2711 Price Ave · Cincinnati, OH 45204

$555,000

9 bd · 4.5 ba · 3,934 sqft · MultiFamily public records · 36 Days on market

Built 1885 6,316 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 +15.1/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Livability +4.0/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• 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: 3 units. confirmed

Listing remarks MLS

Exceptional opportunity to own a fully operational triplex in a prime, walkable Cincinnati neighborhood! All three units are currently thriving as successful Airbnb rentals, offering immediate income potential. Each unit features modern updatesthe largest unit has a chef's kitchen with high-end finishes, a luxurious bathroom with soaking tub and spa-like shower, expansive master bedroom, spacious walk-in closet, and soaring 10-foot ceilings. Hardwood and LVP flooring throughout add style and durability. Enjoy outdoor living on the private deck of one of the units, plus a full driveway for convenient off-street parking. Located just minutes from downtown with restaurants, parks, local theater, museums, and iconic Cincinnati landmarks nearby. A charming coffee shop and ice cream parlor sit right on the block. Whether you're seeking a turn-key investment or personal/rental blend, this one delivers unmatched value and location.

Key facts

• Private deck
• Fully renovated
• Off street parking

Tags

• NEW ROOF
• FULLY RENOVATED
• UPDATED PLUMBING
• UPDATED ELECTRIC
• OFF STREET PARKING
• PRIVATE DECK

Property features AI

Finance

• Other: Property contains one building; Total of 3 residential units (1 one-bedroom, 1 two-bedroom, 1 three-bedroom)
• Financial info: Short-term rentals allowed (STR Rentals)
• HOA & community: Rec room available; Maintenance expense listed

Exterior

• Parking: Three open parking spaces; Assigned off-street private parking on concrete
• Utilities: Public water; Public sewer; Natural gas; Separate gas/electric meters; Owner pays heat and water
• Home design: Triplex; Two levels; Stone foundation; Shingle roof; Brick construction; Residential zoning
• Construction: Brick exterior; Stone foundation; Shingle roof
• Exterior features: Deck; Porch; Wood fence

Interior

• Bedrooms: Unit 1: 3 bedrooms; Unit 2: 2 bedrooms; Unit 3: 3 bedrooms
• Bathrooms: Unit 1: 1 full and 1 partial bathroom; Unit 2: 1 full bathroom; Unit 3: 3 full and 1 partial bathroom
• Heating & cooling: Forced-air gas heating; Central air conditioning; Separate furnaces and separate A/C units for units; Natural gas service
• Interior features: 220-volt electrical service; Full basement; Smoke alarm; Dehumidifier

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/2.0-bath units multifamily listed at $555k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive. Per door: $62/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $468k (15.7% below list).
• Recommended offer: $468k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: 33 active listings in the ZIP; lower-income renter base — watch delinquency; 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• At $4,679/mo this rent would consume 180% of the median local household income ($31k/yr) (locally 487% 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 $4k of loan paydown is wiped out by about $17k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($538k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 27y 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: built in 1885 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $467,900 (15.7% 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 16% 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 1885 — 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. 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 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: 0.84% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.43%
• DSCR: 1.06
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $62,944
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
963 Fairbanks Ave	0.59mi	8/2.0 (-1)	3,381 (-14%)	16mo	$53,000	$16	20

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.50×
• Total profit: $-78,265
• Equity at exit: $82,752

10-year hold

• IRR: -5.3%
• Equity multiple: 0.66×
• Total profit: $-53,483
• Equity at exit: $47,986

Cash invested: $155,400 (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 45204

• Home prices YoY: -21.2%
• Active inventory: 33
• Price-to-rent: 29.7×

Monthly cashflow live

• Estimated rent: $4,679 high
• Mortgage (P&I): −$2,910
• Tax from tax record: −$369 /mo · $4,433/yr
• Insurance: −$231
• HOA: −$0
• Vacancy / Maint / Mgmt: −$983
• Net cashflow: $185

Break-even live

Break-even rent $4,445

Max offer price $555,000

Occupancy floor 91%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	2	$4,680
Total (3 units)			$4,679

