3054 Mentor St · Cincinnati, OH 45206

$150,000

3 bd · 2.0 ba · 1,529 sqft · MultiFamily public records · 18 Days on market

Built 1886 4,443 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Great starter home. Second staircase off kitchen. Buyer must have preapproval letter or proof of funds and copy of earnest money with offer.

Key facts

• Newer electric panel
• Newer furnace
• Oversized drive

Tags

• CUL-DE-SAC SETTING
• OVERSIZED DRIVE
• OFF-STREET PARKING
• NEWER FURNACE
• NEWER WINDOWS
• NEWER ELECTRIC PANEL

Property features AI

Finance

• Other: Lot about 0.10 acre (approx. 125 x 35)
• HOA & community: No HOA

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Natural gas
• Home design: Traditional single-family home; Two levels; Level lot; Residential neighborhood (Walnut Hills)
• Construction: Wood siding exterior; Shingle roof; Stone foundation; One inoperable fireplace
• Exterior features: Front porch; Bay/bow windows; Wood windows

Interior

• Kitchen: Eat-in kitchen; Vinyl flooring in kitchen
• Bedrooms: 3 bedrooms total; Primary bedroom approx. 15 x 15 (second level); Second bedroom approx. 15 x 15 (second level); Third bedroom approx. 12 x 12 (second level)
• Flooring: Wall-to-wall carpet in living areas; Carpet in entry/foyer; Vinyl flooring in kitchen
• Bathrooms: One full bathroom on main level
• Heating & cooling: Forced air heating (gas); Gas water heater
• Interior features: 9-foot-plus ceilings; Full basement
• Laundry & utility: Basement utility area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $150k.

Deal economics

• At list price, monthly cash flow is $668 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.6% 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.
• Zoned schools: Sands Montessori School (math 70% / reading 77%, grade A, #311 of 1,584 statewide, top 20%, 683 students, 22% FRL); Hartwell School (math 17% / reading 31%, grade F, #593 of 654 statewide, top 91%, 447 students, 0% FRL); Walnut Hills High School (math 79% / reading 89%, grade A, #17 of 781 statewide, top 2%, 2,582 students, 14% FRL) — zoned schools average 12% FRL vs 70% district-wide (59 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 60% at this address vs 30% district-wide (+30 pts) — the actual schools serving this property are materially stronger than the Cincinnati Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.3%/yr); 66 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.3% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $4k; list at $150k implies a 3233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1886 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1886 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.43% ✓
• Cap rate: 11.64%
• Cash-on-cash: 19.10%
• DSCR: 1.85
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $307,329
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1520 Wm H Taft Rd	0.61mi	3/2.0	1,460 (-4%)	1mo	$294,000	$201	63

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 · 2.33% rent growth · sell at horizon

5-year hold

• IRR: 10.2%
• Equity multiple: 1.40×
• Total profit: $16,850
• Equity at exit: $22,365

10-year hold

• IRR: 18.8%
• Equity multiple: 2.52×
• Total profit: $63,774
• Equity at exit: $12,969

Cash invested: $42,000 (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 45206

• Rents YoY: 2.3%
• Active inventory: 66
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,146 high
• Mortgage (P&I): −$787
• Tax from tax record: −$178 /mo · $2,135/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $668

Break-even live

Break-even rent $1,300

Max offer price $150,000

Occupancy floor 64%

Sensitivity live

Price	-10% $753	-5% $711	+0% $668	+5% $626	+10% $583
Rent	-10% $499	-5% $584	+0% $668	+5% $753	+10% $838
Rate	-1.0pp $744	-0.5pp $706	base $668	+0.5pp $629	+1.0pp $590

