1699 Westwood Ave · Cincinnati, OH 45214

$79,000

2 bd · 2.0 ba · 2,390 sqft · MultiFamily public records · 96 Days on market

Built 1890 4,748 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

Great opportunity for future value. This mixed use home is located right on Grand Ave and Westwood Ave with high visibity and traffic count, 1st floor can be used for commercial or residential. Property in need of renovation but great potential. Being sold as is.

Key facts

• Traffic count
• Mixed use home
• High visibility

Tags

• MIXED USE HOME
• HIGH VISIBILITY
• TRAFFIC COUNT
• FIRST FLOOR COMMERCIAL
• FIRST FLOOR RESIDENTIAL

Property features AI

Finance

• Financial info: Two-unit property with rental income: Unit 1 rents for $800, Unit 2 rents for $1,050

Exterior

• Parking: On-street parking; Driveway
• Utilities: Public water; Public sewer; Natural gas
• Home design: Duplex; Three or more levels
• Construction: Stone foundation
• Exterior features: Brick exterior; Wood windows; Membrane roof

Interior

• Bedrooms: Unit 1: 1 bedroom; Unit 2: 3 bedrooms
• Bathrooms: Unit 1: 1 full bathroom; Unit 2: 1 full bathroom
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Partial basement; Two fireplaces (currently inoperable)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $79k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $79k).
• Recommended offer: $72k (9.0% below list) — sets the bar for market timing.
• Cap rate 35.6% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $3,166/mo this rent would consume 136% 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 $8k of equity ($546 loan paydown + $8k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 8.0% rent growth), your $22k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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: flood insurance adds $56/mo; built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $71,890 (9.0% below list)

Questions for the listing agent

1. It's been on market 96 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 1890 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 4.01% ✓
• Cap rate: 35.61%
• Cash-on-cash: 104.69%
• DSCR: 5.66
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $19,120
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1705 Harrison Ave	0.19mi	3/3.5 (+1)	2,553 (+7%)	6mo	$20,000	$8	64

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: —
• Equity multiple: 9.10×
• Total profit: $179,222
• Equity at exit: $71,169

10-year hold

• IRR: —
• Equity multiple: 22.50×
• Total profit: $475,554
• Equity at exit: $153,480

Cash invested: $22,120 (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: 6.2×

Monthly cashflow live

• Estimated rent: $3,166 high
• Mortgage (P&I): −$414
• Tax from tax record: −$124 /mo · $1,491/yr
• Insurance: −$33
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$665
• Net cashflow: $1,874

Break-even live

Break-even rent $794

Max offer price $79,000

Occupancy floor 36%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1.5	$3,165
Total (3 units)			$3,166

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2704 W McMicken Ave Unit 2 Cincinnati, OH	3.0	1.0	1760	$1,500	$0.85	23d	1	1.28mi
1241 Bates Ave Cincinnati, OH	3.0	2.5	2100	$1,875	$0.89	23d	1	1.38mi
775 Summit Ave Cincinnati, OH	3.0	2.0	2700	$2,100	$0.78	14d	1	1.40mi
472 Dayton St Cincinnati, OH	2.0	1.5	2519	$1,500	$0.60	4d	1	1.50mi

Listing history 26 events

1. 2026-06-17
   days on market $79,000 Active 96 DOM
2. 2026-06-16
   days on market $79,000 Active 95 DOM
3. 2026-06-15
   days on market $79,000 Active 94 DOM
4. 2026-06-13
   days on market $79,000 Active 92 DOM
5. 2026-06-13
   statusdays on market $79,000 Active 91 DOM
6. 2026-06-09
   days on market $79,000 Contingency Pending 88 DOM
7. 2026-06-08
   days on market $79,000 Contingency Pending 87 DOM
8. 2026-06-07
   days on market $79,000 Contingency Pending 86 DOM
9. 2026-06-03
   days on market $79,000 Contingency Pending 82 DOM
10. 2026-06-02
    days on market $79,000 Contingency Pending 81 DOM
11. 2026-06-01
    days on market $79,000 Contingency Pending 80 DOM
12. 2026-05-31
    days on market $79,000 Contingency Pending 79 DOM
13. 2026-04-02
    historical Contingency Pending
14. 2026-03-13
    listed $79,000 Active
15. 2025-12-31
    historical 263-char remark

    Show marketing remark (263 chars)

    Great opportunity for future value. This mixed use home is located right on Grand Ave and Westwood Ave with high visibity and traffic count, 1st floor can be used for commercial or residential. Property in need of renovation but great potential. Being sold as is.

