W McMicken Ave Apt 2 Cincinnati, OH	1.0	1.0	1051	$1,200	$1.14	5d	1	1.45mi
3240 Whitfield Ave Cincinnati, OH	1.0–2.0	1.0–2.0	865	$2,225	$2.57	2d	80	1.46mi
1 Foxhall Ct Unit 1 Cincinnati, OH	2.0	2.5	1500	$2,200	$1.47	24d	1	1.48mi

Listing history 32 events

1. 2026-06-18
   days on market $155,000 Active 77 DOM
2. 2026-06-17
   days on market $155,000 Active 76 DOM
3. 2026-06-16
   days on market $155,000 Active 75 DOM
4. 2026-06-15
   days on market $155,000 Active 74 DOM
5. 2026-06-13
   days on market $155,000 Active 72 DOM
6. 2026-06-13
   days on market $155,000 Active 71 DOM
7. 2026-06-09
   days on market $155,000 Active 68 DOM
8. 2026-06-08
   days on market $155,000 Active 67 DOM
9. 2026-06-07
   days on market $155,000 Active 66 DOM
10. 2026-06-03
    days on market $155,000 Active 62 DOM
11. 2026-06-02
    days on market $155,000 Active 61 DOM
12. 2026-06-01
    days on market $155,000 Active 60 DOM
13. 2026-05-31
    days on market $155,000 Active 59 DOM
14. 2026-04-02
    listed $155,000 Active
15. 2026-03-14
    price $1,400
16. 2026-01-17
    price $1,600
17. 2025-12-31
    historical 137-char remark

    Show marketing remark (137 chars)

    Great rental / investment property to add to your portfolio , also could be a nice starter home, nice street , new HAVC just 1 year old .

18. 2025-12-09
    listed $1,400
19. 2025-10-05
    historical 173-char remark

    Show marketing remark (173 chars)

    Online auction , register and bid . Great rental / investment property to add to your portfolio , also could be a nice starter home, nice street , new HAVC just 1 year old .

20. 2025-10-04
    listed $150,000 Active 137-char remark

    Show marketing remark (137 chars)

    Great rental / investment property to add to your portfolio , also could be a nice starter home, nice street , new HAVC just 1 year old .

21. 2025-09-18
    listed $50,000 Active 173-char remark

    Show marketing remark (173 chars)

    Online auction , register and bid . Great rental / investment property to add to your portfolio , also could be a nice starter home, nice street , new HAVC just 1 year old .

22. 2025-09-11
    historical
23. 2025-06-15
    listed $155,000 Active
24. 2023-11-29
    historical $1,300
25. 2023-11-06
    listed $1,300
26. 2020-01-13
    historical
27. 2020-01-04
    price $20,000
28. 2019-12-20
    listed $30,000 Active
29. 2006-11-29
    soldstatus $3,300
30. 2006-10-19
    listed $4,000
31. 2006-03-15
    historical
32. 2005-09-14
    listed $62,850

ⓘ 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: $691 · $58/mo
• Projected year-2 tax: $1,555 · $130/mo
• Expected delta: +$863/yr (+$72/mo · 124.9%)

ⓘ 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: $15,759
• − Mortgage interest: −$8,682
• − Property taxes: −$691
• − Insurance: −$775
• − Repairs & maintenance: −$1,261
• − Management: −$1,261
• − Depreciation: −$4,509
• Taxable loss: −$1,420
• Est. tax savings @ 24.0%: +$341
• After-tax cash flow: $1,570/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): 9,583
• Household income: $20,348
• Rent vs Own: 87.2% rent · 12.8% own
• Severe rent burden: 1466.0

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 (72%)
• Race & ethnicity: Black 72% White 17% Two or more races 7% Hispanic / Latino 5%
• Common ancestry: Slovak 1% Romanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 92% 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: ▲ 10.21%
• Current HPI: 232.7908
• 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

+146.6% since first listed

19 events — show timeline

• 2026-04-02 Listed $155,000 Cincy MLS
• 2026-03-14 Price Changed $1,400 BUILDIUM
• 2026-01-17 Price Changed $1,600 BUILDIUM
• 2025-12-31 Listing Removed — Cincy MLS
• 2025-12-09 Listed for Rent $1,400 BUILDIUM
• 2025-10-05 Listing Removed — Cincy MLS
• 2025-10-04 Listed $150,000 Cincy MLS
• 2025-09-18 Listed $50,000 Cincy MLS
• 2025-09-11 Listing Removed — Cincy MLS
• 2025-06-15 Listed $155,000 Cincy MLS
• 2023-11-29 Rental Removed $1,300 BUILDIUM
• 2023-11-06 Listed for Rent $1,300 BUILDIUM
• 2020-01-13 Listing Removed — Cincy MLS
• 2020-01-04 Price Changed $20,000 Cincy MLS
• 2019-12-20 Listed $30,000 Cincy MLS
• 2006-11-29 Sold (MLS) $3,300 Cincy MLS
• 2006-10-19 Listed $4,000 Cincy MLS
• 2006-03-15 Listing Removed — Cincy MLS
• 2005-09-14 Listed $62,850 Cincy MLS

Property tax history

+13.6%/yr

Latest (2025): $691 · +0.1% YoY. Source: county tax records.