6372 Savannah · Cincinnati, OH 45224

$145,000

3 bd · 2.0 ba · 1,422 sqft · SingleFamily public records · 100 Days on market

Built 1910 5,968 sqft lot Est $236k · 39% under

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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 +20.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +6.0/10.0
• Livability +4.0/5.0
• Rent growth +3.0/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fixer upper, good potential, need cash type buyer or investor loan for as is sale. Utilities will not be activated for inspections. Buyers must use seller title co & get free title policy unless previously approved by seller on contract.

Key facts

• Breakfast nook
• Large front porch
• Cathedral ceilings

Tags

• LARGE FRONT PORCH
• HARDWOOD FLOORS
• BREAKFAST NOOK
• BACK PORCH
• CATHEDRAL CEILINGS
• FULL BASEMENT

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Natural gas
• Home design: Victorian-style single family home; Three or more levels; Poured foundation
• Construction: Aluminum siding; Shingle roof
• Exterior features: Walkout basement; Concrete basement floor; Unfinished basement; Glass block windows in basement; Other exterior features

Interior

• Kitchen: Pantry; Vinyl flooring; Wood cabinets; Microwave; Oven/Range; Refrigerator
• Bedrooms: 3 bedrooms total; Primary bedroom on level 2, approximately 12 x 11; Second bedroom on level 2, approximately 12 x 11; Third bedroom on level 2, approximately 11 x 10
• Flooring: Wood flooring in living room; Vinyl flooring in kitchen
• Bathrooms: One full bathroom (level 2); One half/partial bathroom (basement)
• Heating & cooling: Gas heating with hot water system; Window cooling unit(s); Gas water heater
• Interior features: 9 total rooms; 9-foot (or taller) ceilings; Attic storage
• Laundry & utility: Laundry room in basement, approximately 10 x 10

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $132k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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 (+1.8%/yr); 49 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• This rent runs 34% of the median local income ($56k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $50k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $145k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 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 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.10% ✓
• Cap rate: 7.97%
• Cash-on-cash: 5.99%
• DSCR: 1.27
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $236,052
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6537 Meis Ave	0.34mi	2/1.5 (-1)	1,469 (+3%)	0mo	$205,000	$140	71
1708 De Armand Ave	0.46mi	2/1.0 (-1)	1,415 (-0%)	2mo	$222,500	$157	67
1565 Reid Ave	0.47mi	2/1.5 (-1)	1,369 (-4%)	3mo	$269,000	$196	62
1472 Larrywood Ln	0.68mi	4/1.5 (+1)	1,426 (+0%)	0mo	$220,000	$154	61
1387 Teakwood Ave	0.72mi	4/2.0 (+1)	1,405 (-1%)	2mo	$270,000	$192	58
2268 Deblin Dr	0.71mi	4/2.0 (+1)	1,443 (+2%)	3mo	$240,000	$166	57
6623 Betts Ave	0.39mi	3/1.0	1,242 (-13%)	0mo	$140,000	$113	56
1568 Wittekind Ter	0.43mi	3/2.5	1,600 (+12%)	2mo	$415,000	$259	56
1961 Connecticut Ave	0.64mi	4/2.0 (+1)	1,332 (-6%)	3mo	$250,000	$188	52
6078 Oakwood Ave	0.43mi	2/1.5 (-1)	1,266 (-11%)	3mo	$275,000	$217	52
6916 Noble Ave	0.73mi	2/2.5 (-1)	1,366 (-4%)	2mo	$180,000	$132	51
2037 Carpenter	0.74mi	4/2.0 (+1)	1,544 (+9%)	2mo	$230,000	$149	44

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 · 1.82% rent growth · sell at horizon

5-year hold

• IRR: -8.4%
• Equity multiple: 0.69×
• Total profit: $-12,399
• Equity at exit: $21,620

10-year hold

• IRR: -0.5%
• Equity multiple: 0.96×
• Total profit: $-1,431
• Equity at exit: $12,537

Cash invested: $40,600 (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 45224

• Rents YoY: 1.8%
• Active inventory: 49
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,592 high
• Mortgage (P&I): −$760
• Tax from tax record: −$234 /mo · $2,810/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $203

Break-even live

Break-even rent $1,335

Max offer price $145,000

Occupancy floor 82%

Sensitivity live

Price	-10% $285	-5% $244	+0% $203	+5% $162	+10% $121
Rent	-10% $77	-5% $140	+0% $203	+5% $266	+10% $328
Rate	-1.0pp $276	-0.5pp $240	base $203	+0.5pp $165	+1.0pp $127

