The Bonafide Group

10/15/2026

“Real estate wealth is rarely built in one dramatic move. It grows through ordinary decisions made consistently—checking the numbers, maintaining the property, and answering the contractor’s call even when you’d rather pretend you didn’t see it.”
—Brandy McCaster

10/14/2026

🏡 THE BONAFIDE INVESTOR WEEKLY
Presented by Bonafide Academy & The Bonafide Group
Week of October 12, 2026
THIS WEEK'S THEME: Just Because the Bank Will Finance It Doesn't Mean It's a Good Investment!
Hello, Bonafide Investors!
This week, we're talking about something that can make a HUGE difference as you begin building your real estate portfolio: understanding the difference between qualifying for financing and actually making money on an investment property.
There are some interesting developments in the Cincinnati housing market, new opportunities for investors, and a financing strategy that's gaining attention nationwide.
Let's get into it!
🏘️ CINCINNATI MARKET WATCH: More Inventory, More Negotiating Power
The latest September housing data shows that buyers have more options in the Cincinnati market.
According to Realtor.com's October market report:
- 4,868 active listings, an 18% increase year over year.
- 22.3% of listings experienced price reductions.
- 44 median days on market, up 12.8% from last year.
- $347,000 median listing price, up just 0.9%.
These figures cover the broader Cincinnati market tracked in the report. Individual neighborhoods and property types will perform differently. Realtor
What does this mean for investors?
More inventory and longer marketing times can create opportunities to negotiate.
I want you paying particular attention to properties that have been sitting for 45–60 days, properties with multiple price reductions, and sellers who may be carrying vacant homes.
Remember, a motivated seller doesn't always mean someone facing foreclosure.
Sometimes it's simply someone who is tired of paying taxes, insurance, utilities, and maintenance on a house they no longer want.
That's where a well-prepared investor can offer a solution.
💰 FINANCING WATCH: Mortgage Rates Continue to Climb
On October 8, the national average 30-year fixed mortgage rate reached 7.40%, compared with 7.28% the previous week.
The average 15-year fixed rate increased to 6.73%.
These are conventional mortgage benchmarks, not investment-property loan quotes. Actual investor financing terms will vary. Freddie Mac
But here's an interesting development.
DSCR Loans Are Gaining Popularity
DSCR stands for Debt Service Coverage Ratio.
Unlike traditional mortgages that focus heavily on your personal income, many DSCR loan programs evaluate a property's ability to generate enough rental income to support its financing.
A September industry report found that DSCR and other investor-loan rate-lock volume increased approximately 130% between January 2022 and August 2026. The growth has also brought greater scrutiny of appraisals, rental-income documentation, and fraud risks. HousingWire
For investors who are self-employed or building portfolios, these loans may provide another financing option.
However, they can carry higher interest rates, larger down-payment requirements, and prepayment penalties.
The lesson? More financing options don't automatically mean better deals.
🏠 RENTAL MARKET UPDATE: Know What Your Property Can Actually Rent For
September data from Realtor.com's Cincinnati rental market report shows:
Median asking rent: $1,425 per month.
Year-over-year rent change: Down approximately 1.7%.
Rental listings: Up approximately 19.3% from the previous year.
This tells us something important.
Rental properties are still an investment opportunity, but investors need to pay closer attention to competition.
You cannot assume that every renovated three-bedroom home will command top-of-market rent.
Location, condition, parking, layout, school district, and competing rentals all matter.
And don't forget vacancy!
A property advertised for $1,900 that sits empty for two months can produce less annual income than one rented consistently for $1,800.
Wealth isn't built on advertised rent. It's built on collected rent.
📍 INVESTMENT OPPORTUNITY WATCH: Lower Price Hill
Here's a Cincinnati neighborhood worth studying.
A report published October 9 highlighted approximately $76 million in investment in Lower Price Hill since 2012.
Major projects include investments in manufacturing, housing, education, and neighborhood redevelopment.
The Lower Price Hill Thrives initiative has also helped create 47 affordable apartments through renovation and new construction. Axios
Why should investors pay attention?
Neighborhood revitalization can influence housing demand, infrastructure, employment opportunities, and long-term property values.
But I want to emphasize something.
Investment activity does not guarantee appreciation.
Before purchasing in an emerging neighborhood, study comparable sales, realistic rental demand, renovation costs, flood exposure, and the actual progress of planned developments.
And remember that responsible neighborhood investment should create opportunities for existing residents, too.
📚 BONAFIDE ACADEMY EDUCATIONAL TIP
Understanding DSCR vs. Actual Cash Flow
Let's look at a hypothetical rental property.
Your lender evaluates the following:
Property Financials Monthly Amount
Gross rental income $2,100
Mortgage principal, interest, taxes and insurance $1,750
DSCR 1.20

