819 Summit Ave · Cincinnati, OH 45204

$180,000

5 bd · 2.0 ba · 1,794 sqft · SingleFamily public records · 30 Days on market

Built 1897 Est $170k · 6% over

---

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 +21.9/30.0
• DSCR +7.0/10.0
• 1% rule +5.4/10.0
• ARV discount +5.0/15.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stately 3 Story Italianate Row House. 4 Bdrms, 1.2 Baths. In The Heart Of East Price Hill's Thriving Incline District. Seconds From Its Entertainment District & All It Has To Offer & So Much New Development--Restaurants, Entertainment, Parks, Views. Time to Embrace The Renaissance In This Historical Neighborhood. 5 Mins. To Town. Great Opportunity.

Key facts

• Italianate row home
• Downtown cincinnati
• Updated electric

Tags

• ITALIANATE ROW HOME
• NEW DEVELOPMENT
• DOWNTOWN CINCINNATI
• NEWER MECHANICALS
• UPDATED ELECTRIC
• UPDATED PLUMBING

Property features AI

Finance

• Other: Lease not considered
• HOA & community: No HOA

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas
• Home design: Italianate architectural style; Single-family home; Three or more levels; Stone foundation
• Construction: Brick construction; Stone foundation; Metal roof; Three-plus story structure
• Exterior features: Metal roof; Double-hung windows; Level topography; Less than 0.5 acre lot

Interior

• Kitchen: Eat-in kitchen with wood cabinets; Includes oven/range and refrigerator
• Bedrooms: Five bedrooms total; Primary bedroom with fireplace (17 x 11, Level 2); Bedroom 2 (11 x 9, Level 2); Bedroom 3 (15 x 11, Level 3); Bedroom 4 (15 x 11, Level 3); Bedroom 5 (listed as 0 x 0, Level 2)
• Bathrooms: One full bathroom (located on Level 2); One half bathroom
• Heating & cooling: Forced air heating; Central air conditioning; Electric water heating
• Interior features: Seven total rooms; Full, unfinished basement; Fireplace in living room
• Laundry & utility: Basement laundry/utility potential (basement unfinished)

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $1,871/mo this rent would consume 72% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 30y 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 $95k; list at $180k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1897 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $177,300 (1.5% below list)

Questions for the listing agent

1. Built in 1897 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.04% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.75%
• DSCR: 1.30
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $170,430
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
578 Considine Ave	0.30mi	4/1.0 (-1)	1,728 (-4%)	10mo	$150,000	$87	63
2608 Ring Pl	0.42mi	4/2.0 (-1)	1,824 (+2%)	14mo	$219,500	$120	60
955 Wells St	0.60mi	4/3.0 (-1)	1,800 (+0%)	10mo	$199,500	$111	54
829 Mcpherson Ave	0.64mi	5/2.5	1,728 (-4%)	9mo	$165,000	$95	54
3107 W Eighth St	0.20mi	4/1.0 (-1)	1,587 (-12%)	14mo	$150,000	$95	51
774 Wells St	0.58mi	4/1.5 (-1)	1,726 (-4%)	12mo	$150,900	$87	49
1118 Fairbanks Ave	0.64mi	4/2.5 (-1)	1,850 (+3%)	15mo	$226,000	$122	46
921 Woodlawn Ave	0.47mi	4/1.5 (-1)	1,967 (+10%)	12mo	$150,000	$76	45
407 Purcell Ave	0.68mi	4/2.5 (-1)	2,018 (+12%)	2mo	$359,900	$178	38
810 Woodlawn Ave	0.44mi	4/2.0 (-1)	1,552 (-14%)	23mo	$110,000	$71	33
524 Fairbanks Ave	0.75mi	4/2.0 (-1)	1,594 (-11%)	21mo	$102,000	$64	24

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: -5.9%
• Equity multiple: 0.78×
• Total profit: $-11,110
• Equity at exit: $26,839

10-year hold

• IRR: 3.7%
• Equity multiple: 1.27×
• Total profit: $13,573
• Equity at exit: $15,563

Cash invested: $50,400 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,871 high
• Mortgage (P&I): −$944
• Tax from tax record: −$176 /mo · $2,108/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $284

