2945 Mignon Ave · Cincinnati, OH 45211

$125,000

3 bd · 1.5 ba · 1,396 sqft · SingleFamily public records · 63 Days on market

Built 1913 8,233 sqft lot Est $247k · 49% under

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +20.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +6.0/10.0
• Livability +4.0/5.0
• Rent growth +3.4/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special, Ready to be Completed! Many Projects have been completed already as DIY but needs finishing touches. 3 Year old Roof and New Rear Porch. In Need of Windows and overall TLC. Furnace and Water Heater were replaced in the last five years but not certain on functionality. Offer may be subject to a 3rd Party Short Sale. Cash, Conventional or Hard Money Loans welcome. Large Enough to be a great Rental Income or affordable enough for a family to take on for owner occupied. Walkable to to Bus-line and Westwood Restaurant, Shops , Retail & Cafe District.

Key facts

• New rear porch
• Walkable to bus-line
• 3 year old roof

Tags

• NEW REAR PORCH
• 3 YEAR OLD ROOF
• WALKABLE TO BUS-LINE

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Gravel driveway
• Utilities: Public water; Public sewer; Natural gas service
• Home design: Colonial / Craftsman-Bungalow style; Two levels; Single-family home
• Construction: Wood siding exterior; Stone foundation; Shingle roof; Built-in additional second-floor area of ~725 (second floor area provided)
• Exterior features: Wood windows; Residential zoning; Lot approximately 50 x 160

Interior

• Kitchen: 10 x 10 kitchen
• Bedrooms: Three bedrooms, all approximately 12 x 12 (located on second floor); Primary bedroom approx. 12 x 12
• Flooring: Wood floors in the living room
• Bathrooms: One full bathroom (on second floor); One half bathroom (on third level)
• Heating & cooling: Forced-air gas heating; Gas water heater
• Interior features: Natural woodwork; Unfinished full basement
• Laundry & utility: Basement utility space

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $118k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.9% in Cincinnati — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 80/100 on livability (#130 in OH, #1,856 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment D, crime F.
• Cincinnati Public Schools (urban): math 25% / reading 36% proficiency, ranked #581 of 656 in OH (top 89%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.6%/yr); 82 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• This rent runs 31% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y ago; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $49k; list at $125k implies a 155% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $117,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1913 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.10% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.74%
• DSCR: 1.26
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $247,092
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3020 Daytona Ave	0.30mi	3/1.5	1,420 (+2%)	3mo	$102,500	$72	80
2867 Shaffer Ave	0.19mi	4/1.0 (+1)	1,473 (+6%)	3mo	$149,900	$102	72
2752 Mckinley Ave	0.30mi	3/1.5	1,512 (+8%)	3mo	$182,750	$121	70
3010 Ferguson Rd	0.66mi	4/1.5 (+1)	1,345 (-4%)	2mo	$134,000	$100	56
3226 Herbert Ave	0.74mi	3/1.5	1,440 (+3%)	5mo	$215,000	$149	56
3356 Dartmouth Dr	0.72mi	3/1.5	1,496 (+7%)	0mo	$265,000	$177	54
3011 Westbrook Dr	0.64mi	3/2.0	1,295 (-7%)	2mo	$258,000	$199	54
2945 Feltz Ave	0.53mi	3/2.0	1,204 (-14%)	4mo	$235,000	$195	47
3127 Penrose Pl	0.46mi	4/2.0 (+1)	1,591 (+14%)	3mo	$325,000	$204	46
3234 Manning Ave	0.71mi	3/2.0	1,238 (-11%)	3mo	$233,500	$189	44
2974 Westbrook Dr	0.57mi	2/1.0 (-1)	1,207 (-14%)	4mo	$218,000	$181	40
3353 Mcfadden Ave	0.67mi	2/1.0 (-1)	1,208 (-14%)	4mo	$145,000	$120	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.64% rent growth · sell at horizon

5-year hold

• IRR: -6.6%
• Equity multiple: 0.75×
• Total profit: $-8,650
• Equity at exit: $18,638

10-year hold

• IRR: 3.9%
• Equity multiple: 1.29×
• Total profit: $10,117
• Equity at exit: $10,808

Cash invested: $35,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 73 Landlord-Friendly
• State Ohio: 73 Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

3-day notice; Cleveland / Columbus have some habitability code enforcement; otherwise landlord-leaning.