For many residential DSCR programs, the calculation is:
Monthly Rental Income ÷ Monthly PITIA
$2,100 ÷ $1,750 = 1.20
This means the property's projected rent is 1.20 times its monthly financing and escrow payment.
Some lenders may consider that acceptable, depending on their requirements. Kiavi
But hold on!
What about the OTHER expenses?
Let's add some realistic operating assumptions.
Additional Expenses Monthly Amount
Vacancy reserve (5%) $105
Maintenance/repair reserve $200
Property management (8%) $168
Additional monthly expenses $473

Now calculate your cash flow.
$2,100 rental income
− $1,750 mortgage, taxes and insurance
− $473 operating reserves and expenses
Your projected monthly cash flow is NEGATIVE $123!
And we haven't even accounted for major capital replacements or unexpected expenses beyond those reserves.
See why understanding the numbers matters?
A property might satisfy a lender's DSCR requirements and still fail your personal cash-flow requirements.
That's why we analyze investments from multiple perspectives.
Bank approval is not investment approval!
🎯 MARKET TAKEAWAY OF THE WEEK
The Cincinnati market is presenting an interesting combination.
Housing inventory is increasing, sellers are reducing prices, mortgage rates are elevated, and rental competition remains significant. Realtor
For investors, this creates an opportunity to negotiate—but also requires more disciplined underwriting.
The investors who understand financing, rental demand, and operating expenses will be better positioned to recognize worthwhile opportunities.
Don't confuse a discount with a deal.
A house reduced from $250,000 to $220,000 isn't necessarily a bargain.
It's only a bargain if the numbers support your investment strategy.
✅ YOUR ACTIONABLE NEXT STEP
The Bonafide Investor Challenge
This week, I want you to select ONE rental property and evaluate it using two calculations.
First, calculate its DSCR using realistic market rent and the financing terms available to you.
Second, calculate actual projected monthly cash flow after accounting for vacancy, maintenance, management, and other ownership expenses.
Then ask yourself:
Would I still want this property if it never appreciated another dollar?
If the answer is yes because the income and long-term fundamentals make sense, you may have something worth investigating further.
If the answer is no, figure out what would need to change.
Maybe it's the purchase price.
Maybe it's the financing.
Maybe it's the renovation budget.
Or maybe it's simply not the right investment.
And that's okay!
❤️ A WORD FROM BRANDY
Listen, everybody wants to be a real estate investor until it's time to sit down and do the MATH! 😂
I get it!
Looking at houses is fun.
Imagining the renovations is fun.
Thinking about owning five, ten, or twenty rental properties is exciting!
But here's what I want you to understand.
The goal is not to own a bunch of houses. The goal is to own a bunch of ASSETS!
There is a difference.
I don't want you collecting properties that keep you up at night wondering how you're going to pay for the next repair.
I want you building a portfolio that creates income, increases your options, and eventually gives you more freedom.
And that starts with education.
Every deal you analyze makes you smarter.
Every mistake you avoid protects your money.
And every good investment decision brings you one step closer to the financial future you're working toward.
Don't rush the process. Learn the business, trust your numbers, and keep building!
Because remember...
🏡 WE'RE NOT JUST BUYING REAL ESTATE. WE'RE BUILDING GENERATIONAL WEALTH!
Until next week, happy investing!
Brandy McCaster
The Bonafide Group | Bonafide Academy
Real Estate • Investing • Education • Generational Wealth
Bonafide Academy | Investor Education That Builds Wealth
Interested in learning how to analyze investment properties, purchase rentals, renovate homes, or build your own real estate portfolio?
Connect with us to learn more about upcoming Bonafide Academy classes and investment opportunities.
www.brandymccaster.com

