5437 Rolston Ave · Norwood, OH 45212

$134,900

2 bd · 1.0 ba · 1,213 sqft · SingleFamily public records · 39 Days on market

Built 1925 3,267 sqft lot $111/sqft · 35% below area Est $208k · 35% 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 +16.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• 1% rule +4.1/10.0
• Livability +4.0/5.0
• Schools +3.7/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sold be for sent

Key facts

• Large windows
• Level backyard
• Spacious kitchen

Tags

• LEVEL BACKYARD
• FULL BASEMENT
• HIGH CEILINGS
• LARGE WINDOWS
• NATURAL LIGHT
• SPACIOUS KITCHEN

Property features AI

Finance

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

Exterior

• Parking: Front attached garage with 1 garage space
• Utilities: Public water; Public sewer; Natural gas
• Home design: Traditional single-family home; One level
• Construction: Shingle siding; Shingle roof; Block foundation
• Exterior features: Brick fireplace; Residential zoning; Wood windows

Interior

• Kitchen: Kitchen approx. 15 x 9
• Bedrooms: Two bedrooms total; Primary bedroom on main level, approx. 15 x 10; Second bedroom on main level, approx. 12 x 9
• Flooring: Wall-to-wall carpet in living room
• Bathrooms: One full bathroom on main level
• Heating & cooling: Gas heating; Central air conditioning; Gas water heating
• Interior features: Five total rooms; Full unfinished basement
• Laundry & utility: Basement utility space

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $78 ($932/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 $123k (8.7% below list).
• Recommended offer: $123k (8.7% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 4.8% in Norwood — 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 79/100 on livability (#154 in OH, #2,322 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime C-, employment C-, amenities D+.
• Norwood City (suburban): math 35% / reading 53% proficiency, ranked #513 of 656 in OH (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents flat; 55 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 26y 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 $84k; list at $135k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $123,108 (8.7% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.91% ✗
• Cap rate: 6.98%
• Cash-on-cash: 2.47%
• DSCR: 1.11
• GRM: 9.1

CMA / ARV

• ARV (median comp): $208,142
• List price: $134,900
• Delta: -35.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5256 Warren Ave	0.25mi	3/1.0 (+1)	1,164 (-4%)	2mo	$200,000	$172	75
5310 Globe Ave	0.24mi	3/2.5 (+1)	1,233 (+2%)	0mo	$247,000	$200	75
5255 Rolston Ave	0.25mi	3/2.0 (+1)	1,232 (+2%)	4mo	$264,900	$215	73
1945 Lawn Ave	0.42mi	2/1.5	1,262 (+4%)	2mo	$210,000	$166	70
2115 Quatman Ave	0.16mi	3/2.0 (+1)	1,304 (+8%)	4mo	$315,000	$242	68
2234 Quatman Ave	0.38mi	2/1.0	1,123 (-7%)	4mo	$195,000	$174	67
5241 Globe Ave	0.30mi	3/1.5 (+1)	1,308 (+8%)	1mo	$245,000	$187	65
5126 Globe Ave	0.45mi	2/2.0	1,152 (-5%)	2mo	$129,000	$112	65
5606 Homer Ave	0.65mi	2/1.0	1,160 (-4%)	1mo	$282,000	$243	62
1958 Catalina Ave	0.31mi	2/1.5	1,045 (-14%)	2mo	$240,000	$230	58
2249 Feldman Ave	0.50mi	3/1.0 (+1)	1,120 (-8%)	2mo	$238,000	$213	57
2343 Glenside Ave	0.57mi	2/1.0	1,071 (-12%)	3mo	$196,500	$183	52

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 · 0.21% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.46×
• Total profit: $-20,279
• Equity at exit: $20,114

10-year hold

• IRR: -12.4%
• Equity multiple: 0.36×
• Total profit: $-24,353
• Equity at exit: $11,664

Cash invested: $37,772 (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 45212

• Rents YoY: 0.2%
• Active inventory: 55
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,231 high
• Mortgage (P&I): −$707
• Tax from tax record: −$131 /mo · $1,575/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $78

Break-even live

Break-even rent $1,133

Max offer price $134,900

Occupancy floor 89%

Sensitivity live

Price	-10% $154	-5% $116	+0% $78	+5% $39	+10% $1
Rent	-10% $-20	-5% $29	+0% $78	+5% $126	+10% $175
Rate	-1.0pp $146	-0.5pp $112	base $78	+0.5pp $43	+1.0pp $7