Methodology + full state rankings →

ZIP-level market 45211

• Home prices YoY: -32.0%
• Rents YoY: 3.6%
• Active inventory: 82
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,374 high
• Mortgage (P&I): −$656
• Tax from tax record: −$211 /mo · $2,528/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $167

Break-even live

Break-even rent $1,162

Max offer price $125,000

Occupancy floor 83%

Sensitivity live

Price	-10% $238	-5% $203	+0% $167	+5% $132	+10% $97
Rent	-10% $59	-5% $113	+0% $167	+5% $222	+10% $276
Rate	-1.0pp $230	-0.5pp $199	base $167	+0.5pp $135	+1.0pp $102

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2860 Harrison Ave Apt 21 Cincinnati, OH	2.0	1.5	950	$1,000	$1.05	20d	1	0.22mi
2854 Shaffer Ave Unit 1 Cincinnati, OH	2.0	1.0	1100	$1,125	$1.02	14d	1	0.23mi
2837 Montana Ave Unit 2 Cincinnati, OH	2.0	1.5	1000	$1,300	$1.30	15d	1	0.28mi
3512 Hazelwood Ave Unit 2 Cincinnati, OH	2.0	1.0	906	$1,750	$1.93	24d	1	0.35mi
3015 Feltz Ave Cincinnati, OH	3.0	1.0	1218	$1,695	$1.39	4d	1	0.57mi
2678 Montana Ave Cincinnati, OH	1.0–3.0	1.0–2.0	935	$1,470	$1.57	2d	10	0.62mi
2679 Montana Ave Apt 11 Cincinnati, OH	2.0	1.0	1000	$1,150	$1.15	4d	1	0.70mi
3001 Westwood Northern Blvd Unit 3009-10 Cincinnati, OH	2.0	1.0	1000	$1,050	$1.05	24d	1	0.75mi
2532 Harrison Ave Unit 2217 02 Cincinnati, OH	2.0	1.0	1000	$1,250	$1.25	24d	1	0.75mi
3077 Worthington Ave Cincinnati, OH	2.0	1.0	900	$1,500	$1.67	24d	1	0.83mi
3052 Worthington Ave Cincinnati, OH	3.0	1.0	1105	$1,195	$1.08	4d	1	0.86mi
2598 Ferguson Rd Cincinnati, OH	2.0	1.0	950	$1,145	$1.21	4d	1	0.87mi
2905 Queen City Ave Unit 1 Cincinnati, OH	2.0	1.0	900	$1,350	$1.50	24d	1	0.88mi
2905 Queen City Ave Cincinnati, OH	2.0	1.0	1000	$1,350	$1.35	4d	1	0.88mi
3272 Gobel Ave Cincinnati, OH	2.0	1.0	900	$1,100	$1.22	24d	1	0.92mi
3272 Gobel Ave Unit 2465-2 Cincinnati, OH	2.0	1.0	900	$900	$1.00	24d	1	0.93mi
2969 Four Towers Dr Unit 2 Cincinnati, OH	2.0	1.0	960	$1,150	$1.20	24d	1	0.94mi
2511 Ferguson Rd Unit 2537 Cincinnati, OH	3.0	1.5	1100	$1,650	$1.50	24d	1	1.01mi
2682 Lafeuille Cir Cincinnati, OH	2.0–3.0	1.0–2.0	950	$1,574	$1.66	4d	16	1.02mi
2621 Gehrum Ln Cincinnati, OH	3.0	1.0	1373	$1,850	$1.35	24d	1	1.11mi
2706 E Tower Dr Cincinnati, OH	1.0–3.0	1.0–2.0	951	$1,520	$1.60	2d	61	1.12mi
3713 Lovell Ave Cincinnati, OH	2.0	1.5	1508	$1,595	$1.06	24d	1	1.12mi
2356 Harrison Ave Cincinnati, OH	2.0	1.0	900	$1,000	$1.11	24d	1	1.15mi
3114 Roosevelt Ave Cincinnati, OH	3.0	1.0	1450	$1,400	$0.97	24d	1	1.16mi
3053 N Hegry Cir #1 Cincinnati, OH	2.0	1.0	954	$1,250	$1.31	4d	1	1.19mi
3064 Aquadale Ln Cincinnati, OH	3.0	3.0	1102	$1,850	$1.68	24d	1	1.21mi
3414 Corrine Ave Cincinnati, OH	3.0	2.0	1542	$1,861	$1.21	2d	1	1.26mi
3955 Trevor Ave Cincinnati, OH	3.0	1.5	1450	$1,495	$1.03	16d	1	1.33mi
3393 Robb Ave Cincinnati, OH	3.0	1.5	1235	$1,750	$1.42	24d	1	1.34mi
4213 Applegate Ave Unit 2 Cincinnati, OH	2.0	1.0	1054	$1,300	$1.23	15d	1	1.37mi
3401 McHenry Ave Unit 43 Cincinnati, OH	2.0	1.0	1000	$1,250	$1.25	24d	1	1.37mi