The Bonafide Group is a Cincinnati-based, international luxury team of real estate professionals who are passionate about your homeownership and investment goals. Lead by Andre & Brandy McCaster, we are highly skilled real estate agents who can turn your real estate dreams into reality.

10/12/2026

💳 Real estate myth: You must be completely debt-free before buying a home!
Having a car payment, student loans, or credit card balances does not automatically disqualify you. A lender will look at the full picture—including your income, monthly obligations, credit history, available funds, and the loan program.
Don’t spend months guessing—or paying off the wrong account—before getting professional guidance. You may be closer than you think, or you may simply need a realistic plan.
Thinking about buying in Cincinnati? Message me, and I’ll help you connect with a trusted lender to explore your next step.

10/08/2026

“Move quickly when the opportunity is right, but never so quickly that the numbers get the day off. Urgency can open a door; due diligence keeps it from slamming on your wallet.”
—Brandy McCaster

10/05/2026

🏡 The Bonafide Investor Weekly
Presented by Bonafide Academy & The Bonafide Group
Week of October 5, 2026
This Week’s Theme: Your Profit Is Made When You BUY
We've spent the last few weeks talking about stress-testing deals, financing, exit strategies and negotiating terms. This week I want to bring it back to one of the most important fundamentals I teach:
You cannot rehab your way out of overpaying.
A beautiful renovation doesn't automatically make something a good investment. In today's market, your purchase price is becoming even more important because borrowing costs are high and Cincinnati rents aren't growing enough to cover sloppy numbers.
📊 Cincinnati Market Watch: More Inventory = More Choices
The latest complete numbers from the REALTOR Alliance of Greater Cincinnati are for August. Greater Cincinnati had 3,098 active listings, up 6.8% year over year, while new listings increased 2.6%. The median sale price was $329,000, up 4.5%, and 1,741 homes sold, up 1.9%. Median market time increased 25%, although it remained a quick 10 days. REALTOR Alliance Cincinnati
That combination is important.
Prices are holding up, but buyers have more choices.
For investors, I don't interpret that as “houses are getting cheap.” They're not.
I interpret it as:
We may have more opportunities to negotiate.
The house that's overpriced, dated, vacant or poorly marketed now has more competition for the buyer's attention.
That's where I want you looking.
Latest Greater Cincinnati market statistics
💰 Financing Watch: 7% Changes the Conversation
Freddie Mac reported the average 30-year fixed mortgage at 7.03% as of September 24, with the 15-year at 6.42%. Those are conventional owner-occupied benchmarks, so investor financing can differ significantly. My Home
Freddie Mac's payment example makes the impact easy to see. On a $300,000 mortgage, principal and interest is approximately:
6.5% → $1,896/month
7.0% → $1,996/month
7.5% → $2,098/month My Home
Now think like an investor.
If your financing costs increase $200 per month, that's $2,400 per year.
Where is that $2,400 coming from?
If your answer is:
“Hopefully rents go up.”