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: $138,750
• Closing costs: $16,650
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $555,000 Active 36 DOM
2. 2026-06-17
   days on market $555,000 Active 35 DOM
3. 2026-06-16
   days on market $555,000 Active 34 DOM
4. 2026-06-15
   days on market $555,000 Active 33 DOM
5. 2026-06-13
   days on market $555,000 Active 31 DOM
6. 2026-06-13
   days on market $555,000 Active 30 DOM
7. 2026-06-09
   days on market $555,000 Active 27 DOM
8. 2026-06-08
   days on market $555,000 Active 26 DOM
9. 2026-06-07
   pricedays on market $555,000 Active 25 DOM
10. 2026-06-03
    days on market $565,000 Active 21 DOM
11. 2026-06-02
    days on market $565,000 Active 20 DOM
12. 2026-06-01
    days on market $565,000 Active 19 DOM
13. 2026-05-31
    days on market $565,000 Active 18 DOM
14. 2026-05-13
    listed $565,000 Active
15. 2025-10-31
    soldstatus $517,500
16. 2025-10-20
    soldstatus $517,500 Sold 937-char remark

    Show marketing remark (937 chars)

    Exceptional opportunity to own a fully operational triplex in a prime, walkable Cincinnati neighborhood! All three units are currently thriving as successful Airbnb rentals, offering immediate income potential. Each unit features modern updatesthe largest unit has a chef's kitchen with high-end finishes, a luxurious bathroom with soaking tub and spa-like shower, expansive master bedroom, spacious walk-in closet, and soaring 10-foot ceilings. Hardwood and LVP flooring throughout add style and durability. Enjoy outdoor living on the private deck of one of the units, plus a full driveway for convenient off-street parking. Located just minutes from downtown with restaurants, parks, local theater, museums, and iconic Cincinnati landmarks nearby. A charming coffee shop and ice cream parlor sit right on the block. Whether you're seeking a turn-key investment or personal/rental blend, this one delivers unmatched value and location.

17. 2025-09-10
    historical Contingency Pending 937-char remark

    Show marketing remark (937 chars)

    Exceptional opportunity to own a fully operational triplex in a prime, walkable Cincinnati neighborhood! All three units are currently thriving as successful Airbnb rentals, offering immediate income potential. Each unit features modern updatesthe largest unit has a chef's kitchen with high-end finishes, a luxurious bathroom with soaking tub and spa-like shower, expansive master bedroom, spacious walk-in closet, and soaring 10-foot ceilings. Hardwood and LVP flooring throughout add style and durability. Enjoy outdoor living on the private deck of one of the units, plus a full driveway for convenient off-street parking. Located just minutes from downtown with restaurants, parks, local theater, museums, and iconic Cincinnati landmarks nearby. A charming coffee shop and ice cream parlor sit right on the block. Whether you're seeking a turn-key investment or personal/rental blend, this one delivers unmatched value and location.

18. 2025-08-20
    status Active 937-char remark

    Show marketing remark (937 chars)

    Exceptional opportunity to own a fully operational triplex in a prime, walkable Cincinnati neighborhood! All three units are currently thriving as successful Airbnb rentals, offering immediate income potential. Each unit features modern updatesthe largest unit has a chef's kitchen with high-end finishes, a luxurious bathroom with soaking tub and spa-like shower, expansive master bedroom, spacious walk-in closet, and soaring 10-foot ceilings. Hardwood and LVP flooring throughout add style and durability. Enjoy outdoor living on the private deck of one of the units, plus a full driveway for convenient off-street parking. Located just minutes from downtown with restaurants, parks, local theater, museums, and iconic Cincinnati landmarks nearby. A charming coffee shop and ice cream parlor sit right on the block. Whether you're seeking a turn-key investment or personal/rental blend, this one delivers unmatched value and location.

19. 2025-08-11
    historical Contingency Pending 937-char remark

    Show marketing remark (937 chars)

    Exceptional opportunity to own a fully operational triplex in a prime, walkable Cincinnati neighborhood! All three units are currently thriving as successful Airbnb rentals, offering immediate income potential. Each unit features modern updatesthe largest unit has a chef's kitchen with high-end finishes, a luxurious bathroom with soaking tub and spa-like shower, expansive master bedroom, spacious walk-in closet, and soaring 10-foot ceilings. Hardwood and LVP flooring throughout add style and durability. Enjoy outdoor living on the private deck of one of the units, plus a full driveway for convenient off-street parking. Located just minutes from downtown with restaurants, parks, local theater, museums, and iconic Cincinnati landmarks nearby. A charming coffee shop and ice cream parlor sit right on the block. Whether you're seeking a turn-key investment or personal/rental blend, this one delivers unmatched value and location.