Listing history 30 events

1. 2026-06-18
   days on market $125,000 Active 63 DOM
2. 2026-06-17
   days on market $125,000 Active 62 DOM
3. 2026-06-16
   days on market $125,000 Active 61 DOM
4. 2026-06-15
   days on market $125,000 Active 60 DOM
5. 2026-06-13
   days on market $125,000 Active 58 DOM
6. 2026-06-13
   days on market $125,000 Active 57 DOM
7. 2026-06-09
   days on market $125,000 Active 54 DOM
8. 2026-06-08
   days on market $125,000 Active 53 DOM
9. 2026-06-07
   days on market $125,000 Active 52 DOM
10. 2026-06-03
    days on market $125,000 Active 48 DOM
11. 2026-06-02
    days on market $125,000 Active 47 DOM
12. 2026-06-01
    days on market $125,000 Active 46 DOM
13. 2026-05-31
    days on market $125,000 Active 45 DOM
14. 2026-05-04
    price $125,000
15. 2026-04-16
    listed $150,000 Active
16. 2025-10-31
    historical 579-char remark

    Show marketing remark (579 chars)

    Investor Special, Ready to be Completed! Many Projects have been completed already as DIY but needs finishing touches. 3 Year old Roof and New Rear Porch. In Need of Windows and overall TLC. Furnace and Water Heater were replaced in the last five years but not certain on functionality. Offer may be subject to a 3rd Party Short Sale. Cash, Conventional or Hard Money Loans welcome. Large Enough to be a great Rental Income or affordable enough for a family to take on for owner occupied. Walkable to to Bus-line and Westwood Restaurant, Shops , Retail & Cafe District.

17. 2025-06-04
    listed $159,000 Active 579-char remark

    Show marketing remark (579 chars)

    Investor Special, Ready to be Completed! Many Projects have been completed already as DIY but needs finishing touches. 3 Year old Roof and New Rear Porch. In Need of Windows and overall TLC. Furnace and Water Heater were replaced in the last five years but not certain on functionality. Offer may be subject to a 3rd Party Short Sale. Cash, Conventional or Hard Money Loans welcome. Large Enough to be a great Rental Income or affordable enough for a family to take on for owner occupied. Walkable to to Bus-line and Westwood Restaurant, Shops , Retail & Cafe District.

18. 2025-05-31
    historical 579-char remark

    Show marketing remark (579 chars)

    Investor Special, Ready to be Completed! Many Projects have been completed already as DIY but needs finishing touches. 3 Year old Roof and New Rear Porch. In Need of Windows and overall TLC. Furnace and Water Heater were replaced in the last five years but not certain on functionality. Offer may be subject to a 3rd Party Short Sale. Cash, Conventional or Hard Money Loans welcome. Large Enough to be a great Rental Income or affordable enough for a family to take on for owner occupied. Walkable to to Bus-line and Westwood Restaurant, Shops , Retail & Cafe District.

19. 2025-04-16
    price $160,000 579-char remark

    Show marketing remark (579 chars)

    Investor Special, Ready to be Completed! Many Projects have been completed already as DIY but needs finishing touches. 3 Year old Roof and New Rear Porch. In Need of Windows and overall TLC. Furnace and Water Heater were replaced in the last five years but not certain on functionality. Offer may be subject to a 3rd Party Short Sale. Cash, Conventional or Hard Money Loans welcome. Large Enough to be a great Rental Income or affordable enough for a family to take on for owner occupied. Walkable to to Bus-line and Westwood Restaurant, Shops , Retail & Cafe District.

20. 2025-02-06
    listed $175,000 Active 579-char remark

    Show marketing remark (579 chars)

    Investor Special, Ready to be Completed! Many Projects have been completed already as DIY but needs finishing touches. 3 Year old Roof and New Rear Porch. In Need of Windows and overall TLC. Furnace and Water Heater were replaced in the last five years but not certain on functionality. Offer may be subject to a 3rd Party Short Sale. Cash, Conventional or Hard Money Loans welcome. Large Enough to be a great Rental Income or affordable enough for a family to take on for owner occupied. Walkable to to Bus-line and Westwood Restaurant, Shops , Retail & Cafe District.

