218 Ridgeway Rd · Cincinnati, OH 45216

$139,900

2 bd · 1.0 ba · 1,082 sqft · SingleFamily public records · 31 Days on market

Built 1951 8,581 sqft lot Est $194k · 28% 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 +17.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• 1% rule +4.6/10.0
• 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

HUD Case #411-326315 Brick cape cod with covered patio overlooking private back yard, one car garage, finished 2nd floor. Property sold AS IS, Equal Housing Opportunity.

Key facts

• 8,581 sq ft lot
• Garage
• Built 1951

Property features AI

Finance

• Other: Residential zoning; Lot is approximately 0.197 acre (about 8,581 sq ft); Access via paved city street
• HOA & community: No HOA

Exterior

• Parking: Attached front garage with 1 garage space
• Utilities: Public water; Public sewer; Natural gas
• Home design: Cape Cod-style, single family home; One level (with additional upper-level bedroom); Poured foundation; Shingle roof
• Construction: Brick construction
• Exterior features: Front porch; Wooded lot with partial woods and pine trees; Yard lights; Wood fence; Mailbox access

Interior

• Kitchen: Kitchen approx. 13 x 9
• Bedrooms: Three bedrooms total; Primary bedroom on level 1, approx. 14 x 11; Second bedroom on level 1, approx. 11 x 10; Third bedroom on level 2, approx. 14 x 11
• Bathrooms: One full bathroom on level 1
• Heating & cooling: Forced air heating (gas); Central air conditioning; Gas water heating
• Interior features: Five total rooms; Full, part-finished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $40 ($476/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 $134k (4.1% below list).
• Recommended offer: $134k (4.1% 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.
• Zoned schools: Roberts Academy (math 16% / reading 22%, grade F, #1,320 of 1,584 statewide, top 83%, 765 students, 0% FRL); Hartwell School (math 17% / reading 31%, grade F, #593 of 654 statewide, top 91%, 447 students, 0% FRL); Walnut Hills High School (math 79% / reading 89%, grade A, #17 of 781 statewide, top 2%, 2,582 students, 14% FRL) — zoned schools average 5% FRL vs 70% district-wide (66 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 17 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 36% 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 $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,124 (4.1% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.96% ✗
• Cap rate: 7.11%
• Cash-on-cash: 2.92%
• DSCR: 1.13
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $193,678
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
214 Ridgeway Rd	0.02mi	3/1.0 (+1)	1,172 (+8%)	18mo	$179,900	$153	65
255 Forestwood Dr	0.19mi	3/1.0 (+1)	1,013 (-6%)	14mo	$220,000	$217	64
233 Beechridge Dr	0.08mi	3/1.0 (+1)	999 (-8%)	21mo	$170,000	$170	61
8335 Roland Ave	0.53mi	3/2.0 (+1)	1,071 (-1%)	14mo	$237,000	$221	53
95 Shadybrook Dr	0.35mi	2/1.5	1,210 (+12%)	12mo	$190,000	$157	52
291 Lux Ave	0.20mi	3/1.0 (+1)	1,226 (+13%)	15mo	$220,000	$179	51
8317 Marley St	0.63mi	3/1.0 (+1)	1,119 (+3%)	21mo	$200,000	$179	42

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: -14.3%
• Equity multiple: 0.49×
• Total profit: $-20,089
• Equity at exit: $20,860

10-year hold

• IRR: -5.5%
• Equity multiple: 0.64×
• Total profit: $-14,024
• Equity at exit: $12,096

Cash invested: $39,172 (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: 17
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,341 high
• Mortgage (P&I): −$734
• Tax from tax record: −$172 /mo · $2,069/yr
• Insurance: −$58
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $40

Break-even live

Break-even rent $1,291

Max offer price $139,900

Occupancy floor 92%

Sensitivity live

Price	-10% $119	-5% $79	+0% $40	+5% $0	+10% $-40
Rent	-10% $-66	-5% $-13	+0% $40	+5% $93	+10% $146
Rate	-1.0pp $110	-0.5pp $75	base $40	+0.5pp $3	+1.0pp $-33

