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    Historic Over-the-Rhine Tenement Building Title is generated by Realmo AI

    1808 Vine Street, Cincinnati, OH 45202

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    For Sale
    $559,000

    MULTI_FAMILY - Cincinnati, OH

    Property size:
    4,471 SF
    Lot size:
    0.03 Acres
    Price / SF:
    $125/SF
    Added:
    Apr 18, 2026
    Days on Market:
    29
    Last Refresh:
    May 16 at 3:06 pm

    Property Features for 1808 Vine Street

    General Information

    Property type
    Residential Multi Family
    Property subtype
    Other
    Parking features
    On Street
    Fireplace
    1
    Standard status
    Active
    APN
    094-0005-0317-00
    Size
    4,471 SF
    Lot size
    0.03 Acres

    Utilities

    Heating system
    Hot Water(Heating)

    Building Details

    Year built
    1910
    Number of units
    4
    Building materials
    Brick
    Roof type
    Membrane

    We can help!

    Listing Contact
    Aaron Binik-Thomas
    Aaron Binik-Thomas

    Listing agent Aaron Binik-Thomas License #2013001605

    Listing office Plum Tree Realty 9078 Union Centre Blvd Ste 350, West Chester, OH

    Listing date Apr 18, 2026

    MLS# 1875906 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

    • Rare opportunity to restore a complete and intact historic tenement building in Over‑the‑Rhine.
    • Four full apartments with a classic, remarkably preserved vertical layout.
    • Located in the heart of Over‑the‑Rhine, a dynamic revitalization corridor.
    • Positioned across from the Findlay Community Center (completion est. Fall 2026), indicating continued neighborhood investment.
    • Exceptional candidate for historic renovation as a long‑term hold, boutique rental, or signature redevelopment.
    • Constructed of brick with original features including fireplaces.

    Overview

    This 4.5-story historic tenement building features four full apartments, one on each level, offering a classic vertical layout. The property is located directly across from the Findlay Community Center, slated for completion around Fall 2026. The scale, proportions, and original configuration make this an exceptional candidate for a full historic renovation, whether as a long-term hold, boutique rental, or signature redevelopment. Positioned in the heart of Over-the-Rhine, this property offers a chance to own a piece of Cincinnati history while participating in one of the city's most dynamic revitalization corridors. The building is located in Cincinnati, OH 45202, Hamilton County. The lot size is 0.029 acres and the property size is 4471 square feet.

    Financial Insights

    Value Estimation Calculated for Multifamily LT 5

    Conservative
    $416.2K
    NOI $37,461 @ 9.00% cap · cautious / downside scenario
    Moderate
    $535.2K
    NOI $37,461 @ 7.00% cap · market / base-case scenario
    Aggressive
    $749.2K
    NOI $37,461 @ 5.00% cap · optimistic / upside scenario

    NOI & Cap Rate Calculator

    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.
         Calculated for Multifamily LT 5

    Component $ $/SF
    Gross rent $56.9k $12.72
    − Vacancy −$3.4k −$0.75
    EGI $53.5k $11.97
    − OpEx −$16.1k −$3.59
    NOI $37.5k $8.38
    4,471 SF · lease $12.72/SF/yr · vacancy 5.90% · expense 30.00%

    Alternative Use Scenarios

    Best Use
    Multifamily LT 5
    $535.2K
    $468.3K – $624.4K (±1% cap)
    NOI $37,461 @ 7.0% cap · market cap 6.70%
    Second Best
    Apartment 5plus
    $474.6K
    $415.2K – $553.7K (±1% cap)
    NOI $33,219 @ 7.0% cap · market cap 5.94%
    Theoretical Best
    Office A
    $888.8K
    $777.7K – $1.04M (±1% cap)
    NOI $62,214 @ 7.0% cap · market cap 11.13%
    Zoning and permitted uses should be independently verified with local authorities.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Quadplexes

    Suggested Use

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

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

    Location Insight

    • Map
    • Local Demand
    City
    Cincinnati
    County
    Clermont
    State
    Ohio
    Longitude
    -84.51647
    Latitude
    39.115941

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    FAQs

    What type of property is this?
    Quadplex - Rare opportunity in a dynamic revitalization corridor.
    Where is this quadplex located?
    The property is located at 1808 Vine Street Cincinnati, OH.
    What is the asking price?
    The asking price for this property is $559,000.
    What are key features of this property?
    This property features: Rare opportunity to restore a complete and intact historic tenement building in Over‑the‑Rhine.; Four full apartments with a classic, remarkably preserved vertical layout.; Located in the heart of Over‑the‑Rhine, a dynamic revitalization corridor.
    (513) 378-4663
    We can help!
    Listing Contact
    Aaron Binik-Thomas
    Aaron Binik-Thomas
    Real Estate License ID: 2013001605
    Learn More
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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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