We need another answer. 😂
Higher financing costs make your acquisition basis even more important.
🏘️ Rental Watch: Cincinnati Rent Growth Is Basically Flat
Zillow's Cincinnati rental-market tracker recently showed average asking rent around $1,438 across all bedrooms and property types, essentially flat from a year earlier. Zillow also listed roughly 2,041 available rentals and classified Cincinnati's rental market as cool relative to renter demand nationally. Zillow
That doesn't mean there aren't fantastic rental pockets in Cincinnati.
There absolutely are.
It means you shouldn't assume marketwide rent appreciation will rescue a marginal deal.
Your individual property's rent depends on the neighborhood, bedrooms, condition, amenities, parking and competing inventory.
And remember:
Asking rent isn't collected rent.
If three comparable houses are advertised for $2,000 but they've been sitting for six weeks, don't automatically put $2,000 into your pro forma.
🏗️ Opportunity Watch: Follow Where Investment Is Going
Here's something Cincinnati investors should put on their radar.
The City of Cincinnati recently received a $2 million State of Ohio grant to help prepare the 17-acre MidPointe Crossing site in Bond Hill for new housing development. The money will help fund site clearing, grading, stormwater infrastructure and road preparation. The Port - Cincinnati
Separately, Cincinnati City Council approved zoning for Westline Flats, a proposed 167-unit affordable-housing development on the former Western Hills Sports Mall site in Westwood. WVXU
I'm not telling you:
“Go buy in Bond Hill and Westwood.”
I'm telling you to pay attention.
Public infrastructure investment, housing development, zoning changes and private capital moving into neighborhoods are pieces of information investors should track.
Sometimes opportunity isn't the project itself.
It's what starts happening around it.
📚 Bonafide Educational Tip: Learn Your Maximum Allowable Offer
Here's your Academy lesson this week.
Before negotiating a fixer, determine the maximum amount you can pay and still achieve your required return.
Suppose you estimate:
ARV: $300,000
Rehab: $55,000
Holding/financing: $15,000
Selling/closing costs: $25,000
Required profit: $40,000
Start at the exit and work backward:
$300,000
− $55,000
− $15,000
− $25,000
− $40,000
= $165,000
Your approximate maximum purchase price under those assumptions is:
$165,000
Now imagine the seller wants $195,000.
The property isn't automatically a bad property.
It's a bad deal for your strategy at that price.
That distinction will save you a LOT of money.
🎯 Market Takeaway of the Week
Cincinnati is giving investors a very specific combination right now:
Home values remain resilient. Inventory has improved. Financing is expensive. Broad rental growth is limited. REALTOR Alliance Cincinnati
That means this isn't the market to make your profit through wishful appreciation.
I want us making money through:
Buying correctly.
Negotiating intelligently.
Controlling renovation costs.
Choosing the right exit.
Operating efficiently.
The boring fundamentals are becoming extremely valuable.
✅ Your Actionable Next Step: Work Backward
Pick one property this week that interests you.
Don't look at the list price first.
Determine:
Realistic ARV
Realistic rehab
Financing/holding costs
Selling costs
Your required profit
Then calculate:
What is MY maximum purchase price?
Only after you have that number should you look at what the seller is asking.
If they're close—negotiate.
If they're way off—put it on your watch list.
Because today's unrealistic seller can become next month's motivated seller.
💬 A Word From Brandy
One of the biggest shifts you'll make as an investor is when you stop asking:
“How much do they want for the house?”
and start asking:
“How much can I afford to pay for this investment?”
Those are not the same question.
The seller has their number.
The lender has their number.
The contractor has their number.
And baby... YOU better have yours. 😂
Because we're not buying houses just to say we own investment property.
We're buying assets that are supposed to help us build wealth.
Sometimes you'll analyze a property, run every number, get excited about the possibilities...
and realize you need to be $30,000 below the asking price.
That's okay.
Make the offer or move on.
There will always be another house.
But once you overpay?
Now you're trying to fix a mistake you made before you ever got the keys.
Know your number. Protect your money. And let the deal come to YOU. 🏡💰🔥