Break-even live

Break-even rent $1,512

Max offer price $180,000

Occupancy floor 80%

Sensitivity live

Price	-10% $385	-5% $335	+0% $284	+5% $233	+10% $182
Rent	-10% $136	-5% $210	+0% $284	+5% $357	+10% $431
Rate	-1.0pp $374	-0.5pp $329	base $284	+0.5pp $237	+1.0pp $189

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1014 Considine Ave Cincinnati, OH	4.0	2.0	2200	$2,000	$0.91	3d	1	0.37mi
916 Fairbanks Ave Cincinnati, OH	4.0	1.0	1438	$1,695	$1.18	25d	1	0.52mi
928 Fairbanks Ave Cincinnati, OH	5.0	2.0	1530	$2,200	$1.44	45d	1	0.53mi
2454 River Rd Unit 2 Cincinnati, OH	4.0	1.0	1400	$1,595	$1.14	25d	1	0.56mi
862 Academy Ave Unit 2 Cincinnati, OH	4.0	1.0	1627	$1,450	$0.89	18d	1	1.09mi
1620 Minion Ave Cincinnati, OH	4.0	2.0	1845	$1,550	$0.84	21d	1	1.20mi
905 Suire Ave Unit 2 Cincinnati, OH	4.0	1.0	1699	$1,400	$0.82	25d	1	1.27mi
1311 Manss Ave Cincinnati, OH	4.0	1.0	1409	$1,295	$0.92	5d	1	1.30mi
943 Rosemont Ave Cincinnati, OH	5.0	1.5	2132	$1,700	$0.80	17d	1	1.35mi

Listing history 27 events

1. 2026-06-21
   days on market $180,000 Active 30 DOM
2. 2026-06-18
   days on market $180,000 Active 27 DOM
3. 2026-06-17
   days on market $180,000 Active 26 DOM
4. 2026-06-16
   days on market $180,000 Active 25 DOM
5. 2026-06-15
   days on market $180,000 Active 24 DOM
6. 2026-06-13
   days on market $180,000 Active 22 DOM
7. 2026-06-13
   pricedays on market $180,000 Active 21 DOM
8. 2026-06-09
   days on market $185,000 Active 18 DOM
9. 2026-06-08
   days on market $185,000 Active 17 DOM
10. 2026-06-07
    days on market $185,000 Active 16 DOM
11. 2026-06-03
    days on market $185,000 Active 12 DOM
12. 2026-06-02
    days on market $185,000 Active 11 DOM
13. 2026-06-01
    days on market $185,000 Active 10 DOM
14. 2026-05-31
    days on market $185,000 Active 9 DOM
15. 2026-05-21
    listed $185,000 Active
16. 2021-01-13
    soldstatus $95,000
17. 2021-01-13
    soldstatus $95,000
18. 2020-12-31
    soldstatus $95,000 Sold 358-char remark

    Show marketing remark (358 chars)

    Stately 3 Story Italianate Row House. 4 Bdrms, 1.2 Baths. In The Heart Of East Price Hill's Thriving Incline District. Seconds From Its Entertainment District & All It Has To Offer & So Much New Development--Restaurants, Entertainment, Parks, Views. Time to Embrace The Renaissance In This Historical Neighborhood. 5 Mins. To Town. Great Opportunity.

19. 2020-10-12
    historical Contingency Pending 358-char remark

    Show marketing remark (358 chars)

    Stately 3 Story Italianate Row House. 4 Bdrms, 1.2 Baths. In The Heart Of East Price Hill's Thriving Incline District. Seconds From Its Entertainment District & All It Has To Offer & So Much New Development--Restaurants, Entertainment, Parks, Views. Time to Embrace The Renaissance In This Historical Neighborhood. 5 Mins. To Town. Great Opportunity.

20. 2020-09-29
    price $102,000 358-char remark

    Show marketing remark (358 chars)

    Stately 3 Story Italianate Row House. 4 Bdrms, 1.2 Baths. In The Heart Of East Price Hill's Thriving Incline District. Seconds From Its Entertainment District & All It Has To Offer & So Much New Development--Restaurants, Entertainment, Parks, Views. Time to Embrace The Renaissance In This Historical Neighborhood. 5 Mins. To Town. Great Opportunity.