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5302 Globe Ave Cincinnati, OH	3.0	1.0	1049	$1,895	$1.81	45d	1	0.26mi
1806 Dale Rd Unit 4 Cincinnati, OH	2.0	1.0	900	$1,140	$1.27	25d	1	0.28mi
5244 Hunter Ave Cincinnati, OH	2.0	1.0	1088	$1,350	$1.24	18d	1	0.28mi
5016 Newfield Ave Apt 2 Cincinnati, OH	1.0	1.0	750	$950	$1.27	25d	1	0.33mi
5310 Carthage Ave Cincinnati, OH	2.0	1.0	866	$1,295	$1.50	17d	1	0.33mi
1916 Lawn Ave Unit 1 Cincinnati, OH	1.0	1.0	1000	$1,250	$1.25	21d	1	0.37mi
1727 Garden Ln Unit 1731 2 Cincinnati, OH	2.0	1.0	1000	$1,195	$1.20	25d	1	0.42mi
1727 Garden Ln Unit 1730 5 Cincinnati, OH	2.0	1.0	1000	$1,300	$1.30	25d	1	0.42mi
5111 Warren Ave Cincinnati, OH	2.0	1.0	1326	$1,525	$1.15	25d	1	0.46mi
4821 Reading Rd Cincinnati, OH	2.0	1.0	800	$895	$1.12	18d	1	0.54mi
1649 Anita Pl Unit 3 Cincinnati, OH	2.0	1.0	1100	$1,098	$1.00	25d	1	0.56mi
4852 Yarmouth Pl Cincinnati, OH	2.0	1.5	800	$950	$1.19	25d	1	0.57mi
4846 Yarmouth Pl Cincinnati, OH	2.0	2.0	800	$950	$1.19	25d	1	0.57mi
1627 Anita Pl Unit 1 Cincinnati, OH	1.0	1.0	750	$850	$1.13	25d	1	0.61mi
6119 Stover Ave Unit 6119 2 Cincinnati, OH	2.0	1.0	1000	$1,250	$1.25	25d	1	0.72mi
2529 Lysle Ln #2 Cincinnati, OH	1.0	1.0	720	$1,155	$1.60	45d	1	0.73mi
1992 E Seymour Ave Cincinnati, OH	2.0	1.0	767	$1,325	$1.73	5d	7	0.75mi
1500 Yarmouth Ave Unit 2 Cincinnati, OH	1.0	1.0	899	$800	$0.89	18d	1	0.76mi
5529 Bosworth Pl Unit 2 Cincinnati, OH	1.0	1.0	700	$925	$1.32	5d	1	0.77mi
1421 Ryland Ave Unit 1 Cincinnati, OH	1.0	1.0	825	$825	$1.00	15d	1	0.81mi
1231 Laidlaw Ave Unit 3 Cincinnati, OH	2.0	1.0	900	$1,550	$1.72	25d	1	0.99mi
7080 Eastlawn Dr Unit 7080 2 Cincinnati, OH	1.0	1.0	700	$850	$1.21	4d	1	0.99mi
4539 Montgomery Rd Unit 3 Cincinnati, OH	2.0	1.0	1200	$1,375	$1.15	11d	1	1.05mi
4539 Montgomery Rd Unit 3 Cincinnati, OH	2.0	1.0	1200	$1,375	$1.15	25d	1	1.05mi
4539 Montgomery Rd Unit 2 Cincinnati, OH	1.0	1.0	1000	$1,100	$1.10	45d	1	1.05mi
4539 Montgomery Rd Unit 2 Cincinnati, OH	1.0	1.0	1000	$1,100	$1.10	11d	1	1.05mi
1815 Cleveland Ave Apt 3 Cincinnati, OH	1.0	1.0	1012	$850	$0.84	25d	1	1.08mi
7147 Eastlawn Dr Apt 4 Cincinnati, OH	3.0	1.0	1100	$1,600	$1.45	4d	1	1.12mi
7159 Eastlawn Dr Apt 5 Cincinnati, OH	1.0	1.0	750	$900	$1.20	25d	1	1.14mi
1701 Cleveland Ave Norwood, OH	1.0	1.0	1000	$1,200	$1.20	25d	1	1.15mi
5739 Montgomery Rd Unit 3 Cincinnati, OH	2.0	1.0	850	$1,020	$1.20	25d	1	1.15mi
2928 Colonial Ridge Ct Cincinnati, OH	1.0–2.0	1.0	812	$1,520	$1.87	5d	8	1.18mi
7209 Brookcrest Dr Unit 1 Cincinnati, OH	2.0	1.0	1100	$1,395	$1.27	5d	1	1.24mi
7209 Brookcrest Dr Unit 2 Cincinnati, OH	2.0	1.0	1100	$1,395	$1.27	18d	1	1.24mi
4303 Allison St Cincinnati, OH	2.0	1.0	1070	$1,495	$1.40	5d	1	1.26mi
1102 Egan Ct Unit 2 Cincinnati, OH	1.0	1.0	700	$775	$1.11	25d	1	1.31mi
2418 Robertson Ave Unit 2 Cincinnati, OH	1.0	1.0	800	$1,450	$1.81	25d	1	1.36mi
2418 Robertson Ave Unit 2 Cincinnati, OH	1.0	1.0	800	$1,250	$1.56	5d	1	1.36mi
6313 Girard Ave Unit 1 Cincinnati, OH	1.0	1.0	770	$945	$1.23	22d	1	1.40mi
6313 Girard Ave Unit 2 Cincinnati, OH	1.0	1.0	770	$895	$1.16	25d	1	1.40mi

