713 Elberon Ave · Cincinnati, OH 45205

$139,900

5 bd · 4.0 ba · 3,119 sqft · MultiFamily public records · 36 Days on market

Built 1905 9,365 sqft lot Est $203k · 31% under

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Why this score? — see what drove the B+ 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• 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: 2 units. confirmed

Listing remarks MLS

713/715 Elberon Ave Very Large 2 Family With Great Rent. Newer Carpet And Flooring. Some Replacement Windows. Exterior Recently Painted. Excellent For Owner Live In. Detached 2 Car Garage. Pc2024

Key facts

• 9,365 sq ft lot
• 2 garage spots
• Built 1905

Property features AI

Finance

• Financial info: Two-unit property

Exterior

• Parking: Detached 2-car garage; Driveway with 2 open parking spaces
• Utilities: Public water; Public sewer; Natural gas
• Home design: Duplex; Two-story
• Construction: Block foundation
• Exterior features: Shingle roof; Brick exterior; Windows: Other; Lot approximately 0.215 acres (40 x 221)

Interior

• Bedrooms: One 2-bedroom unit; One 3+ bedroom unit
• Heating & cooling: Gas heating
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/?-bath units multifamily listed at $140k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $531/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.4% 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 (+3.3%/yr); 69 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• At $2,660/mo this rent would consume 73% of the median local household income ($44k/yr) (locally 980% 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 $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.3% rent growth), your $39k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y 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 $85k; list at $140k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $135,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.90% ✓
• Cap rate: 15.40%
• Cash-on-cash: 32.52%
• DSCR: 2.45
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $202,735
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1045 Parkson Pl	0.59mi	6/— (+1)	3,063 (-2%)	6mo	$310,000	$101	60
723 Considine Ave	0.14mi	6/3.0 (+1)	2,731 (-12%)	7mo	$300,000	$110	58
3425 W Eighth St	0.07mi	4/2.0 (-1)	2,671 (-14%)	6mo	$173,000	$65	55
966 Fairbanks Ave	0.35mi	4/2.0 (-1)	2,679 (-14%)	1mo	$25,000	$9	46
522 Elberon Ave	0.24mi	6/3.0 (+1)	3,522 (+13%)	23mo	$189,000	$54	40
3644 Laclede Ave	0.61mi	4/4.0 (-1)	2,800 (-10%)	13mo	$192,000	$69	38
906 Seton Ave	0.58mi	4/4.0 (-1)	2,778 (-11%)	17mo	$255,000	$92	36
2555 Warsaw Ave	0.55mi	5/3.0	2,734 (-12%)	23mo	$160,000	$59	31
2317 Maryland Ave	0.65mi	5/5.0	2,827 (-9%)	23mo	$160,000	$57	31

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 · 3.3% rent growth · sell at horizon

5-year hold

• IRR: 28.0%
• Equity multiple: 2.17×
• Total profit: $45,833
• Equity at exit: $20,860

10-year hold

• IRR: 35.7%
• Equity multiple: 4.34×
• Total profit: $130,642
• 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 45205

• Rents YoY: 3.3%
• Active inventory: 69
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,660 high
• Mortgage (P&I): −$734
• Tax from tax record: −$248 /mo · $2,975/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$559
• Net cashflow: $1,062

Break-even live

Break-even rent $1,316

Max offer price $139,900

Occupancy floor 55%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	—	$2,660
Total (2 units)			$2,660

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 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1014 Considine Ave Cincinnati, OH	4.0	2.0	2200	$2,000	$0.91	1d	1	0.44mi
943 Rosemont Ave Cincinnati, OH	5.0	1.5	2132	$1,700	$0.80	16d	1	0.96mi

Listing history 23 events

1. 2026-06-18
   days on market $139,900 Active 36 DOM
2. 2026-06-17
   days on market $139,900 Active 35 DOM
3. 2026-06-16
   days on market $139,900 Active 34 DOM
4. 2026-06-15
   days on market $139,900 Active 33 DOM
5. 2026-06-13
   days on market $139,900 Active 31 DOM
6. 2026-06-13
   days on market $139,900 Active 30 DOM
7. 2026-06-09
   days on market $139,900 Active 27 DOM
8. 2026-06-08
   days on market $139,900 Active 26 DOM
9. 2026-06-07
   days on market $139,900 Active 25 DOM
10. 2026-06-03
    days on market $139,900 Active 21 DOM
11. 2026-06-02
    days on market $139,900 Active 20 DOM
12. 2026-06-01
    days on market $139,900 Active 19 DOM
13. 2026-05-31
    days on market $139,900 Active 18 DOM
14. 2026-05-13
    listed $139,900 Active
15. 2009-12-01
    historical
16. 2009-05-07
    listed $44,900
17. 2001-11-26
    soldstatus $84,600
18. 2001-11-15
    soldstatus $84,000 197-char remark

    Show marketing remark (197 chars)

    713/715 Elberon Ave Very Large 2 Family With Great Rent. Newer Carpet And Flooring. Some Replacement Windows. Exterior Recently Painted. Excellent For Owner Live In. Detached 2 Car Garage. Pc2024

19. 2001-06-26
    listed $79,900 197-char remark

    Show marketing remark (197 chars)

    713/715 Elberon Ave Very Large 2 Family With Great Rent. Newer Carpet And Flooring. Some Replacement Windows. Exterior Recently Painted. Excellent For Owner Live In. Detached 2 Car Garage. Pc2024

20. 2001-06-21
    historical
21. 2001-02-20
    listed $84,900
22. 1994-12-08
    soldstatus $61,500
23. 1987-11-17
    soldstatus $38,000

ⓘ 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: $2,975 · $248/mo
• Projected year-2 tax: $2,975 · $248/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 7 d/yr ≥102°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: $31,920
• − Mortgage interest: −$7,837
• − Property taxes: −$2,975
• − Insurance: −$700
• − Repairs & maintenance: −$2,554
• − Management: −$2,554
• − Depreciation: −$4,070
• Taxable income: $11,232
• Est. tax owed @ 24.0%: −$2,696
• After-tax cash flow: $10,043/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): 18,651
• Household income: $43,682
• Rent vs Own: 63.1% rent · 36.9% own
• Severe rent burden: 980.0

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 0.69)
• Race & ethnicity: Black 43% White 32% Hispanic / Latino 16% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 1% Slovak 1% Serbian 1%
• Foreign-born: 9% · Canada, India, China
• Languages at home: 84% English-only · Spanish 10% Other Asian/Pacific 2% 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: ▼ -138.67%
• Current HPI: 163.3375
• Rent YoY: ▲ 3.30%
• 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

+268.2% since first listed

10 events — show timeline

• 2026-05-13 Listed $139,900 Cincy MLS
• 2009-12-01 Listing Removed — Cincy MLS
• 2009-05-07 Listed $44,900 Cincy MLS
• 2001-11-26 Sold (Public Records) $84,600 Public Records
• 2001-11-15 Sold (MLS) $84,000 Cincy MLS
• 2001-06-26 Listed $79,900 Cincy MLS
• 2001-06-21 Listing Removed — Cincy MLS
• 2001-02-20 Listed $84,900 Cincy MLS
• 1994-12-08 Sold (Public Records) $61,500 Public Records
• 1987-11-17 Sold (Public Records) $38,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $2,975 · +68.2% YoY. Source: county tax records.