21. 2020-09-11
    price $107,500 358-char remark

    Show marketing remark (358 chars)

    Stately 3 Story Italianate Row House. 4 Bdrms, 1.2 Baths. In The Heart Of East Price Hill's Thriving Incline District. Seconds From Its Entertainment District & All It Has To Offer & So Much New Development--Restaurants, Entertainment, Parks, Views. Time to Embrace The Renaissance In This Historical Neighborhood. 5 Mins. To Town. Great Opportunity.

22. 2020-09-04
    price $115,000 358-char remark

    Show marketing remark (358 chars)

    Stately 3 Story Italianate Row House. 4 Bdrms, 1.2 Baths. In The Heart Of East Price Hill's Thriving Incline District. Seconds From Its Entertainment District & All It Has To Offer & So Much New Development--Restaurants, Entertainment, Parks, Views. Time to Embrace The Renaissance In This Historical Neighborhood. 5 Mins. To Town. Great Opportunity.

23. 2020-08-31
    price $120,000 358-char remark

    Show marketing remark (358 chars)

    Stately 3 Story Italianate Row House. 4 Bdrms, 1.2 Baths. In The Heart Of East Price Hill's Thriving Incline District. Seconds From Its Entertainment District & All It Has To Offer & So Much New Development--Restaurants, Entertainment, Parks, Views. Time to Embrace The Renaissance In This Historical Neighborhood. 5 Mins. To Town. Great Opportunity.

24. 2020-08-31
    price $130,000 358-char remark

    Show marketing remark (358 chars)

    Stately 3 Story Italianate Row House. 4 Bdrms, 1.2 Baths. In The Heart Of East Price Hill's Thriving Incline District. Seconds From Its Entertainment District & All It Has To Offer & So Much New Development--Restaurants, Entertainment, Parks, Views. Time to Embrace The Renaissance In This Historical Neighborhood. 5 Mins. To Town. Great Opportunity.

25. 2020-08-26
    listed $132,000 Active 358-char remark

    Show marketing remark (358 chars)

    Stately 3 Story Italianate Row House. 4 Bdrms, 1.2 Baths. In The Heart Of East Price Hill's Thriving Incline District. Seconds From Its Entertainment District & All It Has To Offer & So Much New Development--Restaurants, Entertainment, Parks, Views. Time to Embrace The Renaissance In This Historical Neighborhood. 5 Mins. To Town. Great Opportunity.

26. 1996-06-13
    soldstatus $6,000 114-char remark

    Show marketing remark (114 chars)

    A Rare Opportunity;brick Townhouse Shell But Look At The Price! No Better Rehab Possibility On Market;cash Only!!!

27. 1996-06-04
    listed $7,900 114-char remark

    Show marketing remark (114 chars)

    A Rare Opportunity;brick Townhouse Shell But Look At The Price! No Better Rehab Possibility On Market;cash Only!!!

ⓘ 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: $2,108 · $176/mo
• Projected year-2 tax: $2,458 · $205/mo
• Expected delta: +$350/yr (+$29/mo · 16.6%)

ⓘ 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: $22,454
• − Mortgage interest: −$10,083
• − Property taxes: −$2,108
• − Insurance: −$900
• − Repairs & maintenance: −$1,796
• − Management: −$1,796
• − Depreciation: −$5,236
• Taxable income: $534
• Est. tax owed @ 24.0%: −$128
• After-tax cash flow: $3,275/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

+2241.8% since first listed

13 events — show timeline

• 2026-05-21 Listed $185,000 Cincy MLS
• 2021-01-13 Sold (Public Records) $95,000 Public Records
• 2021-01-13 Sold (Public Records) $95,000 Public Records
• 2020-12-31 Sold (MLS) $95,000 Cincy MLS
• 2020-10-12 Contingent — Cincy MLS
• 2020-09-29 Price Changed $102,000 Cincy MLS
• 2020-09-11 Price Changed $107,500 Cincy MLS
• 2020-09-04 Price Changed $115,000 Cincy MLS
• 2020-08-31 Price Changed $120,000 Cincy MLS
• 2020-08-31 Price Changed $130,000 Cincy MLS
• 2020-08-26 Listed $132,000 Cincy MLS
• 1996-06-13 Sold (MLS) $6,000 Cincy MLS
• 1996-06-04 Listed $7,900 Cincy MLS

Property tax history

+11.0%/yr

Latest (2025): $2,108 · +0.1% YoY. Source: county tax records.