969 Mansion Ave · Cincinnati, OH 45205

$107,900

3 bd · 1.0 ba · 1,074 sqft · SingleFamily public records · 12 Days on market

Built 1912 3,790 sqft lot Est $160k · 33% under

---

Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Three bedroom home with solid bones, fresh paint, new carpet, new furnace. The backyard has 2 parking spots and an easement access to use the neighbor's driveway (from Kensington) to park up there. Walk right into the backdoor of your home and avoid all those steps out front. Seller's are selling as-is where is. Has historically been used as a rental home, most recently rented for $1395/month. All mechanics are in good working order as are stove and fridge.

Key facts

• Off-street parking
• 3,790 sq ft lot
• 2 parking spots

Tags

• OFF-STREET PARKING
• FUNCTIONAL FLOOR PLAN
• SPACIOUS LIVING AREAS

Property features AI

Finance

• Other: Lot is approximately 0.087 acres (3,790 sq ft); Located in the Price Hill area; directions: one block south off Warsaw Ave; Tax abatement: No
• HOA & community: No HOA

Exterior

• Parking: Two carport spaces; Off-street and on-street parking available
• Utilities: Public water; Private sewer; Natural gas
• Home design: Craftsman/Bungalow style single-family home; One and one-half stories; Block foundation
• Construction: Cedar exterior; Block foundation
• Exterior features: Vinyl windows; Shingle roof

Interior

• Bedrooms: Three bedrooms — primary on the main level; two additional bedrooms on the second level
• Bathrooms: One full bathroom on the second level; One half bathroom
• Heating & cooling: Forced air heating; Gas water heating
• Interior features: Six total rooms; Full basement with concrete floor

🏷️ Possibly a rental listed for sale. The $107,900 price doesn't fit this home's estimated sale value (~$160,026) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).
• Cap rate 11.0% 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 (+3.3%/yr); 69 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• This rent runs 40% of the median local income ($44k/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 $746 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.3% rent growth), your $30k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 23y ago; this cycle's ask has dropped $7k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $83k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $107,900

Questions for the listing agent

1. Built in 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.35% ✓
• Cap rate: 11.00%
• Cash-on-cash: 16.81%
• DSCR: 1.75
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $160,026
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2911 Glenway Ave	0.48mi	2/1.0 (-1)	1,056 (-2%)	6mo	$40,000	$38	65
1248 Drott Ave	0.41mi	3/1.0	1,159 (+8%)	8mo	$82,000	$71	61
937 Purcell Ave	0.13mi	2/1.0 (-1)	919 (-14%)	6mo	$169,000	$184	59
1124 Elberon Ave	0.23mi	2/2.0 (-1)	934 (-13%)	1mo	$177,500	$190	57
3627 W Liberty St	0.50mi	3/2.5	1,008 (-6%)	5mo	$168,000	$167	56
607 Hawthorne Ave	0.64mi	2/1.0 (-1)	1,138 (+6%)	2mo	$174,900	$154	53
1231 Ridlen Ave	0.49mi	2/1.5 (-1)	1,191 (+11%)	2mo	$169,000	$142	50
3631 W Eighth St	0.41mi	2/1.0 (-1)	936 (-13%)	6mo	$80,000	$85	49
1732 Quebec Rd	0.73mi	2/1.0 (-1)	1,033 (-4%)	9mo	$133,750	$129	48
3634 W Liberty St	0.53mi	2/1.0 (-1)	955 (-11%)	6mo	$142,000	$149	47
2392 Maryland Ave	0.74mi	2/1.5 (-1)	1,216 (+13%)	4mo	$335,000	$275	33
1613 Wyoming Ave	0.71mi	4/3.0 (+1)	1,210 (+13%)	1mo	$170,000	$140	32

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 · 3.3% rent growth · sell at horizon

5-year hold

• IRR: 8.3%
• Equity multiple: 1.33×
• Total profit: $9,916
• Equity at exit: $16,088

