1928 Grand Ave, Cincinnati OH 45214

1928 Grand Ave, Cincinnati, OH 45214

Multifamily: 4 bedrooms , 4 bathrooms

Year built: 1960,

Investment strategy: Rental Property

Purchase Price$ 250,000

Rent$ 3,000/mo

Monthly Cash Flow$ 585

Cash on Cash Return56.13 %

Financial Analysis

Cash on Cash Return	56.13 %
Internal Rate of Return (IRR)	70.31 %
Capitalization Rate	10.58 %
Gross Rent Multiplier (GRM)	6.94
Debt-coverage Ratio (DCR)	1.36
Operating Expense Ratio (OER)	22.64 %

Financial Breakdown

Purchase Price	$ 250,000
Purchase Costs	$ 0
Repair/Construction Costs	$ 0
Total Capital Needed Total Capital Needed Includes all projects costs (except selling costs). Total Capital Needed Includes all projects costs (except selling costs).	$ 250,000
Financing	$ 237,500
Total Cash Needed Cash out of Pocket Shows rehabber's cash outlay. Cash out of Pocket Shows rehabber's cash outlay.	$ 12,500
Cash at Closing Cash at Closing This number includes down payment and loan points. Cash at Closing This number includes down payment and loan points.	$ 12,500
Cash During Rehab Cash During Rehab Shows the cash amount remaining to fund the purchase and rehab/construction. Cash During Rehab Shows the cash amount remaining to fund the purchase and rehab/construction.	$ 0

Operating Analysis

Rent	$ 3,000/mo
Gross Operating Income (GOI)	$ 34,200
Total Expenses	$ 7,742
Net Operating Income (NOI)	$ 26,458
Annual Debt Service	$ 19,442
Cash Flow Before Taxes (CFBT)	$ 7,016
Income Tax Liability	$ 510
Cash Flow After Taxes (CFAT)	$ 6,506

Cash flowing Quad in Price Hill!! Seconds to the Roberts Academy and the Incline District. Downtown Cincinnati is right around the corner! Add value in rent increases to market value. Currently getting $3, 000/month in gross rent. Don't miss the opportunity to add this one to your portfolio!

Purchase Price	$ 250,000
Address	1928 Grand Ave , Cincinnati, 45214, OH
MLS^® #	1808989
Listing Agent	Benjamin M. Austin
Year Built	1960
Type	Multifamily
Number of Units
Bedrooms	4
Bathrooms	4

Property History

Date	Price	Event
6/18/2024	250000	Listed
12/31/2021		Listing removed
7/18/2021	219900	Price Changed
7/15/2021	199900	Listed
5/8/2000	79000	Sold
2/2/1999	76000	Sold
4/14/1985	1125000	Sold
12/31/1984	112500	Sold

Annual Property Operating Data

Incomes		% of GOI
Gross Scheduled Income Gross Scheduled Income (GSI) Represents the total of monthly rents for the particular property, including the potential rents from vacant units and uncollectable rents. Gross Scheduled Income (GSI) Represents the total of monthly rents for the particular property, including the potential rents from vacant units and uncollectable rents.	$ 36,000
Total Gross Income	$ 36,000
Vacancy loss Vacancy and Credit Loss Part of the potential rental income that is lost because of unoccupied units or uncollectable rent from tenants. Vacancy and Credit Loss Part of the potential rental income that is lost because of unoccupied units or uncollectable rent from tenants.	$ 1,800
Gross Operating Income Gross Operating Income (GOI) An actual income which is expected to be collected in the property. Gross Operating Income (GOI) An actual income which is expected to be collected in the property.	$ 34,200	100.00 %
Expenses Operating Expenses Expenses necessary for maintaining the property and ensuring its continued ability to produce income (doesn't include mortgage payments or depreciation). Operating Expenses Expenses necessary for maintaining the property and ensuring its continued ability to produce income (doesn't include mortgage payments or depreciation).
Utilities	$ 2,400	7.02 %
Insurance	$ 2,000	5.85 %
Repairs	$ 342	1.00 %
Property tax	$ 3,000	8.77 %
Total Expenses	$ 7,742	22.64 %
Net Operating Income Net Operating Income (NOI) Important measurement calculated as gross operating income minus operating expenses. Net Operating Income (NOI) Important measurement calculated as gross operating income minus operating expenses.	$ 26,458	77.36 %

