1959 Baltimore Ave · Cincinnati, OH 45225

$259,000

4 bd · 2.0 ba · 2,053 sqft · SingleFamily public records · 44 Days on market

Built 1913 4,487 sqft lot

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Why this score? — see what drove the D+ 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 +11.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks MLS

Great investment opportunity. Already has tenant producing rental income. Put your finishing touches and increase those numbers. Loads of potential in this 5 bedroom 2 bath home. Tons of space & possibilities. Could be used as first floor bedrooms as well.

Key facts

• Bright living area
• Formal dining room
• Brand new roof

Tags

• FULLY RESTORED ALL BRICK
• SOLID STONE FOUNDATION
• BRAND NEW ROOF
• NEW HVAC SYSTEMS
• BRIGHT LIVING AREA
• FORMAL DINING ROOM

Property features AI

Finance

• Other: Zoned residential; Lot approximately 0.103 acres
• HOA & community: No HOA

Exterior

• Parking: On-street parking
• Security: Smoke alarm
• Utilities: Public water; Public sewer; Natural gas service; Gas water heater; Electric power (standard connections)
• Home design: Traditional / Historical style; Single-family home; Three-plus levels; Stone foundation; Shingle roof; Smart technology for appliances and HVAC
• Construction: Brick construction
• Exterior features: Deck; Metal fencing; Vinyl windows; Public water and public sewer

Interior

• Kitchen: Walkout kitchen; Wood cabinets; Wood flooring in kitchen; Kitchen dimensions approximately 14 x 11; Includes dishwasher, microwave, oven/range, refrigerator
• Bedrooms: 5 bedrooms total; Primary bedroom on level 2 (15 x 14); Bedroom 2 on level 2 (14 x 12); Bedroom 3 on level 2 (12 x 12); Bedroom 4 on level 3 (13 x 19); Bedroom 5 on level 3 (14 x 15)
• Flooring: Wood floors in kitchen, dining room, and living room
• Bathrooms: 2 full bathrooms; Primary bathroom includes bidet; One full bathroom on level 1 and one full bathroom on level 2
• Heating & cooling: Forced air heating (gas); Central air conditioning; Gas water heating
• Interior features: 9-foot (and higher) ceilings; Beam ceiling; Natural woodwork; Smoke alarm
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $-141 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (9.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (26.1% below list).
• Recommended offer: $191k (26.1% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: 32 active listings in the ZIP; 4 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).
• At $1,913/mo this rent would consume 113% of the median local household income ($20k/yr) (locally 1466% 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 $28k of equity ($2k loan paydown + $26k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 22y 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 $259k implies a 205% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1913 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,307 (26.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1913 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.74% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.42%
• DSCR: 0.94
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $129,339
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1859 Baltimore Ave	0.25mi	4/2.0	2,350 (+14%)	4mo	$148,000	$63	62
1827 Carll St	0.29mi	3/2.0 (-1)	1,866 (-9%)	9mo	$50,000	$27	59
1700 Pulte St	0.55mi	4/2.0	2,014 (-2%)	21mo	$80,250	$40	54
1756 Carll St	0.45mi	4/3.0	1,846 (-10%)	6mo	$203,900	$110	53
1619 Hopple Ct	0.61mi	3/1.5 (-1)	1,984 (-3%)	8mo	$158,000	$80	52
1704 Pulte St	0.54mi	4/1.0	1,888 (-8%)	6mo	$60,000	$32	52
2016 Queen City Ave	0.72mi	3/2.5 (-1)	2,099 (+2%)	5mo	$200,000	$95	52
3011 Cavanaugh Ave	0.68mi	4/1.0	1,764 (-14%)	15mo	$95,000	$54	29
3340 Ninann Ct	0.63mi	3/1.5 (-1)	1,750 (-15%)	20mo	$130,000	$74	23

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.6%
• Equity multiple: 2.82×
• Total profit: $131,996
• Equity at exit: $233,328

10-year hold

• IRR: 20.2%
• Equity multiple: 6.46×
• Total profit: $395,679
• Equity at exit: $503,180

Cash invested: $72,520 (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 45225

• Home prices YoY: 4.6%
• Active inventory: 32
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,913 medium
• Mortgage (P&I): −$1,358
• Tax from tax record: −$131 /mo · $1,573/yr
• Insurance: −$108
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $-141