10/01/2026

Bonafide Rental Portfolio — October Maintenance Checklist
October in Cincinnati is the month to winterize before the first hard freeze. This month I’d put extra attention on furnaces, exterior water lines, gutters, and anything that could create a frozen-pipe or water-intrusion problem.
Priority October inspection / task Who handles it
🔴 Furnace & heat: Test heat in every property now. Replace filters; check thermostat operation and listen for unusual noises. Filter/test: In-house • Repairs/service: Licensed HVAC
🔴 Exterior faucets & hose bibs: Disconnect tenant hoses. Inspect for leaks and shut off/drain exterior lines where the property has an interior shutoff. In-house • Plumbing problems: Licensed plumber
🔴 Basement pipes: Identify pipes along exterior walls, crawlspaces, garages, and other vulnerable areas. Check insulation before freezing weather arrives. In-house • Pipe relocation/repair: Plumber
🔴 Sewer & main drains: Watch for slow drains, gurgling toilets, sewer odors, recurring backups, or wet areas around cleanouts. Properties with a history of backups move to the top of the list. Inspection: In-house • Scope/cleanout/repair: Plumber/sewer contractor
🔴 Sump pumps: Test pump operation and make sure discharge lines aren't clogged, disconnected, or directing water toward the foundation. Test: In-house • Repair: Plumber
🟠 Gutters & downspouts: Clear early leaves and verify downspouts discharge away from foundations. Recheck after most leaves have fallen. In-house/handyman • High/steep roofs: Contractor
🟠 Roof: Ground-level check for missing shingles, damaged flashing, sagging gutters, or visible roof damage before winter. Visual: In-house • Roof access/repairs: Roofer
🟠 Foundation & drainage: Look for new cracks, damp basement walls, standing water, clogged yard drains, and negative grading. In-house • Significant water/cracks: Qualified contractor
🟡 Windows & doors: Check weatherstripping, exterior caulk, drafts, and doors that aren't closing properly. In-house/handyman
🟡 Smoke & CO detectors: Test every detector and replace batteries/devices as needed. With furnaces running again, CO detectors are especially important. In-house • Hardwired electrical issue: Electrician
🟡 Exterior lighting: Check porch, driveway, walkway, and common-area lights as daylight gets shorter. Bulbs: In-house • Wiring: Electrician
🟡 Steps, sidewalks & handrails: Repair loose rails, uneven steps, trip hazards, and deteriorating surfaces before snow and ice arrive. Minor: In-house/handyman • Major concrete: Contractor
💧 October's money-saving priority
Prevent the frozen-pipe call before it happens. Make a list of every property with plumbing on an exterior wall, crawlspace plumbing, vacant units, questionable insulation, or a previous frozen-pipe issue. Those should become your high-risk winter properties and receive extra checks from November through February.
Also, don't ignore a tenant who says, "The drain has just been running a little slow." Across a rental portfolio, recurring slow drains can be an early warning of a bigger sewer issue. Catching it before the holiday/winter season is much cheaper than dealing with an emergency backup.
📲 Tenant reminder for October
Send tenants a short reminder to disconnect outdoor hoses, report slow drains, dripping faucets, running toilets, sewer smells, leaks or moisture immediately, and notify you right away if the heat isn't operating normally. Remind them that wipes—including those marketed as flushable—should not be flushed.
Bonafide portfolio move: This is also a good month to confirm that you have a working main-water shutoff location documented for every property. In a burst-pipe emergency, knowing exactly where that valve is can be the difference between a small repair and a major insurance claim.