10-year hold

• IRR: 17.8%
• Equity multiple: 2.50×
• Total profit: $45,188
• Equity at exit: $9,329

Cash invested: $30,212 (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 45205

• Rents YoY: 3.3%
• Active inventory: 69
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,452 high
• Mortgage (P&I): −$566
• Tax from tax record: −$113 /mo · $1,353/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $423

Break-even live

Break-even rent $916

Max offer price $107,900

Occupancy floor 66%

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: $26,975
• Closing costs: $3,237
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
944 Elberon Ave Cincinnati, OH	2.0	1.0	900	$1,200	$1.33	23d	1	0.13mi
916 Fairbanks Ave Cincinnati, OH	4.0	1.0	1438	$1,695	$1.18	23d	1	0.16mi
937 Grand Ave Cincinnati, OH	2.0	1.0	825	$1,395	$1.69	23d	1	0.34mi
717 Elberon Ave Unit Elberon 717 Cincinnati, OH	2.0	1.0	1117	$995	$0.89	23d	1	0.36mi
927 Chateau Ave Cincinnati, OH	3.0	1.0	1354	$1,550	$1.14	21d	1	0.40mi
3643 W 8th St Unit 1 Cincinnati, OH	2.0	1.0	850	$995	$1.17	23d	1	0.43mi
3666 Glenway Ave Cincinnati, OH	3.0	1.0	1339	$1,250	$0.93	23d	1	0.46mi
633 Hawthorne Ave Unit 2 Cincinnati, OH	3.0	1.0	1000	$1,400	$1.40	23d	1	0.61mi
810 Matson Pl Cincinnati, OH	2.0	2.0	1196	$2,100	$1.76	1d	1	0.63mi
868 Academy Ave Unit 2 Cincinnati, OH	4.0	1.0	1100	$1,699	$1.54	23d	1	0.64mi
3772 W Liberty St Cincinnati, OH	3.0	1.0	1066	$1,350	$1.27	4d	1	0.67mi
2600 Bushnell St Cincinnati, OH	2.0	2.0	937	$1,295	$1.38	23d	1	0.67mi
1607 Minion Ave Cincinnati, OH	3.0	1.5	1066	$1,675	$1.57	23d	1	0.71mi
2361 Maryland Ave Cincinnati, OH	2.0	1.0	750	$1,200	$1.60	23d	1	0.79mi
1311 Manss Ave Cincinnati, OH	4.0	1.0	1409	$1,295	$0.92	4d	1	0.80mi
1214 Gilsey Ave Cincinnati, OH	3.0	1.0	1300	$1,300	$1.00	20d	1	0.82mi
1214 Gilsey Ave Cincinnati, OH	3.0	1.0	1300	$1,300	$1.00	23d	1	0.82mi
1740 Minion Ave Cincinnati, OH	2.0	1.0	1320	$1,200	$0.91	23d	1	0.84mi
1233 Dewey Ave Cincinnati, OH	3.0	1.0	1411	$1,375	$0.97	4d	1	0.91mi
1240 Rosemont Ave Cincinnati, OH	2.0	1.0	1280	$1,100	$0.86	20d	1	0.94mi
1057 Winfield Ave Unit 2 Cincinnati, OH	2.0	1.0	1000	$1,250	$1.25	23d	1	0.95mi
2454 River Rd Unit 2 Cincinnati, OH	4.0	1.0	1400	$1,595	$1.14	23d	1	1.00mi
1905 Wyoming Ave Cincinnati, OH	2.0	1.0	850	$1,012	$1.19	1d	2	1.04mi
1820 Sunset Ave Cincinnati, OH	1.0–2.0	1.0	750	$1,049	$1.40	21d	6	1.20mi
1872 Sunset Ave Cincinnati, OH	2.0	1.0	888	$1,075	$1.21	4d	7	1.20mi
1057 Schiff Ave Unit 1057-2 Cincinnati, OH	4.0	1.0	1000	$1,595	$1.59	14d	1	1.27mi
4284 Foley Rd Cincinnati, OH	3.0	2.0	1242	$2,800	$2.25	44d	1	1.42mi
239 Forest Ave Ludlow, KY	3.0	1.0	1146	$1,395	$1.22	17d	1	1.43mi
2504 White St Apt 5 Cincinnati, OH	3.0	2.0	1150	$1,150	$1.00	23d	1	1.45mi
336 Elm St Unit 4 Ludlow, KY	2.0	1.0	1100	$1,350	$1.23	44d	1	1.47mi
336 Elm St Unit 2 Ludlow, KY	2.0	1.0	1050	$1,275	$1.21	2d	1	1.47mi
4220 Viewland Pl Cincinnati, OH	2.0	1.0	900	$1,495	$1.66	20d	1	1.49mi