Cash Flow (Year 1)

Net Operating Income	$ 26,458	77.36 %
Annual Debt Service	$ 19,442	56.85 %
Cash Flow Before Taxes (CFBT) Cash Flow All the inflows and outflows of cash for a certain property (including mortgage payments). We can calculate cash flow before taxes (CFBT) or cash flow after taxes (CFAT) which is CFBT minus any tax liability arising from the operation of the property. Cash Flow All the inflows and outflows of cash for a certain property (including mortgage payments). We can calculate cash flow before taxes (CFBT) or cash flow after taxes (CFAT) which is CFBT minus any tax liability arising from the operation of the property.	$ 7,016	20.51 %
Income Tax Liability	$ 510	1.49 %
Cash Flow After Taxes (CFAT) Cash Flow All the inflows and outflows of cash (including mortgage payments). We can calculate cash flow before taxes (CFBT) or cash flow after taxes (CFAT) which is CFBT minus any tax liability arising from the operation of the property. Cash Flow All the inflows and outflows of cash (including mortgage payments). We can calculate cash flow before taxes (CFBT) or cash flow after taxes (CFAT) which is CFBT minus any tax liability arising from the operation of the property.	$ 6,506	19.02 %

Operating Ratios

Operating Expense Ratio Operating Expense Ratio Ratio of the operating expenses to the gross operating income (GOI). Operating Expense Ratio Ratio of the operating expenses to the gross operating income (GOI).	22.64 %
Break-Even Ratio Break-Even Ratio (BER) Another benchmark used by mortgage lenders, estimating how vulnerable is a certain property to defaulting on its mortgage if part of the rental income is declined. Most of the lenders are looking for BER of 85% or less. Break-Even Ratio (BER) Another benchmark used by mortgage lenders, estimating how vulnerable is a certain property to defaulting on its mortgage if part of the rental income is declined. Most of the lenders are looking for BER of 85% or less.	79.49 %

Financial Measures

Net Present Value Net Present Value (NPV) Probably the best measure of any investment thanks to its complexity; taking into account all future cash flows including the selling price, and it converts all these amounts to their present values using discount rate required by the investor. More information and an example on the blog. Net Present Value (NPV) Probably the best measure of any investment thanks to its complexity; taking into account all future cash flows including the selling price, and it converts all these amounts to their present values using discount rate required by the investor. More information and an example on the blog.	$ 56,446
Internal Rate of Return Internal Rate of Return (IRR) Rate which an investment will return over the estimated period of ownership. It is in fact the discount rate that produces NPV of zero. Internal Rate of Return (IRR) Rate which an investment will return over the estimated period of ownership. It is in fact the discount rate that produces NPV of zero.	70.31 %
Profitability Index Profitability Index Similar to NPV, also calculates with the present values of future cash flows and discount rate. It shows whether the present value of the cash flows is worth the initial investment. Good investment should be above 1.0 Profitability Index Similar to NPV, also calculates with the present values of future cash flows and discount rate. It shows whether the present value of the cash flows is worth the initial investment. Good investment should be above 1.0	5.52
Annual Depreciation	$ 7,273

Holding period of 5 years and discount rate of 5.00% were used for calculation of NPV and IRR. The rest of the financial measures are for the 1st year only and therefore don't provide such an exact information.

Investment Return Ratios

Cash on Cash Return Cash on Cash Return Ratio between annual cash flow before taxes and the total initial investment, expressed as a percentage. It does not take in account the future value of money. Cash on Cash Return Ratio between annual cash flow before taxes and the total initial investment, expressed as a percentage. It does not take in account the future value of money.	56.13 %
Return on Investment Return on Investment Very similar to Cash on Cash Return, but also takes in account appreciation of the property in the first year. Return on Investment Very similar to Cash on Cash Return, but also takes in account appreciation of the property in the first year.	116.13 %
Capitalization Rate Capitalization Rate Calculated as ratio of the net operating income and the value of the property. Capitalization Rate Calculated as ratio of the net operating income and the value of the property.	10.58 %
Gross Rental Yield Gross Rental Yield Used for a particular property or also as a market indicator when using median values of rent and house prices - counted from gross scheduled rent and initial investment. Gross Rental Yield Used for a particular property or also as a market indicator when using median values of rent and house prices - counted from gross scheduled rent and initial investment.	14.40 %
Gross Rent Multiplier Gross Rent Multiplier (GRM) Counted as a ratio of market value of the property and gross scheduled income. Gross Rent Multiplier (GRM) Counted as a ratio of market value of the property and gross scheduled income.	6.94

