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    Clifton Investment Property Near UC Title is generated by Realmo AI

    46 Graham Street, Cincinnati, OH 45219

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    For Sale
    $270,000

    MULTI_FAMILY - Cincinnati, OH

    Property size:
    1,788 SF
    Lot size:
    0.08 Acres
    Price / SF:
    $151/SF
    Added:
    Mar 17, 2026
    Days on Market:
    80
    Last Refresh:
    Jun 4 at 11:06 pm

    Property Features for 46 Graham Street

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Parking features
    On Street
    Window features
    Vinyl Frames
    Patio and Porch features
    Porch, Deck
    Exterior features
    Deck, Porch, Balcony
    Fireplace
    1
    Standard status
    Active
    APN
    0950005015700
    Size
    1,788 SF
    Lot size
    0.08 Acres

    Utilities

    Heating system
    Forced Air, Natural Gas

    Building Details

    Year built
    1895
    Number of units
    2
    Building materials
    Brick
    Roof type
    Shingle

    We can help!

    Listing Contact
    Kathy Popovich

    Listing agent Kathy Popovich

    Listing office Keller Williams Pinnacle Group 4680 Parkway Dr., Ste 100, Mason, OH

    Listing date Mar 17, 2026

    MLS# 1871865 Listing URL

    Copyright © 2026 MLS of Greater Cincinnati, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Rented Clifton investment property currently set up as a single 5‑bedroom unit for $3,000/month (tenants pay utilities).
    • Flexible layout: can be rented as a single 5 bed/2 full bath with laundry or as two units—2 bed/1 full bath and 3 bed/1 full bath, each with on‑site laundry.
    • 5‑bedroom home with two full baths, two kitchens, and gathering rooms on all 3 floors.
    • On‑site laundry included; features hardwood floors, porch/deck, and balcony.
    • Brick exterior home built in 1895 with shingle roof; fireplace included.
    • Located on a quiet cul‑de‑sac street just off Ohio Street across from Bellevue Hill Park, with plenty of on‑street parking.

    Overview

    This investment property in Cincinnati, Ohio, is currently rented as a single 5-bedroom unit for $3,000 per month, with tenants responsible for utilities. The property offers flexibility, as it can be easily rented as a single unit or as two separate units: a 2-bedroom, 1-full bath unit with on-site laundry, and a 3-bedroom, 1-full bath unit also with on-site laundry. The property is located a 10-minute walk to the University of Cincinnati campus. It features large rooms, hardwood floors, two full baths, and two kitchens. Gathering rooms are available on all 3 floors, and on-site laundry facilities are included. The property is situated on a quiet cul-de-sac street just off Ohio Street, across from Bellevue Hill Park, with ample on-street parking. The property is currently leased for the 2025/2026 school year. The property size is 1788 square feet and the lot size is 0.08 acres.

    Local Financial Insights For Multifamily LT 5

    Simulate Cap Rate and NOI

    NOI Build-Up
    Vacancy
    income lost from leasable area expected to sit empty during the year — subtracted from gross rent.
    EGI (Effective Gross Income)
    gross rent minus vacancy losses — the realistic income before paying operating costs.
    OpEx (Operating Expenses)
    recurring costs to operate the property (property tax, insurance, utilities, maintenance, management) — excludes financing and capital improvements.
    NOI (Net Operating Income)
    income a property generates after operating costs but before financing and taxes.

    Component $ $/SF
    Gross rent $22.7k $12.72
    − Vacancy −$1.3k −$0.75
    EGI $21.4k $11.97
    − OpEx −$6.4k −$3.59
    NOI $15.0k $8.38
    1,788 SF · lease $12.72/SF/yr · vacancy 5.90% · expense 30.00%

    Alternative Uses

    Best Use
    Multifamily LT 5
    $214.0K
    $187.3K – $249.7K (±1% cap)
    NOI $14,981 @ 7.0% cap · market cap 5.55%
    Second Best
    Apartment 5plus
    $189.8K
    $166.1K – $221.4K (±1% cap)
    NOI $13,285 @ 7.0% cap · market cap 4.92%
    Theoretical Best
    Office A
    $355.4K
    $311.0K – $414.7K (±1% cap)
    NOI $24,880 @ 7.0% cap · market cap 9.21%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Location Intelligence

    Current Use by Public Records

    Duplexes

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Accounting Firm

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Cincinnati
    County
    Clermont
    State
    Ohio
    Longitude
    -84.516818
    Latitude
    39.122595

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    FAQs

    What type of property is this?
    Duplex - High-performing investment property near University of Cincinnati with flexible rental options.
    Where is this duplex located?
    The property is located at 46 Graham Street Cincinnati, OH.
    What is the asking price?
    The asking price for this property is $270,000.
    What are key features of this property?
    This property features: Rented Clifton investment property currently set up as a single 5‑bedroom unit for $3,000/month (tenants pay utilities).; Flexible layout: can be rented as a single 5 bed/2 full bath with laundry or as two units—2 bed/1 full bath and 3 bed/1 full bath, each with on‑site laundry.; 5‑bedroom home with two full baths, two kitchens, and gathering rooms on all 3 floors.
    (513) 277-0996
    We can help!
    Listing Contact
    Kathy Popovich
    Request Owner's contact information
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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