Listing history 9 events

1. 2026-06-18
   days on market $107,900 Active 12 DOM
2. 2026-06-17
   pricedays on market $107,900 Active 11 DOM
3. 2026-06-16
   days on market $115,000 Active 10 DOM
4. 2026-06-15
   days on market $115,000 Active 9 DOM
5. 2026-06-13
   days on market $115,000 Active 7 DOM
6. 2026-06-13
   days on market $115,000 Active 6 DOM
7. 2026-06-09
   days on market $115,000 Active 3 DOM
8. 2026-06-08
   remarks 420-char remark
9. 2026-06-08
   listed $115,000 Active 2 DOM

ⓘ 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: $1,353 · $113/mo
• Projected year-2 tax: $1,518 · $127/mo
• Expected delta: +$165/yr (+$14/mo · 12.2%)

ⓘ 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: $17,419
• − Mortgage interest: −$6,044
• − Property taxes: −$1,353
• − Insurance: −$540
• − Repairs & maintenance: −$1,393
• − Management: −$1,393
• − Depreciation: −$3,139
• Taxable income: $3,556
• Est. tax owed @ 24.0%: −$853
• After-tax cash flow: $4,225/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): 18,651
• Household income: $43,682
• Rent vs Own: 63.1% rent · 36.9% own
• Severe rent burden: 980.0

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 0.69)
• Race & ethnicity: Black 43% White 32% Hispanic / Latino 16% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 1% Slovak 1% Serbian 1%
• Foreign-born: 9% · Canada, India, China
• Languages at home: 84% English-only · Spanish 10% Other Asian/Pacific 2% 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: ▼ -138.67%
• Current HPI: 163.3375
• Rent YoY: ▲ 3.30%
• 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

+400.0% since first listed

20 events — show timeline

• 2026-06-06 Listed $115,000 Cincy MLS
• 2024-05-21 Sold (Public Records) $83,000 Public Records
• 2024-05-17 Sold (MLS) $83,000 Cincy MLS
• 2024-04-08 Contingent — Cincy MLS
• 2024-03-28 Listed $89,900 Cincy MLS
• 2023-11-10 Rental Removed $1,395 APPFOLIO
• 2023-10-26 Price Changed $1,395 APPFOLIO
• 2023-10-25 Listed for Rent $1,295 APPFOLIO
• 2023-10-10 Price Changed $89,900 Cincy MLS
• 2023-09-18 Listed $95,000 Cincy MLS
• 2004-12-31 Listing Removed — Cincy MLS
• 2004-08-30 Listed $49,900 Cincy MLS
• 2004-08-04 Listing Removed — Cincy MLS
• 2004-02-03 Listing Removed — Cincy MLS
• 2004-02-03 Listed $44,900 Cincy MLS
• 2003-12-22 Listed $46,900 Cincy MLS
• 1992-04-27 Sold (Public Records) $49,900 Public Records
• 1990-10-29 Sold (Public Records) $45,000 Public Records
• 1990-03-28 Sold (Public Records) $24,000 Public Records
• 1986-06-09 Sold (Public Records) $23,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $1,353 · +0.1% YoY. Source: county tax records.