1224 Ida St · Cincinnati, OH 45202

$659,000

2 bd · 2.0 ba · 3,076 sqft · MultiFamily public records · 39 Days on market

Built 1885 2,526 sqft lot

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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 +22.6/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +6.5/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Exquisite Mt. Adams home featured in Cincinnati Magazine with incredible panoramic city and sunset views. Use as single family with a guest suite & kitchenette (suite has washer/dryer and separate heating & cooling). Same loving owner for over 35 years. Stunning urban courtyard and garden. Off street parking.

Key facts

• One-car driveway
• Exposed brick
• Operative fireplaces

Tags

• EXPOSED BRICK
• OPERATIVE FIREPLACES
• REPURPOSED OTIS ELEVATOR
• PRIVATE WALKOUT BALCONY
• ONE-CAR DRIVEWAY
• DEDICATED SIDE ENTRANCE

Property features AI

Finance

• Other: Lot is less than 0.5 acre (approximately 0.058 acres)
• HOA & community: No homeowners association

Exterior

• Parking: On-street parking; Driveway
• Utilities: Public water; Public sewer; Natural gas service; Gas water heater
• Home design: Italianate architectural style; Single-family home; Three or more levels; Stone foundation; Membrane roof; Property is residential
• Construction: Brick construction; Stone foundation; Membrane roof
• Exterior features: Patio; Yard lights; Metal privacy fencing; Double-hung windows

Interior

• Kitchen: Eat-in kitchen with island; Pantry; Wood cabinets; Wood and marble/granite/stone surfaces; Fireplace; Window treatments
• Bedrooms: 3 bedrooms total; Primary bedroom on level 2 (15 x 15); Bedroom 2 on level 1 (13 x 11); Bedroom 3 on level 1 (16 x 11)
• Flooring: Wood floors in main living areas; Wall-to-wall carpet in some rooms
• Bathrooms: 2 full bathrooms; 1 half bathroom; Primary bathroom includes tub
• Heating & cooling: Forced air heating (gas); Central air conditioning; 220 volt service
• Interior features: 9+ foot ceilings; Crown molding; Skylight; Total of 10 rooms; Full unfinished basement with concrete floor
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $659k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $659k).
• Recommended offer: $639k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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 (+2.7%/yr); 154 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• At $7,586/mo this rent would consume 95% of the median local household income ($96k/yr) (locally 1514% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $20k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($639k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $71k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1885 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $639,230 (3.0% 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 3% concession, seller financing, or rate buy-down credit?
2. Built in 1885 — 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. 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?
6. 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.
7. 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.
8. 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: 1.15% ✓
• Cap rate: 8.33%
• Cash-on-cash: 7.27%
• DSCR: 1.32
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $372,196
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2120 Sinton Ave #1	0.71mi	3/3.0 (+1)	3,227 (+5%)	24mo	$390,000	$121	30

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 · 2.7% rent growth · sell at horizon

5-year hold

• IRR: -5.5%
• Equity multiple: 0.80×
• Total profit: $-37,593
• Equity at exit: $98,259

10-year hold

• IRR: 3.8%
• Equity multiple: 1.28×
• Total profit: $50,856
• Equity at exit: $56,978

Cash invested: $184,520 (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 45202

• Rents YoY: 2.7%
• Active inventory: 154
• Price-to-rent: 21.7×

Monthly cashflow live

• Estimated rent: $7,586 high
• Mortgage (P&I): −$3,456
• Tax from tax record: −$1,145 /mo · $13,742/yr
• Insurance: −$275
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,593
• Net cashflow: $1,117

Break-even live

Break-even rent $6,172

Max offer price $659,000

Occupancy floor 80%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	2	$7,587
Total (3 units)			$7,586

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: $164,750
• Closing costs: $19,770
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1287 Ida St Cincinnati, OH	3.0	2.5	2494	$4,700	$1.88	17d	1	0.12mi
987 Hill St Cincinnati, OH	3.0	3.0	2878	$7,000	$2.43	1d	1	0.30mi
1304 Broadway Unit 1056130P Cincinnati, OH	1.0–5.0	1.0–4.0	2072	$4,465	$2.16	10d	2	0.51mi
328 Mulberry St Cincinnati, OH	3.0	3.5	2640	$5,500	$2.08	14d	1	0.73mi
328 Mulberry St Cincinnati, OH	3.0	3.5	2640	$5,500	$2.08	23d	1	0.73mi
21 E 15th St Unit 1512946P Cincinnati, OH	3.0	2.0	2852	$12,830	$4.50	23d	1	0.86mi
19 Garfield Pl Cincinnati, OH	1.0–2.0	1.0–2.0	1680	$2,260	$1.34	1d	11	0.93mi
1622 Vine St Unit 1622-11 Cincinnati, OH	1.0	1.0	2500	$1,725	$0.69	3d	1	0.94mi
918 Windsor St Cincinnati, OH	3.0	1.0	2583	$1,675	$0.65	23d	1	0.96mi
1 W 4th St Cincinnati, OH	3.0	1.0–3.5	1675	$6,550	$3.91	2d	96	1.04mi
55 Mulberry St Cincinnati, OH	3.0	3.0	2500	$3,500	$1.40	23d	1	1.06mi
1610 Pleasant St Unit 1056041P Cincinnati, OH	3.0–4.0	2.0–3.0	2960	$4,370	$1.48	10d	2	1.07mi
111 W Elder St Unit 1056044P Cincinnati, OH	1.0–4.0	1.0–4.0	1835	$3,983	$2.17	10d	2	1.12mi
2331 Park Ave Unit 1 Cincinnati, OH	3.0	2.5	2200	$2,350	$1.07	1d	1	1.13mi
107 E Clifton Ave Unit 1234537P Cincinnati, OH	2.0–3.0	1.0–2.0	2260	$3,754	$1.66	14d	2	1.23mi