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
375 W Galbraith Rd Unit 361-03 Cincinnati, OH	2.0	1.0	730	$1,149	$1.57	14d	1	0.51mi
200 W Galbraith Rd Cincinnati, OH	3.0	1.0–2.5	1418	$2,066	$1.46	3d	181	0.81mi
239 Parkway Ave Unit 4 Cincinnati, OH	1.0	1.0	770	$795	$1.03	25d	1	0.93mi
113 W 66th St Cincinnati, OH	3.0	2.0	1166	$1,800	$1.54	6d	1	1.25mi
7746 Greenland Pl Apt 2 Cincinnati, OH	2.0	1.5	1200	$1,200	$1.00	25d	1	1.40mi
7734 Greenland Pl Unit 4 Cincinnati, OH	2.0	2.0	1200	$1,150	$0.96	25d	1	1.41mi
7734 Greenland Pl Unit 3 Cincinnati, OH	2.0	1.5	1200	$1,200	$1.00	25d	1	1.41mi
6602 Hasler Ln Unit 1-6602 Hasler Cincinnati, OH	1.0	1.0	800	$977	$1.22	25d	1	1.41mi
6305 Vine St Unit 2 Cincinnati, OH	2.0	1.0	900	$1,100	$1.22	25d	1	1.44mi
6503 Hasler Ln Unit 2-6503 Hasler Elmwood Place, OH	2.0	1.0	750	$1,250	$1.67	25d	1	1.46mi
1617 Pelham Pl Unit 1 Cincinnati, OH	2.0	1.0	1100	$1,450	$1.32	25d	1	1.46mi
1638 Crest Hill Ave Cincinnati, OH	2.0	1.0	925	$900	$0.97	16d	1	1.47mi
777 W Galbraith Rd Cincinnati, OH	3.0	1.0	961	$1,700	$1.77	18d	1	1.50mi

Listing history 23 events

1. 2026-06-21
   pricedays on market $139,900 Active 31 DOM
2. 2026-06-18
   days on market $149,900 Active 28 DOM
3. 2026-06-17
   days on market $149,900 Active 27 DOM
4. 2026-06-16
   days on market $149,900 Active 26 DOM
5. 2026-06-15
   days on market $149,900 Active 25 DOM
6. 2026-06-13
   days on market $149,900 Active 23 DOM
7. 2026-06-13
   days on market $149,900 Active 22 DOM
8. 2026-06-09
   days on market $149,900 Active 19 DOM
9. 2026-06-08
   days on market $149,900 Active 18 DOM
10. 2026-06-07
    days on market $149,900 Active 17 DOM
11. 2026-06-03
    days on market $149,900 Active 13 DOM
12. 2026-06-02
    days on market $149,900 Active 12 DOM
13. 2026-06-01
    days on market $149,900 Active 11 DOM
14. 2026-05-31
    days on market $149,900 Active 10 DOM
15. 2026-05-21
    listed $149,900 Active
16. 2024-12-06
    soldstatus $10,723,000
17. 2018-08-02
    soldstatus $687,600
18. 2015-08-04
    soldstatus $30,000 Sold 169-char remark

    Show marketing remark (169 chars)

    HUD Case #411-326315 Brick cape cod with covered patio overlooking private back yard, one car garage, finished 2nd floor. Property sold AS IS, Equal Housing Opportunity.

19. 2015-07-22
    historical Accept Backup Offers 169-char remark

    Show marketing remark (169 chars)

    HUD Case #411-326315 Brick cape cod with covered patio overlooking private back yard, one car garage, finished 2nd floor. Property sold AS IS, Equal Housing Opportunity.

20. 2015-07-01
    listed $33,700 Active 169-char remark

    Show marketing remark (169 chars)

    HUD Case #411-326315 Brick cape cod with covered patio overlooking private back yard, one car garage, finished 2nd floor. Property sold AS IS, Equal Housing Opportunity.

21. 2000-05-17
    soldstatus $79,320
22. 2000-05-15
    soldstatus $79,320
23. 2000-03-01
    listed $76,500

ⓘ 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: $2,069 · $172/mo
• Projected year-2 tax: $2,126 · $177/mo
• Expected delta: +$57/yr (+$5/mo · 2.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,095
• − Mortgage interest: −$7,837
• − Property taxes: −$2,069
• − Insurance: −$1,366
• − Repairs & maintenance: −$1,288
• − Management: −$1,288
• − Depreciation: −$4,070
• Taxable loss: −$1,822
• Est. tax savings @ 24.0%: +$437
• After-tax cash flow: $913/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

• 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

+95.9% since first listed

9 events — show timeline

• 2026-05-21 Listed $149,900 Cincy MLS
• 2024-12-06 Sold (Public Records) $10,723,000 Public Records
• 2018-08-02 Sold (Public Records) $687,600 Public Records
• 2015-08-04 Sold (MLS) $30,000 Cincy MLS
• 2015-07-22 Contingent — Cincy MLS
• 2015-07-01 Listed $33,700 Cincy MLS
• 2000-05-17 Sold (Public Records) $79,320 Public Records
• 2000-05-15 Sold (MLS) $79,320 Cincy MLS
• 2000-03-01 Listed $76,500 Cincy MLS

Property tax history

+0.7%/yr

Latest (2025): $2,069 · +0.1% YoY. Source: county tax records.