Listing history 30 events

1. 2026-06-21
   days on market $134,900 Active 39 DOM
2. 2026-06-18
   price $134,900 Active 36 DOM
3. 2026-06-18
   days on market $139,900 Active 36 DOM
4. 2026-06-17
   days on market $139,900 Active 35 DOM
5. 2026-06-16
   days on market $139,900 Active 34 DOM
6. 2026-06-15
   days on market $139,900 Active 33 DOM
7. 2026-06-13
   days on market $139,900 Active 31 DOM
8. 2026-06-09
   days on market $139,900 Active 27 DOM
9. 2026-06-08
   days on market $139,900 Active 26 DOM
10. 2026-06-07
    days on market $139,900 Active 25 DOM
11. 2026-06-03
    days on market $139,900 Active 21 DOM
12. 2026-06-02
    days on market $139,900 Active 20 DOM
13. 2026-06-01
    days on market $139,900 Active 19 DOM
14. 2026-05-31
    days on market $139,900 Active 18 DOM
15. 2026-05-13
    listed $139,900 Active 898-char remark
16. 2021-07-06
    soldstatus $84,000
17. 2021-06-22
    soldstatus $84,000 Sold 16-char remark

    Show marketing remark (16 chars)

    Sold be for sent

18. 2021-06-21
    listed $84,000 Active 16-char remark

    Show marketing remark (16 chars)

    Sold be for sent

19. 2013-09-03
    soldstatus $21,105

    Show marketing remark (250 chars)

    2 bedroom ranch features covered front porch, 1038sqft updated kitchen cabinets, hardwood floor dining rm, living rm w/fp, 1 car garage, level back yard. FHA Insured financing w/$1050 escrow. Equal Housing Opportunity. Close to highways and shopping.

20. 2013-07-03
    listed $19,000

    Show marketing remark (250 chars)

    2 bedroom ranch features covered front porch, 1038sqft updated kitchen cabinets, hardwood floor dining rm, living rm w/fp, 1 car garage, level back yard. FHA Insured financing w/$1050 escrow. Equal Housing Opportunity. Close to highways and shopping.

21. 2008-07-19
    soldstatus $38,800
22. 2008-03-18
    listed $52,900
23. 2004-06-11
    soldstatus $89,200
24. 2004-04-30
    soldstatus $89,200
25. 2004-01-15
    listed $92,900
26. 2001-06-28
    soldstatus $77,900
27. 2001-06-18
    soldstatus $77,900
28. 2001-01-10
    listed $76,900
29. 2000-12-31
    historical
30. 2000-08-17
    listed $72,900

ⓘ 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: $1,575 · $131/mo
• Projected year-2 tax: $1,840 · $153/mo
• Expected delta: +$265/yr (+$22/mo · 16.8%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,773
• − Mortgage interest: −$7,556
• − Property taxes: −$1,575
• − Insurance: −$674
• − Repairs & maintenance: −$1,182
• − Management: −$1,182
• − Depreciation: −$3,924
• Taxable loss: −$1,321
• Est. tax savings @ 24.0%: +$317
• After-tax cash flow: $1,249/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: Norwood City
• NCES district ID: 3904457
• Math proficiency: 35% ▼ -24.00%
• Reading proficiency: 53% ▼ -11.00%
• Median HH income: $38,750
• Composite: 36.66/100
• National rank: #4614
• State rank: #513 of 656 in OH

Livability — Norwood

• Score: 79/100
• State rank: #154
• US rank: #2322

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Norwood, OH
• County: Hamilton County · 701,295 people
• City population: 21,526
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 21,526
• Household income: $72,422
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 1192.0

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 White (73%)
• Race & ethnicity: White 73% Black 15% Hispanic / Latino 8% Two or more races 5% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 5% · Canada, China
• Languages at home: 92% English-only · Spanish 6% Arabic 1% Russian/Polish/Slavic 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: ▼ -209.95%
• Current HPI: 295.7088
• Rent YoY: ▲ 0.21%
• 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

+91.9% since first listed

16 events — show timeline

• 2026-05-13 Listed $139,900 Cincy MLS
• 2021-07-06 Sold (Public Records) $84,000 Public Records
• 2021-06-22 Sold (MLS) $84,000 Cincy MLS
• 2021-06-21 Listed $84,000 Cincy MLS
• 2013-09-03 Sold (MLS) $21,105 Cincy MLS
• 2013-07-03 Listed $19,000 Cincy MLS
• 2008-07-19 Sold (MLS) $38,800 Cincy MLS
• 2008-03-18 Listed $52,900 Cincy MLS
• 2004-06-11 Sold (Public Records) $89,200 Public Records
• 2004-04-30 Sold (MLS) $89,200 Cincy MLS
• 2004-01-15 Listed $92,900 Cincy MLS
• 2001-06-28 Sold (Public Records) $77,900 Public Records
• 2001-06-18 Sold (MLS) $77,900 Cincy MLS
• 2001-01-10 Listed $76,900 Cincy MLS
• 2000-12-31 Listing Removed — Cincy MLS
• 2000-08-17 Listed $72,900 Cincy MLS

Property tax history

+0.5%/yr

Latest (2025): $1,575 · -0.0% YoY. Source: county tax records.