20. 2025-07-24
    price $549,000 937-char remark

    Show marketing remark (937 chars)

    Exceptional opportunity to own a fully operational triplex in a prime, walkable Cincinnati neighborhood! All three units are currently thriving as successful Airbnb rentals, offering immediate income potential. Each unit features modern updatesthe largest unit has a chef's kitchen with high-end finishes, a luxurious bathroom with soaking tub and spa-like shower, expansive master bedroom, spacious walk-in closet, and soaring 10-foot ceilings. Hardwood and LVP flooring throughout add style and durability. Enjoy outdoor living on the private deck of one of the units, plus a full driveway for convenient off-street parking. Located just minutes from downtown with restaurants, parks, local theater, museums, and iconic Cincinnati landmarks nearby. A charming coffee shop and ice cream parlor sit right on the block. Whether you're seeking a turn-key investment or personal/rental blend, this one delivers unmatched value and location.

21. 2025-07-11
    listed $599,000 Active 937-char remark

    Show marketing remark (937 chars)

    Exceptional opportunity to own a fully operational triplex in a prime, walkable Cincinnati neighborhood! All three units are currently thriving as successful Airbnb rentals, offering immediate income potential. Each unit features modern updatesthe largest unit has a chef's kitchen with high-end finishes, a luxurious bathroom with soaking tub and spa-like shower, expansive master bedroom, spacious walk-in closet, and soaring 10-foot ceilings. Hardwood and LVP flooring throughout add style and durability. Enjoy outdoor living on the private deck of one of the units, plus a full driveway for convenient off-street parking. Located just minutes from downtown with restaurants, parks, local theater, museums, and iconic Cincinnati landmarks nearby. A charming coffee shop and ice cream parlor sit right on the block. Whether you're seeking a turn-key investment or personal/rental blend, this one delivers unmatched value and location.

22. 2025-06-30
    historical 330-char remark

    Show marketing remark (330 chars)

    Turnkey & income producing three unit near Downtown. Top to bottom remodel with three units currently active as short term rentals. If your highest return is on design, this one has it! Great for owner occupied or investor. 2 years of strong operations - P & L, booking schedule, & listing links w/ reviews available.

23. 2025-03-07
    listed $650,000 Active 330-char remark

    Show marketing remark (330 chars)

    Turnkey & income producing three unit near Downtown. Top to bottom remodel with three units currently active as short term rentals. If your highest return is on design, this one has it! Great for owner occupied or investor. 2 years of strong operations - P & L, booking schedule, & listing links w/ reviews available.

24. 1999-04-30
    soldstatus $65,000
25. 1999-04-30
    soldstatus $65,000
26. 1999-03-05
    listed $69,900

ⓘ 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: $4,433 · $369/mo
• Projected year-2 tax: $6,546 · $545/mo
• Expected delta: +$2,112/yr (+$176/mo · 47.6%)

ⓘ 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: $56,148
• − Mortgage interest: −$31,089
• − Property taxes: −$4,433
• − Insurance: −$2,775
• − Repairs & maintenance: −$4,492
• − Management: −$4,492
• − Depreciation: −$16,145
• Taxable loss: −$7,278
• Est. tax savings @ 24.0%: +$1,747
• After-tax cash flow: $3,970/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): 8,412
• Household income: $31,236
• Rent vs Own: 56.3% rent · 43.7% own
• Severe rent burden: 487.0

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 0.64)
• Race & ethnicity: White 44% Black 41% Two or more races 13% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 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: ▼ -43.12%
• Current HPI: 160.5953
• 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

+708.3% since first listed

13 events — show timeline

• 2026-05-13 Listed $565,000 Cincy MLS
• 2025-10-31 Sold (Public Records) $517,500 Public Records
• 2025-10-20 Sold (MLS) $517,500 Cincy MLS
• 2025-09-10 Contingent — Cincy MLS
• 2025-08-20 Relisted — Cincy MLS
• 2025-08-11 Contingent — Cincy MLS
• 2025-07-24 Price Changed $549,000 Cincy MLS
• 2025-07-11 Listed $599,000 Cincy MLS
• 2025-06-30 Listing Removed — Cincy MLS
• 2025-03-07 Listed $650,000 Cincy MLS
• 1999-04-30 Sold (Public Records) $65,000 Public Records
• 1999-04-30 Sold (MLS) $65,000 Cincy MLS
• 1999-03-05 Listed $69,900 Cincy MLS

Property tax history

+25.8%/yr

Latest (2025): $4,433 · +0.1% YoY. Source: county tax records.