16. 2025-03-28
    listed $169,000 Active 263-char remark

    Show marketing remark (263 chars)

    Great opportunity for future value. This mixed use home is located right on Grand Ave and Westwood Ave with high visibity and traffic count, 1st floor can be used for commercial or residential. Property in need of renovation but great potential. Being sold as is.

17. 2024-12-20
    soldstatus $71,000
18. 2024-12-18
    soldstatus $71,000 Sold 343-char remark

    Show marketing remark (343 chars)

    Hugh opportunity for an investor or fixer upper to continue bringing this beautiful property back to life. This property boast over 2300sqft, 4 bed, 2 full bath and 2 kitchens, newer furnace, new water heater. Owner is having most of the repairs done, updating the bathrooms, floors throughout, new porch being built. Come check this one out.

19. 2024-12-05
    historical Contingency Pending 343-char remark

    Show marketing remark (343 chars)

    Hugh opportunity for an investor or fixer upper to continue bringing this beautiful property back to life. This property boast over 2300sqft, 4 bed, 2 full bath and 2 kitchens, newer furnace, new water heater. Owner is having most of the repairs done, updating the bathrooms, floors throughout, new porch being built. Come check this one out.

20. 2024-11-27
    listed $130,000 Active 343-char remark

    Show marketing remark (343 chars)

    Hugh opportunity for an investor or fixer upper to continue bringing this beautiful property back to life. This property boast over 2300sqft, 4 bed, 2 full bath and 2 kitchens, newer furnace, new water heater. Owner is having most of the repairs done, updating the bathrooms, floors throughout, new porch being built. Come check this one out.

21. 2024-07-22
    soldstatus $60,000
22. 2024-07-19
    soldstatus $60,000 Sold
23. 2024-06-09
    historical Contingency Pending
24. 2024-05-14
    status Active
25. 2024-05-09
    historical
26. 2024-05-08
    listed $75,000 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: $1,491 · $124/mo
• Projected year-2 tax: $1,491 · $124/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 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 · 20 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: $37,992
• − Mortgage interest: −$4,425
• − Property taxes: −$1,491
• − Insurance: −$1,062
• − Repairs & maintenance: −$3,039
• − Management: −$3,039
• − Depreciation: −$2,298
• Taxable income: $22,638
• Est. tax owed @ 24.0%: −$5,433
• After-tax cash flow: $17,057/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

+5.3% since first listed

14 events — show timeline

• 2026-04-02 Contingent — Cincy MLS
• 2026-03-13 Listed $79,000 Cincy MLS
• 2025-12-31 Listing Removed — Cincy MLS
• 2025-03-28 Listed $169,000 Cincy MLS
• 2024-12-20 Sold (Public Records) $71,000 Public Records
• 2024-12-18 Sold (MLS) $71,000 Cincy MLS
• 2024-12-05 Contingent — Cincy MLS
• 2024-11-27 Listed $130,000 Cincy MLS
• 2024-07-22 Sold (Public Records) $60,000 Public Records
• 2024-07-19 Sold (MLS) $60,000 Cincy MLS
• 2024-06-09 Contingent — Cincy MLS
• 2024-05-14 Relisted — Cincy MLS
• 2024-05-09 Listing Removed — Cincy MLS
• 2024-05-08 Listed $75,000 Cincy MLS

Property tax history

+4.5%/yr

Latest (2025): $1,491 · -38.6% YoY. Source: county tax records.