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1804 Waltham Ave Cincinnati, OH	2.0	1.0	1186	$1,425	$1.20	8d	1	0.24mi
1834 Emerson Ave Cincinnati, OH	2.0	1.0	1187	$1,500	$1.26	24d	1	0.24mi
1720 W North Bend Rd Cincinnati, OH	3.0	1.0	900	$1,400	$1.56	24d	1	0.41mi
6211 Hamilton Ave Cincinnati, OH	2.0	1.0–2.0	842	$1,968	$2.34	2d	17	0.50mi
6834 Betts Ave Cincinnati, OH	4.0	1.5	1426	$1,695	$1.19	24d	1	0.59mi
1837 W Galbraith Rd Cincinnati, OH	2.0	2.0	1087	$1,500	$1.38	24d	1	0.64mi
1604 W Galbraith Rd Unit F North College Hill, OH	2.0	1.0	1250	$1,150	$0.92	15d	1	0.66mi
5928 Belmont Ave Unit Washer Dryer Hookup Cincinnati, OH	3.0	1.0	1120	$1,395	$1.25	17d	1	0.67mi
5910 Belmont Ave Unit 3 Cincinnati, OH	2.0	1.0	900	$995	$1.11	5d	1	0.70mi
1740 Bising Ave North College Hill, OH	3.0	2.0	1235	$1,697	$1.37	2d	6	0.83mi
7032 La Boiteaux Ave Cincinnati, OH	4.0	1.0	1200	$1,800	$1.50	24d	1	0.90mi
1409 Cedar Ave Cincinnati, OH	3.0	1.0	1248	$1,525	$1.22	5d	1	0.97mi
1628 Linden Dr Unit 937 Cincinnati, OH	2.0	1.0	950	$1,163	$1.22	24d	1	0.97mi
2512 Rack Ct Unit 3 Cincinnati, OH	2.0	1.0	900	$1,125	$1.25	24d	1	1.19mi
1667 Lakenoll Dr Mt Healthy, OH	1.0–2.0	1.0–1.5	817	$1,385	$1.69	4d	7	1.27mi
5843 Monfort Hills Ave Cincinnati, OH	2.0	1.0	1820	$1,200	$0.66	24d	1	1.28mi
1104 Archland Dr Cincinnati, OH	3.0	2.0	1533	$2,036	$1.33	8d	1	1.29mi
5406 Scarletoak Dr Cincinnati, OH	2.0	2.0	1508	$2,400	$1.59	4d	1	1.30mi
5824 Shadymist Ln Unit 3 Cincinnati, OH	2.0	1.0	875	$1,100	$1.26	24d	1	1.39mi
1017 W North Bend Rd Cincinnati, OH	4.0	2.0	1450	$1,951	$1.35	13d	1	1.46mi

Listing history 28 events

1. 2026-06-21
   days on market $145,000 Active 100 DOM
2. 2026-06-18
   days on market $145,000 Active 97 DOM
3. 2026-06-17
   days on market $145,000 Active 96 DOM
4. 2026-06-16
   days on market $145,000 Active 95 DOM
5. 2026-06-15
   days on market $145,000 Active 94 DOM
6. 2026-06-13
   days on market $145,000 Active 92 DOM
7. 2026-06-13
   days on market $145,000 Active 91 DOM
8. 2026-06-09
   pricedays on market $145,000 Active 88 DOM
9. 2026-06-08
   days on market $160,000 Active 87 DOM
10. 2026-06-07
    days on market $160,000 Active 86 DOM
11. 2026-06-03
    days on market $160,000 Active 82 DOM
12. 2026-06-02
    days on market $160,000 Active 81 DOM
13. 2026-06-01
    days on market $160,000 Active 80 DOM
14. 2026-05-31
    days on market $160,000 Active 79 DOM
15. 2026-05-22
    price $160,000
16. 2026-05-09
    status Active
17. 2026-05-04
    historical Contingency Pending
18. 2026-03-13
    price $175,000
19. 2026-03-13
    listed $195,000 Active
20. 2008-09-08
    soldstatus $80,000
21. 2006-10-10
    soldstatus $38,900
22. 2006-09-13
    soldstatus $38,000 241-char remark

    Show marketing remark (241 chars)

    Fixer upper, good potential, need cash type buyer or investor loan for as is sale. Utilities will not be activated for inspections. Buyers must use seller title co & get free title policy unless previously approved by seller on contract.

23. 2006-08-01
    listed $41,900 241-char remark

    Show marketing remark (241 chars)

    Fixer upper, good potential, need cash type buyer or investor loan for as is sale. Utilities will not be activated for inspections. Buyers must use seller title co & get free title policy unless previously approved by seller on contract.

24. 2006-04-13
    historical
25. 2005-07-08
    listed $56,900
26. 1995-12-26
    soldstatus $78,200
27. 1993-08-17
    soldstatus $74,500
28. 1985-04-01
    soldstatus $39,900

ⓘ 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: $2,810 · $234/mo
• Projected year-2 tax: $2,810 · $234/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 5/10 Major FEMA zone X (unshaded) · 66% 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,104
• − Mortgage interest: −$8,122
• − Property taxes: −$2,810
• − Insurance: −$725
• − Repairs & maintenance: −$1,528
• − Management: −$1,528
• − Depreciation: −$4,218
• Taxable income: $172
• Est. tax owed @ 24.0%: −$41
• After-tax cash flow: $2,391/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): 21,900
• Household income: $56,471
• Rent vs Own: 40.5% rent · 59.5% own
• Severe rent burden: 1382.0

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 0.60)
• Race & ethnicity: Black 51% White 37% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 95% English-only · Spanish 3%

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: ▼ -148.06%
• Current HPI: 224.1379
• Rent YoY: ▲ 1.82%
• 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

+301.0% since first listed

14 events — show timeline

• 2026-05-22 Price Changed $160,000 Cincy MLS
• 2026-05-09 Relisted — Cincy MLS
• 2026-05-04 Contingent — Cincy MLS
• 2026-03-13 Price Changed $175,000 Cincy MLS
• 2026-03-13 Listed $195,000 Cincy MLS
• 2008-09-08 Sold (Public Records) $80,000 Public Records
• 2006-10-10 Sold (Public Records) $38,900 Public Records
• 2006-09-13 Sold (MLS) $38,000 Cincy MLS
• 2006-08-01 Listed $41,900 Cincy MLS
• 2006-04-13 Listing Removed — Cincy MLS
• 2005-07-08 Listed $56,900 Cincy MLS
• 1995-12-26 Sold (Public Records) $78,200 Public Records
• 1993-08-17 Sold (Public Records) $74,500 Public Records
• 1985-04-01 Sold (Public Records) $39,900 Public Records

Property tax history

+5.1%/yr

Latest (2025): $2,810 · +3.1% YoY. Source: county tax records.