Break-even live

Break-even rent $2,092

Max offer price $234,018

Occupancy floor —

Sensitivity live

Price	-10% $5	-5% $-68	+0% $-141	+5% $-215	+10% $-288
Rent	-10% $-293	-5% $-217	+0% $-141	+5% $-66	+10% $10
Rate	-1.0pp $-11	-0.5pp $-76	base $-141	+0.5pp $-209	+1.0pp $-277

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1852 Knox St Cincinnati, OH	4.0	1.5	1747	$1,850	$1.06	25d	1	0.61mi
3350 Cavanaugh Ave Cincinnati, OH	4.0	2.5	2309	$1,995	$0.86	25d	1	0.79mi
3157 Sunshine Ave Cincinnati, OH	3.0	2.0	1894	$1,825	$0.96	5d	1	1.10mi
1241 Bates Ave Cincinnati, OH	3.0	2.5	2100	$1,875	$0.89	25d	1	1.29mi

Listing history 50 events

1. 2026-06-21
   days on market $259,000 Active 44 DOM
2. 2026-06-18
   days on market $259,000 Active 41 DOM
3. 2026-06-17
   days on market $259,000 Active 40 DOM
4. 2026-06-16
   days on market $259,000 Active 39 DOM
5. 2026-06-15
   days on market $259,000 Active 38 DOM
6. 2026-06-13
   days on market $259,000 Active 36 DOM
7. 2026-06-13
   days on market $259,000 Active 35 DOM
8. 2026-06-09
   days on market $259,000 Active 32 DOM
9. 2026-06-08
   days on market $259,000 Active 31 DOM
10. 2026-06-07
    days on market $259,000 Active 30 DOM
11. 2026-06-03
    days on market $259,000 Active 26 DOM
12. 2026-06-02
    days on market $259,000 Active 25 DOM
13. 2026-06-01
    days on market $259,000 Active 24 DOM
14. 2026-05-31
    days on market $259,000 Active 23 DOM
15. 2026-05-14
    price $259,000
16. 2026-05-07
    listed $268,000 Active
17. 2025-07-22
    soldstatus $85,000
18. 2025-07-11
    soldstatus $85,000 Closed 262-char remark

    Show marketing remark (262 chars)

    Great investment opportunity. Already has tenant producing rental income. Put your finishing touches and increase those numbers. Loads of potential in this 5 bedroom 2 bath home. Tons of space & possibilities. Could be used as first floor bedrooms as well.

19. 2025-06-28
    status Pending 262-char remark

    Show marketing remark (262 chars)

    Great investment opportunity. Already has tenant producing rental income. Put your finishing touches and increase those numbers. Loads of potential in this 5 bedroom 2 bath home. Tons of space & possibilities. Could be used as first floor bedrooms as well.

20. 2025-06-02
    price $94,000
21. 2025-05-17
    listed $100,000 Active

    Show marketing remark (262 chars)

    Great investment opportunity. Already has tenant producing rental income. Put your finishing touches and increase those numbers. Loads of potential in this 5 bedroom 2 bath home. Tons of space & possibilities. Could be used as first floor bedrooms as well.

22. 2025-05-17
    listed $100,000 Active 262-char remark

    Show marketing remark (262 chars)

    Great investment opportunity. Already has tenant producing rental income. Put your finishing touches and increase those numbers. Loads of potential in this 5 bedroom 2 bath home. Tons of space & possibilities. Could be used as first floor bedrooms as well.

23. 2025-01-22
    soldstatus $66,300
24. 2025-01-16
    soldstatus $66,330 Sold
25. 2024-11-01
    historical Contingency Pending
26. 2024-10-04
    listed $27,000 Active
27. 2024-08-20
    historical
28. 2024-08-06
    status Active
29. 2024-07-01
    historical Contingency Pending
30. 2024-06-25
    price $110,000
31. 2024-06-14
    listed $150,000 Active
32. 2019-04-17
    soldstatus $12,000 Sold
33. 2019-04-05
    historical Accept Backup Offers
34. 2019-04-01
    price $20,000
35. 2019-03-18
    price $23,000
36. 2019-02-15
    price $30,000
37. 2019-02-03
    listed $33,000 Active
38. 2013-10-31
    historical
39. 2013-04-30
    listed $30,000
40. 2010-11-29
    soldstatus $24,000
41. 2010-10-07
    listed $26,000
42. 2010-08-13
    historical
43. 2010-04-13
    listed $52,900
44. 2010-01-22
    historical
45. 2009-07-20
    listed $39,900
46. 2009-06-19
    soldstatus $6,000
47. 2009-04-09
    listed $9,900
48. 2009-04-09
    historical
49. 2009-01-06
    listed $21,900
50. 2007-09-10
    historical