09/30/2026

🏡 The Bonafide Investor Weekly
Presented by Bonafide Academy & The Bonafide Group
Week of September 28, 2026
This Week’s Theme: Cash Flow Has to Survive the Real World
This week, I want to talk about something I think investors need to hear right now:
A deal isn't cash-flowing because the spreadsheet says it is.
The market is requiring us to be more disciplined. Financing costs have climbed again, rental pricing can't be assumed to bail us out, and acquisition opportunities are increasingly showing up through negotiation rather than explosive appreciation.
So this week's lesson is about stress-testing the deal before you buy it.
💰 Financing Watch: We Crossed 7%
Freddie Mac reported the average 30-year fixed mortgage at 7.03% as of September 24, up from 6.95% the week before. The 15-year average reached 6.42%.
Those are conventional owner-occupied benchmarks, not investor-loan quotes, but they tell us where the broader borrowing environment is headed.
Here's why a half-point matters.
On a $300,000 loan, Freddie Mac's examples show principal and interest of approximately:
6.5% → $1,896/month
7.0% → $1,996/month
7.5% → $2,098/month
That's roughly a $200 monthly swing between 6.5% and 7.5%.
For a homeowner, that's an affordability issue.
For an investor, that's potentially $2,400 a year disappearing from cash flow.
This is why I keep teaching:
You don't control the rate. You DO control what you pay for the property.
🏘️ Cincinnati Market: Don't Confuse "Strong" With "No Opportunity"
Cincinnati remains a relatively resilient housing market, but the important investor story is the shift toward more inventory and more negotiating room.
Recent Greater Cincinnati data showed rising inventory and longer market times while prices remained resilient. That's exactly the combination I want investors watching: sellers haven't necessarily accepted dramatic price declines, but buyers increasingly have more choices and more time to evaluate them.
That creates opportunity in:
Price reductions.
Back-on-market properties.
Vacant houses.
Estate properties.
Dated houses competing against renovated inventory.
Properties that won't qualify easily for conventional owner-occupant financing.
Don't wait for somebody to label something an "investment property."
Sometimes the best investment opportunity looks like a house nobody else wants to deal with.
🏠 Rental Market: Stop Using the Best Comp
Here's an underwriting habit I want us to break.
You pull rental comps and find:
$1,750
$1,825
$1,900
$2,100
And somehow our spreadsheet immediately says:
Expected Rent: $2,100. 😂
No.
I want you underwriting the defensible rent, not the dream rent.
Look at comparable properties that actually match yours in:
Bedroom count, bathroom count, condition, parking, location, square footage and amenities.
Then ask:
How long did it take to rent?
A $2,100 listing sitting vacant isn't necessarily a better comp than the $1,900 property that rented quickly.
Your goal isn't to advertise the highest rent.
Your goal is to collect rent.
🔎 Opportunity of the Week: Buy Somebody Else's Problem
As financing gets harder, I want investors looking for situations where your ability to solve a problem creates your discount.
Maybe the property needs $40,000 in repairs.
Maybe the seller needs certainty.
Maybe an inherited house is full of belongings.
Maybe another investor started renovations and stopped.
Maybe the house has been sitting because owner-occupant buyers can't see past the condition.
That's where experienced investors have an advantage.
We're not simply asking:
"How much is the house worth?"
We're asking:
"What problem am I solving—and what is solving that problem worth?"
That's where negotiating leverage can come from.
📚 Bonafide Educational Tip: The Stress Test
Before purchasing your next rental, I want you to analyze it twice.
First, calculate your expected scenario.
Then calculate the Bonafide Stress Test.
Suppose your projected numbers are:
Rent: $2,000
Vacancy: 5%
Maintenance: 5%
Interest rate: 7%
Now test:
Rent: $1,850
Vacancy: 8%
Maintenance: 10%
Interest rate: 7.5%
Then add one unexpected $3,000 repair during year one.
Now ask:
Does this property still make sense?
It doesn't necessarily need to produce amazing cash flow under the stress scenario.
I want to know whether you can survive it.
That's a completely different question.
🎯 Market Takeaway of the Week
Here's what I'm seeing as we head into October:
Higher borrowing costs don't automatically kill investment opportunities—they change the price and terms at which those opportunities make sense.
If your financing costs $150 more per month than it did when you first analyzed the property, something else has to compensate:
Lower purchase price.
Higher legitimate income.
Lower rehab cost.
Better terms.
More cash invested.
Different exit strategy.
The answer cannot simply be:
"Hopefully rates come down."
Hope is wonderful.
Hope is not underwriting. 😂
✅ Your Actionable Next Step: Re-Underwrite ONE Deal
Pull out one property you're currently considering—or one you analyzed during the past 60 days.
Don't find another property.
Take that same deal and rerun it using:
Interest rate: +0.50%
Expected rent: −5%
Rehab: +10%
Vacancy: 8%
Unexpected repair: $3,000
Then calculate your return again.
If the deal still works?
Now I'm interested.
If it falls completely apart?
Don't be disappointed.
You just discovered the problem before you bought it.
That might have saved you $20,000.
And THAT is what education is supposed to do.
💬 A Word From Brandy
I don't want you afraid to buy real estate because rates are at 7%.
And I don't want you running around buying everything because somebody on social media said:
"Marry the house and date the rate."
Baby, we're investors. 😂
We're dating the NUMBERS.
And if the numbers aren't acting right, we're going home!
There will always be another property.
There will always be another opportunity.
Your job isn't to own the most houses.
Your job is to make good decisions with your money over and over and over again.
That's how portfolios get built.
That's how mistakes get smaller.
And that's how wealth starts becoming predictable.
🔥 Bonafide Challenge of the Week
Stress-test ONE deal you've been excited about. Try to make the numbers fail.
Because if you understand exactly where a deal breaks...
you also understand exactly what you need to negotiate to make it work.
That's not being scared.
That's becoming an investor. 🏡💰🔥