Financing
Down Payment		$ 12,500
Loan		$ 237,500
Loan to Value Ratio Loan to Value Ratio Shows sum of all purchase and rehab loans divided by purchase price. Loan to Value Ratio Shows sum of all purchase and rehab loans divided by purchase price.		95.00 %
Loan to Cost Ratio Loan to Cost Ratio Shows sum of all purchase and rehab loans to construction cost (purchase price + repairs). Loan to Cost Ratio Shows sum of all purchase and rehab loans to construction cost (purchase price + repairs).		95.00 %
Debt Coverage Ratio		1.36

Loan Financing of: Purchase price ($ 250,000)
Type	Amortized
Loan Amount	$ 237,500
Down payment (5%)	$ 12,500
Amortization	30 years
Interest Rate	7.25 %
Monthly Payment	$ 1,620.17

This chart shows the process of accumulation of investor's equity. There is some equity created right at the beginning with the rehab/construction and later investor's equity is rising by paying off the principal of the loan and also by appreciation over the years. All the green parts is the cummulative equity belonging to the investor and the red part belongs to the lender.

Year	0	1	2	3	4	5
Operational Analysis
Gross Scheduled Income	0	36,000	36,720	37,454	38,203	38,968
Vacancy Loss	0	1,800	1,836	1,873	1,910	1,948
Gross Operating Income	0	34,200	34,884	35,582	36,293	37,019
Expenses	0	7,742	7,897	8,055	8,216	8,380
Net Operating Income	0	26,458	26,987	27,527	28,077	28,639
Loan Payment	0	19,442	19,442	19,442	19,442	19,442
Payment Interest Part	0	17,143	16,971	16,786	16,587	16,373
Payment Principal Part	0	2,299	2,471	2,656	2,855	3,069
Cash Flow
Repairs/Construction	0	0	0	0	0	0
Cash Flow Before Taxes	-12,500	7,016	7,545	8,085	8,635	9,197
Depreciation	0	7,273	7,273	7,273	7,273	7,273
Taxes	0	510	686	867	1,054	1,248
Cash Flow After Taxes	-12,500	6,506	6,859	7,218	7,581	7,949

Note: All amounts in the table above are in $

Resale Price Evaluation Methods

The property is sold after 5 years. Below is the resale price calculated using different methods.

Appreciation (3.00%)	$ 289,819
Cap Rate (10.58%) & NOI	$ 270,690
Gross Rent Multiplier	$ 270,435

Sale Proceeds

Projected Selling Price	$ 289,819
Costs of Sale (6.00%)	$ 17,389
1. Loan Balance Payoff	$ 224,150
Net Sale Proceeds Before Tax	$ 48,280

In the resale analysis we do not include any calculation for taxes that might be owed on sale of the property. The tax laws for the resale are rather complex and subjected to frequent changes.

Net Assets and Yield

Net Assets
Sale Proceeds Before Tax	$ 48,280
Investor Cash Outlay	$ 12,500
Net Assets	$ 35,780
Average Yield
Annual Net Assets	$ 7,156
Average Cash Flow (After Taxes)	$ 5,633
Average Annual Gain (After Taxes)	$ 12,789
Average Annual Yield (After Taxes)	5.12 %

This charts shows Net Present Value (NPV) when property is sold in various years, i.e. when sold in 5th year, the NPV is calculated from 5 years of Cash Flow (including the selling price) and this NPV is displayed in year 5. Optimal holding period can be estimated, using this method - when NPV is the highest. Please note that appreciation growth can change these numbers greatly. It sometimes makes sense to sell the property even before the end of the mortgage term.

Property Report: 1928 Grand Ave, Cincinnati RENTAL

Property Report :

1928 Grand Ave, Cincinnati, OH 45214

Executive Summary