ⓘ 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: $1,573 · $131/mo
• Projected year-2 tax: $2,807 · $234/mo
• Expected delta: +$1,234/yr (+$103/mo · 78.5%)

ⓘ 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 4/10 Moderate 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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,957
• − Mortgage interest: −$14,508
• − Property taxes: −$1,573
• − Insurance: −$1,962
• − Repairs & maintenance: −$1,837
• − Management: −$1,837
• − Depreciation: −$7,535
• Taxable loss: −$6,293
• Est. tax savings @ 24.0%: +$1,510
• After-tax cash flow: $-187/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): 9,583
• Household income: $20,348
• Rent vs Own: 87.2% rent · 12.8% own
• Severe rent burden: 1466.0

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 Black (72%)
• Race & ethnicity: Black 72% White 17% Two or more races 7% Hispanic / Latino 5%
• Common ancestry: Slovak 1% Romanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 2%

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: ▲ 10.21%
• Current HPI: 232.7908
• 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

+2179.9% since first listed

42 events — show timeline

• 2026-05-14 Price Changed $259,000 Cincy MLS
• 2026-05-07 Listed $268,000 Cincy MLS
• 2025-07-22 Sold (Public Records) $85,000 Public Records
• 2025-07-11 Sold (MLS) $85,000 Dayton MLS
• 2025-06-28 Pending — Dayton MLS
• 2025-06-02 Price Changed $94,000 Cincy MLS
• 2025-05-17 Listed $100,000 Dayton MLS
• 2025-05-17 Listed $100,000 Cincy MLS
• 2025-01-22 Sold (Public Records) $66,300 Public Records
• 2025-01-16 Sold (MLS) $66,330 Cincy MLS
• 2024-11-01 Contingent — Cincy MLS
• 2024-10-04 Listed $27,000 Cincy MLS
• 2024-08-20 Listing Removed — Cincy MLS
• 2024-08-06 Relisted — Cincy MLS
• 2024-07-01 Contingent — Cincy MLS
• 2024-06-25 Price Changed $110,000 Cincy MLS
• 2024-06-14 Listed $150,000 Cincy MLS
• 2019-04-17 Sold (MLS) $12,000 Cincy MLS
• 2019-04-05 Contingent — Cincy MLS
• 2019-04-01 Price Changed $20,000 Cincy MLS
• 2019-03-18 Price Changed $23,000 Cincy MLS
• 2019-02-15 Price Changed $30,000 Cincy MLS
• 2019-02-03 Listed $33,000 Cincy MLS
• 2013-10-31 Listing Removed — Cincy MLS
• 2013-04-30 Listed $30,000 Cincy MLS
• 2010-11-29 Sold (MLS) $24,000 Cincy MLS
• 2010-10-07 Listed $26,000 Cincy MLS
• 2010-08-13 Listing Removed — Cincy MLS
• 2010-04-13 Listed $52,900 Cincy MLS
• 2010-01-22 Listing Removed — Cincy MLS
• 2009-07-20 Listed $39,900 Cincy MLS
• 2009-06-19 Sold (MLS) $6,000 Cincy MLS
• 2009-04-09 Listing Removed — Cincy MLS
• 2009-04-09 Listed $9,900 Cincy MLS
• 2009-01-06 Listed $21,900 Cincy MLS
• 2007-09-10 Listing Removed — Cincy MLS
• 2007-05-13 Listed $75,000 Cincy MLS
• 2005-01-11 Sold (MLS) $15,000 Cincy MLS
• 2004-11-16 Listed $19,900 Cincy MLS
• 2002-11-15 Sold (Public Records) $78,000 Public Records
• 1994-05-26 Sold (Public Records) $62,000 Public Records
• 1991-03-13 Sold (Public Records) $11,360 Public Records

Property tax history

+10.4%/yr

Latest (2025): $1,573 · +0.1% YoY. Source: county tax records.