09/21/2026

🏡 The Bonafide Investor Weekly
Presented by Bonafide Academy & The Bonafide Group
Week of September 21, 2026
This Week’s Theme: Buy the Exit Strategy, Not Just the House
This week I want to teach something that can completely change how you analyze deals:
You should know how you're getting OUT before you get IN.
New investors often find a house they like and then try to figure out what to do with it.
I want Bonafide investors doing the opposite.
Before you write the offer, ask:
Am I flipping it? Holding it? BRRRRing it? Selling it to another investor? Could it work more than one way?
Because when financing gets expensive and markets change, the investor with multiple exits has options.
The investor with only one exit has a problem.
📊 Cincinnati Market Watch: This Is Becoming an Investor’s Negotiation Market
The newest numbers from the REALTOR Alliance of Greater Cincinnati give us our first complete look at August 2026.
And I want you to notice the combination:
Median sold price: $329,000 — up 4.5% year over year
Homes sold: 1,741 — up 1.9%
Active inventory: 3,098 — up 6.8%
New listings: 2,278 — up 2.6%
Median days on market: 10 — up 25%
Prices haven't collapsed. Sales haven't disappeared.
But buyers have more inventory and more time.
A broader Cincinnati-area dataset from Realtor.com makes the negotiating shift even clearer: August active inventory was up 17.1% year over year, median market time reached 42 days, and about 21% of listings had a price cut. The datasets cover the market differently, but both point toward increasing buyer choice.
Investor translation:
Don't spend all your time chasing today's newest listing.
Go hunt the stale listing.
The house at 45 days.
The one that's already had two price reductions.
The one that went pending and came back.
The vacant property somebody is paying taxes, insurance and utilities on every month.
Time can create motivation.
Latest Greater Cincinnati market statistics
💰 Financing Watch: We Just Got a Major Change
This is the financing story investors need to know this week.
On September 16, the Federal Reserve raised its federal-funds target range by 0.25 percentage point to 3.75%–4.00%, citing still-elevated inflation.
Then on September 17, Freddie Mac's weekly mortgage survey showed the average 30-year fixed mortgage jumping from 6.76% to 6.95%. The 15-year rose from 6.09% to 6.26%.
Remember: those are conventional mortgage benchmarks, not investor-loan quotes. Investor financing can be considerably different.
But this week's lesson is bigger than the exact rate.
The “I'll refinance later” strategy just got another reality check.
If you're buying a BRRRR and your deal only works because you've assumed you'll refinance into dramatically cheaper money six months from now...
Run those numbers again.
Your refinance should improve an already-sound deal.
It should not be the miracle required to save it.
🏘️ Rental Watch: Cincinnati Is Sending Mixed Signals — Pay Attention
Here's why citywide rental averages can get investors in trouble.
Zillow's September 18 rental snapshot shows average asking rent across Cincinnati listings at about $1,400, down $45 year over year, with 2,148 available rentals.
But Zillow's quality-adjusted rent index paints a different picture: Cincinnati's typical rent was $1,414 at the end of August, up 2.7% year over year.
And Apartments.com currently estimates Cincinnati houses—not apartments—at roughly $2,148 per month.
What's the lesson?
There is no such thing as “Cincinnati rent.”
There is rent for:
That ZIP code.
That neighborhood.
That bedroom count.
That condition.
That property type.
If somebody tells you, “A three-bedroom rents for $1,800 in Cincinnati,” your next question should be:
WHERE?
Because neighborhood-level rent performance can vary dramatically.
🔍 Opportunity of the Week
The Two-Exit Deal
