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1437 Sutton Ave
Cincinnati, OH

1437 Sutton Ave

$220,000
3 bd • 2 ba • 1,223 sf

This analysis was generated by artificial intelligence on 1/22/2025. It is for entertainment purposes only and should not be considered as real estate or investment advice.

List Price

$220,000

Price/Sq.Ft

$180

Year Built

1926

AI Property Analysis

A comprehensive evaluation of this property's features, market position, and investment potential.

The Good

This charming Cape Cod style home at 1437 Sutton Ave offers excellent value at $179.89/sqft, which is approximately 15% below the Cincinnati average of $211/sqft for similar properties. The 1,223 sqft layout maximizes space efficiency, providing 3 bedrooms and 2 bathrooms. Recent upgrades include newer windows, enhancing energy efficiency and potentially lowering utility costs. The property boasts hardwood floors throughout, a highly desirable feature that typically adds 2.5% to home value. The flexible bonus room on the 1st floor adds versatility, potentially serving as a 3rd bedroom, sunroom, or home office - a feature particularly valuable in today's remote work environment. The home's climate risk profile is exceptional, with minimal flood (1/10) and fire (1/10) risks, significantly better than the area averages of 3/10 and 2/10 respectively. This translates to lower insurance premiums, with the estimated annual cost of $792 being about 20% below the Cincinnati average of $989 for similar homes.

The Bad

While the property has many positives, there are some potential drawbacks. Built in 1926, the home is nearly 100 years old, which may necessitate more frequent maintenance and repairs compared to newer constructions. The electrical and plumbing systems, if original, could require costly updates to meet modern standards and safety requirements. The moderate heat risk (4/10) suggests that summer cooling costs might be higher than average, potentially increasing energy bills. The air quality risk of 3/10, while not severe, is slightly above the Cincinnati average of 2/10, which could be a concern for residents with respiratory sensitivities. Additionally, while the home's square footage is efficient, it's about 10% smaller than the Cincinnati average of 1,360 sqft for 3-bedroom homes, which might feel cramped for some families or those accustomed to more spacious living areas.

The Ugly

The most significant concern for this property is its potential for major system failures due to its age. With nearly a century of wear, critical components like the roof, foundation, and HVAC system may be nearing the end of their lifespan. A new roof for a home this size could cost $8,000-$12,000, while a full HVAC replacement might run $6,000-$10,000. Foundation issues, if present, could be even more costly, potentially exceeding $20,000 for major repairs. The presence of natural woodwork, while charming, could indicate the use of lead-based paint in the original construction, which was common until 1978. Professional lead abatement, if necessary, can cost $10,000-$30,000 depending on the extent of the issue. Additionally, the partial second bathroom might require a full renovation to meet modern standards, potentially costing $5,000-$10,000. These potential expenses could significantly impact the true cost of ownership, possibly exceeding $50,000 in the worst-case scenario.

Who is this property for?

These details are presented solely for entertainment purposes and are not meant to steer or limit any prospective buyer.

Best For

This property is ideal for first-time homebuyers or small families with a household income around $65,000-$75,000, based on the home's price and estimated monthly costs. It's particularly well-suited for those who appreciate historic charm and are willing to invest in maintaining an older home. The flexible layout and bonus room make it attractive for young professionals who work from home or need a dedicated office space. With its minimal flood and fire risks, it's excellent for risk-averse buyers concerned about climate-related property damage. The large yard is perfect for gardening enthusiasts or those with pets. Given the current rental rates in Cincinnati (around $1,464 for a 3-bedroom), investors could potentially achieve a gross rental yield of approximately 8% before expenses, making it an interesting option for those looking to enter the rental market.

Not For

This property is not suitable for large families needing more than 3 bedrooms or those requiring over 1,500 sqft of living space. It's also not ideal for buyers looking for a modern, move-in ready home with all the latest amenities. Given the potential for significant repairs and updates due to the home's age, it's not appropriate for buyers with limited budgets beyond the purchase price or those unwilling to deal with the challenges of an older home. The moderate heat risk (4/10) makes it less suitable for elderly residents or those with health conditions exacerbated by heat. Investors seeking a hands-off, low-maintenance rental property might find the potential upkeep requirements too demanding.
Demographics
Area Median Income

$78,447

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Risk Assessment

Climate Risks

heatMODERATE

7 extreme heat days per year

98th percentile: 103°F

airMODERATE

2 bad air quality days per year

windMINOR

Insurance: Recommended

floodMINIMAL

FEMA Zone: X_UNSHADED

Insurance: Optional

fireMINIMAL

Insurance: Optional

Risk Analysis

1. Age-related issues: Given the home's 99-year age, there's a high risk of major systems failing or requiring significant updates. This includes potential electrical, plumbing, and structural issues that may not be immediately apparent. 2. Lead paint risk: Homes built before 1978 often contain lead-based paint. This property, built in 1926, likely has lead paint, which poses health risks if disturbed during renovations. 3. Asbestos risk: Given its age, there's a possibility of asbestos in insulation, flooring, or other materials, which could be costly to safely remove if found during renovations. 4. Heat vulnerability: With a heat risk of 4/10 and 7 hot days per year, the property may require upgrades to its cooling system or additional insulation to maintain comfort and energy efficiency. 5. Market volatility: While currently priced below market average, the Cincinnati real estate market has seen fluctuations. There's a risk that property values in this area might not appreciate as quickly as in other parts of the city. 6. Zoning changes: As an older neighborhood, there's always a risk of zoning changes that could affect property use or value, especially if the area is targeted for redevelopment. 7. Insurance cost increases: Despite current low risks, climate change could lead to increased severe weather events, potentially raising insurance costs in the future. 8. School quality impact: With nearby schools rated 5/10 or lower, there's a risk that school performance could negatively impact future property values if ratings decline further.
Insurance
Annual Cost

$792

$66 per month

Financials

Monthly Costs

Price History

Property Taxes

$2,812
2023 Tax Assessment
31.5%from previous year
Assessed Value$43,215
Tax Rate6.51%

Location & Comparables

Subject Property
Comparable Sales
View on Zillow

Stats in the Area

Average Price

$231,050

5.0% above list price

Median Price

$253,000

Based on 6 recent sales

Price per Sq.Ft

$182

Comparable Properties

1523 Brandon Avenue, Cincinnati, OH 45230
Price: $275,000
Sq.Ft: 1,221
Beds/Baths: 4/2
$/Sq.Ft:
$22525.2%
Sale Date: 10/25/2024
5980 Wayside Court, Cincinnati, OH 45230
Price: $253,000
Sq.Ft: 1,203
Beds/Baths: 3/2
$/Sq.Ft:
$21016.9%
Sale Date: 9/18/2024
1311 Deliquia Drive, Cincinnati, OH 45230
Price: $150,000
Sq.Ft: 1,411
Beds/Baths: 3/2
$/Sq.Ft:
$10640.9%
Sale Date: 11/5/2024
1094 Baytree Court, Anderson Twp, OH 45230
Price: $283,300
Sq.Ft: 1,280
Beds/Baths: 4/2
$/Sq.Ft:
$22123.0%
Sale Date: 9/18/2024
1702 Tiffany Lane, Cincinnati, OH 45230
Price: $240,000
Sq.Ft: 1,352
Beds/Baths: 2/2
$/Sq.Ft:
$1781.3%
Sale Date: 10/8/2024
1470 Antoinette Avenue, Cincinnati, OH 45230
Price: $185,000
Sq.Ft: 1,225
Beds/Baths: 2/2
$/Sq.Ft:
$15116.0%
Sale Date: 8/22/2024

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