21. 2011-12-08
    soldstatus $49,000
22. 2011-11-30
    soldstatus $49,000
23. 2011-06-27
    listed $49,900
24. 2008-09-26
    soldstatus $19,000
25. 2008-06-26
    listed $23,750
26. 2005-01-04
    soldstatus $57,900
27. 2004-11-30
    soldstatus $52,750
28. 2004-07-01
    listed $63,250
29. 2002-11-05
    soldstatus $98,000
30. 1996-04-09
    soldstatus $75,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OH · Partial reset (capped growth)

• Current annual tax: $2,528 · $211/mo
• Projected year-2 tax: $2,528 · $211/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,491
• − Mortgage interest: −$7,002
• − Property taxes: −$2,528
• − Insurance: −$625
• − Repairs & maintenance: −$1,319
• − Management: −$1,319
• − Depreciation: −$3,636
• Taxable income: $61
• Est. tax owed @ 24.0%: −$15
• After-tax cash flow: $1,994/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Cincinnati Public Schools
• NCES district ID: 3904375
• Math proficiency: 25% ▼ -19.00%
• Reading proficiency: 36% ▼ -14.00%
• Median HH income: $35,743
• Composite: 25.21/100
• National rank: #7508
• State rank: #581 of 656 in OH

Livability — Cincinnati

• Score: 80/100
• State rank: #130
• US rank: #1856

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment D Housing A+ Health & safety B+ User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cincinnati, OH
• County: Hamilton County · 701,295 people
• City population: 505,555
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 38,049
• Household income: $53,868
• Rent vs Own: 47.5% rent · 52.5% own
• Severe rent burden: 1916.0

Population outlook (Hamilton County) Hauer SSP2

• Today (2025): 826,054 people
• By 2030: 830,947 · +0.6%
• By 2040: 832,319 · +0.8%
• By 2050: 822,428 · -0.4%
• By 2075: 788,688 · -4.5%
• By 2100: 710,674 · -14.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 50% Black 38% Two or more races 8% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Lithuanian 2% Italian 1% Romanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 4% French/Haitian/Cajun 1% Other Indo-European 1%

Political lean MEDSL · Hamilton

• 2024 margin: D (+14.9) · D 57.0% · R 42.1%
• 2008→2024 swing: +7.9pp toward D · 2008: 7.0pp · 2024: 14.9pp
• All cycles: 2024: D+14.9 2020: D+15.9 2016: D+9.5 2012: D+4.9 2008: D+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -101.15%
• Current HPI: 215.0659
• Rent YoY: ▲ 3.64%
• Metro: Cincinnati, OH-KY-IN
• State GDP YoY: ▲ 1.98%
• F500 in state: 48

Industry mix (Fortune 500 HQ in OH)

Industry	F500 HQs	Revenue
▸Insurance	3	$145B
▸Industrial Machinery	3	$49B
▸Financial Services	3	$24B
▸Consumer Goods	2	$93B
▸Aerospace / Defense	2	$47B
▸Utilities	2	$33B

Price history

+66.7% since first listed

17 events — show timeline

• 2026-05-04 Price Changed $125,000 Cincy MLS
• 2026-04-16 Listed $150,000 Cincy MLS
• 2025-10-31 Listing Removed — Cincy MLS
• 2025-06-04 Listed $159,000 Cincy MLS
• 2025-05-31 Listing Removed — Cincy MLS
• 2025-04-16 Price Changed $160,000 Cincy MLS
• 2025-02-06 Listed $175,000 Cincy MLS
• 2011-12-08 Sold (Public Records) $49,000 Public Records
• 2011-11-30 Sold (MLS) $49,000 Cincy MLS
• 2011-06-27 Listed $49,900 Cincy MLS
• 2008-09-26 Sold (MLS) $19,000 Cincy MLS
• 2008-06-26 Listed $23,750 Cincy MLS
• 2005-01-04 Sold (Public Records) $57,900 Public Records
• 2004-11-30 Sold (MLS) $52,750 Cincy MLS
• 2004-07-01 Listed $63,250 Cincy MLS
• 2002-11-05 Sold (Public Records) $98,000 Public Records
• 1996-04-09 Sold (Public Records) $75,000 Public Records

Property tax history

+7.7%/yr

Latest (2025): $2,528 · +3.1% YoY. Source: county tax records.