Listing history 20 events

1. 2026-06-07
   days on market $659,000 Active 39 DOM
2. 2026-06-03
   days on market $659,000 Active 35 DOM
3. 2026-06-02
   days on market $659,000 Active 34 DOM
4. 2026-06-01
   days on market $659,000 Active 33 DOM
5. 2026-05-31
   days on market $659,000 Active 32 DOM
6. 2026-05-15
   price $679,000
7. 2026-05-11
   price $695,000
8. 2026-05-07
   price $715,000
9. 2026-04-29
   listed $730,000 Active
10. 2017-05-18
    soldstatus $584,000
11. 2017-05-15
    soldstatus $584,000 Sold 318-char remark

    Show marketing remark (318 chars)

    Exquisite Mt. Adams home featured in Cincinnati Magazine with incredible panoramic city and sunset views. Use as single family with a guest suite & kitchenette (suite has washer/dryer and separate heating & cooling). Same loving owner for over 35 years. Stunning urban courtyard and garden. Off street parking.

12. 2017-02-15
    historical Accept Backup Offers 318-char remark

    Show marketing remark (318 chars)

    Exquisite Mt. Adams home featured in Cincinnati Magazine with incredible panoramic city and sunset views. Use as single family with a guest suite & kitchenette (suite has washer/dryer and separate heating & cooling). Same loving owner for over 35 years. Stunning urban courtyard and garden. Off street parking.

13. 2017-02-03
    listed $585,000 Active 318-char remark

    Show marketing remark (318 chars)

    Exquisite Mt. Adams home featured in Cincinnati Magazine with incredible panoramic city and sunset views. Use as single family with a guest suite & kitchenette (suite has washer/dryer and separate heating & cooling). Same loving owner for over 35 years. Stunning urban courtyard and garden. Off street parking.

14. 2016-07-18
    historical
15. 2016-05-06
    listed $625,000 Active
16. 2016-01-15
    historical
17. 2015-11-09
    listed $635,000 Active
18. 2015-10-31
    historical
19. 2015-09-26
    price $649,900
20. 2015-05-04
    listed $685,000 Active

ⓘ 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: $13,742 · $1,145/mo
• Projected year-2 tax: $13,742 · $1,145/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6 d/yr ≥103°F today · 17 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: $91,032
• − Mortgage interest: −$36,914
• − Property taxes: −$13,742
• − Insurance: −$3,295
• − Repairs & maintenance: −$7,283
• − Management: −$7,283
• − Depreciation: −$19,171
• Taxable income: $3,345
• Est. tax owed @ 24.0%: −$803
• After-tax cash flow: $12,605/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): 17,869
• Household income: $95,633
• Rent vs Own: 73.6% rent · 26.4% own
• Severe rent burden: 1514.0

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 White (64%)
• Race & ethnicity: White 64% Black 23% Two or more races 6% Asian 4% Hispanic / Latino 2%
• Common ancestry: Italian 2% Lithuanian 2% Romanian 2%
• Foreign-born: 7% · Canada, China, South Korea
• Languages at home: 91% English-only · Other Indo-European 2% Spanish 2% Other Asian/Pacific 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: ▼ -219.24%
• Current HPI: 233.4526
• Rent YoY: ▲ 2.70%
• 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

-0.9% since first listed

15 events — show timeline

• 2026-05-15 Price Changed $679,000 Cincy MLS
• 2026-05-11 Price Changed $695,000 Cincy MLS
• 2026-05-07 Price Changed $715,000 Cincy MLS
• 2026-04-29 Listed $730,000 Cincy MLS
• 2017-05-18 Sold (Public Records) $584,000 Public Records
• 2017-05-15 Sold (MLS) $584,000 Cincy MLS
• 2017-02-15 Contingent — Cincy MLS
• 2017-02-03 Listed $585,000 Cincy MLS
• 2016-07-18 Listing Removed — Cincy MLS
• 2016-05-06 Listed $625,000 Cincy MLS
• 2016-01-15 Listing Removed — Cincy MLS
• 2015-11-09 Listed $635,000 Cincy MLS
• 2015-10-31 Listing Removed — Cincy MLS
• 2015-09-26 Price Changed $649,900 Cincy MLS
• 2015-05-04 Listed $685,000 Cincy MLS

Property tax history

+3.1%/yr

Latest (2025): $13,742 · +2.0% YoY. Source: county tax records.