This week I want you hunting for a property that works two different ways.
Example:
You find a fixer for $170,000.
After renovation, your analysis says:
ARV: $260,000
Market rent: $1,900
Now analyze it twice.
Exit #1 — Flip
Purchase + rehab + financing + holding + selling costs = ?
Expected net profit = ?
Exit #2 — Hold
Total basis = ?
Expected rent = ?
Operating expenses = ?
Debt service = ?
Monthly cash flow = ?
Cash-on-cash return = ?
Now imagine the resale market slows while you're renovating.
You're not automatically trapped.
Or imagine your refinance proceeds are lower than expected.
You can evaluate whether selling makes more sense.
Options reduce risk.
📚 Bonafide Educational Tip
Learn the Difference Between ARV and Exit Value
Here's a mistake I want my newer investors to stop making.
They say:
“The ARV is $300,000.”
Okay.
Based on what?
ARV isn't what you hope the house will be worth.
And it isn't automatically the highest renovated sale within two miles.
Your exit value should be supported by the properties your future buyer will actually compare yours against.
Look for:
Similar location
Similar square footage
Similar bedrooms/bathrooms
Similar property style
Similar condition after renovation
Recent sale date
And pay attention to something else:
What didn't sell?
Active and expired competition can tell you where buyers are saying NO.
Sold comps show what buyers accepted.
Unsold competition helps show where the ceiling may be.
That's a much stronger analysis.
🎯 Market Takeaway of the Week
This week's numbers are telling us something very specific.
Cincinnati home prices remain resilient, but inventory is expanding and properties are taking longer to sell. Meanwhile, borrowing costs have moved higher and broad rental growth is modest.
That means I don't want investors depending on one perfect outcome.
Not:
“I'll just sell it for $325,000.”
Not:
“I'll refinance when rates drop.”
Not:
“I'll just raise the rent next year.”
Build deals that have room to breathe.
The best investment isn't necessarily the one with the highest projected return. Sometimes it's the one with the most ways to win.
✅ Your Actionable Next Step
The Two-Exit Challenge
Pull one Cincinnati-area fixer this week.
Before deciding whether it's a deal, analyze it twice:
EXIT A: FLIP
Write down your realistic ARV, rehab, financing, holding costs, selling costs and expected profit.
EXIT B: HOLD
Write down realistic rent, taxes, insurance, maintenance, vacancy, CapEx, financing and expected monthly cash flow.
Then answer one question:
If my preferred strategy stopped working tomorrow, would I still want to own this property?
If the answer is yes, you may have found something worth investigating.
If the answer is no...
That doesn't necessarily make it a bad property.
It tells you how much risk you're actually taking.
💬 A Word From Brandy
I want you to stop thinking like somebody who's trying to get a house.
Start thinking like somebody who's trying to build wealth.
Those are two completely different mindsets.
Getting the house is exciting.
Closing is exciting.
Posting the before-and-after pictures is exciting.
But none of that tells me whether we made money. 😂
I want you asking the harder questions before you close.
What if the market changes?
What if my rehab takes longer?
What if my appraisal comes in low?
What if my refinance doesn't give me back as much money as I expected?
And then my favorite question:
What's Plan B?
That's not negative thinking.
That's investor thinking.
You don't need every deal to go perfectly.
You need to become skilled enough that when it doesn't, you still have moves.
🔥 Bonafide Challenge of the Week
Analyze one property with TWO exits before you analyze another ten with only one.
Because we're not buying houses just to own real estate.
We're building options. We're building assets. And ultimately—we're building wealth. 🏡💰🔥