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3139 Gaff Ave Cincinnati, OH	3.0	2.0	1711	$1,795	$1.05	18d	1	0.33mi
3113 Harvard Ave Cincinnati, OH	4.0	3.0	1895	$2,700	$1.42	16d	1	0.42mi
3209 Gilbert Ave Unit 2 Cincinnati, OH	4.0	2.0	1548	$1,395	$0.90	4d	1	0.42mi
3131 Harvard Ave Cincinnati, OH	3.0	1.0	1264	$1,645	$1.30	25d	1	0.44mi
3001-A Woodburn Ave Cincinnati, OH	1.0–2.0	1.0–2.0	947	$2,252	$2.38	3d	12	0.48mi
3116 Woodburn Ave Cincinnati, OH	2.0	2.5	2110	$3,500	$1.66	6d	1	0.49mi
1524 Ruth Ave Unit 2 Cincinnati, OH	4.0	1.0	1971	$1,595	$0.81	25d	1	0.53mi
2612 Stanton Ave Unit 1 Cincinnati, OH	3.0	1.0	1080	$1,599	$1.48	25d	1	0.55mi
1228 E McMillan St Cincinnati, OH	1.0–2.0	1.0–2.0	1340	$2,327	$1.74	3d	14	0.57mi
808 William Howard Taft Rd Cincinnati, OH	3.0	2.0	1178	$2,050	$1.74	23d	1	0.57mi
1512 Blair Ave Apt B Cincinnati, OH	3.0	1.5	1100	$1,795	$1.63	25d	1	0.57mi
2533 Woodburn Ave Cincinnati, OH	3.0	1.0–3.0	912	$3,320	$3.64	3d	39	0.59mi
2705 Hackberry St Unit 1 Cincinnati, OH	2.0	1.0	1200	$1,395	$1.16	5d	1	0.65mi
1404-1406 E McMillan St Cincinnati, OH	1.0–2.0	1.0–1.5	1200	$1,695	$1.41	25d	1	0.66mi
2611 May St Cincinnati, OH	2.0	2.5	1637	$3,070	$1.88	15d	1	0.68mi
575 Blair Ave Unit 575-3 Cincinnati, OH	3.0	1.0	1200	$1,375	$1.15	16d	1	0.70mi
870 Rockdale Ave Cincinnati, OH	4.0	2.0	1749	$1,800	$1.03	25d	1	0.70mi
2601 May St Cincinnati, OH	2.0–3.0	2.5–3.5	1737	$3,325	$1.91	3d	12	0.71mi
651 William Howard Taft Rd Cincinnati, OH	2.0	2.5	1637	$3,070	$1.88	25d	1	0.73mi
2331 Park Ave Unit 1 Cincinnati, OH	3.0	2.5	2200	$2,350	$1.07	3d	1	0.74mi
2517 May St Cincinnati, OH	3.0	3.5	2014	$3,420	$1.70	23d	1	0.75mi
835 Hutchins Ave #3 Cincinnati, OH	2.0	1.0	1200	$950	$0.79	25d	1	0.76mi
3326 Fairfield Ave Cincinnati, OH	3.0	2.0	1566	$1,600	$1.02	12d	1	0.77mi
923 Rogers Pl Cincinnati, OH	3.0	1.0	2061	$1,600	$0.78	25d	1	0.78mi
749 Morgan St Cincinnati, OH	3.0	2.0	1488	$1,745	$1.17	16d	1	0.78mi
704 Wayne St Unit 1056107P Cincinnati, OH	3.0	2.0	1291	$3,898	$3.02	16d	1	0.79mi
811 Lexington Ave Unit 1 Cincinnati, OH	2.0	1.0	1674	$1,250	$0.75	6d	1	0.85mi
3550 Woodburn Ave Cincinnati, OH	3.0	1.0	1308	$2,000	$1.53	16d	1	0.93mi
2015 Edgecliff Pt Unit 4 Cincinnati, OH	2.0	2.0	1200	$1,595	$1.33	6d	1	0.99mi
3564 Estes Pl Unit 2 Cincinnati, OH	3.0	1.0	1662	$1,500	$0.90	3d	1	0.99mi
434 Northern Ave Cincinnati, OH	3.0	2.5	1518	$2,700	$1.78	6d	1	0.99mi
219 Stetson St Cincinnati, OH	2.0	1.0	1109	$2,200	$1.98	6d	1	1.04mi
215 Stetson St Cincinnati, OH	2.0	1.0	1109	$2,300	$2.07	16d	1	1.05mi
3640 Reading Rd Unit 3640-1 Cincinnati, OH	3.0	1.0	1113	$1,295	$1.16	25d	1	1.08mi
979 Burton Ave Cincinnati, OH	3.0	1.0	1725	$1,595	$0.92	4d	1	1.08mi
3010 Eden Ave Cincinnati, OH	1.0–2.0	1.0–2.0	1114	$3,060	$2.75	3d	28	1.10mi
2813 Gerard St Unit 1540075P Cincinnati, OH	4.0	3.0	2152	$6,281	$2.92	22d	1	1.10mi
3031 Eden Ave Unit A204 Cincinnati, OH	2.0	2.0	1167	$2,525	$2.16	3d	1	1.13mi
3031 Eden Ave Unit A341 Cincinnati, OH	2.0	2.0	1067	$2,500	$2.34	4d	1	1.13mi
3031 Eden Ave Cincinnati, OH	1.0–2.0	1.0–2.0	1113	$3,150	$2.83	23d	9	1.13mi

Listing history 13 events

1. 2026-06-21
   days on market $150,000 Active 18 DOM
2. 2026-06-18
   days on market $150,000 Active 15 DOM
3. 2026-06-17
   days on market $150,000 Active 14 DOM
4. 2026-06-16
   days on market $150,000 Active 13 DOM
5. 2026-06-15
   days on market $150,000 Active 12 DOM
6. 2026-06-13
   days on market $150,000 Active 10 DOM
7. 2026-06-13
   days on market $150,000 Active 9 DOM
8. 2026-06-09
   days on market $150,000 Active 6 DOM
9. 2026-06-08
   days on market $150,000 Active 5 DOM
10. 2026-06-07
    remarks 293-char remark
11. 2026-06-07
    days on market $150,000 Active 4 DOM
12. 2026-06-03
    remarks 252-char remark
13. 2026-06-03
    listed $150,000 Active 1 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: $2,135 · $178/mo
• Projected year-2 tax: $2,238 · $186/mo
• Expected delta: +$102/yr (+$9/mo · 4.8%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 6 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,753
• − Mortgage interest: −$8,402
• − Property taxes: −$2,135
• − Insurance: −$750
• − Repairs & maintenance: −$2,060
• − Management: −$2,060
• − Depreciation: −$4,364
• Taxable income: $5,981
• Est. tax owed @ 24.0%: −$1,435
• After-tax cash flow: $6,585/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): 10,299
• Household income: $62,648
• Rent vs Own: 63.0% rent · 37.0% own
• Severe rent burden: 618.0

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 0.61)
• Race & ethnicity: White 50% Black 37% Two or more races 8% Hispanic / Latino 4% Asian 3%
• Common ancestry: Slovak 2% Romanian 2% Iranian 1%
• Foreign-born: 4% · Vietnam, Canada
• Languages at home: 94% English-only · Spanish 2% Vietnamese 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: ▼ -200.07%
• Current HPI: 227.6837
• Rent YoY: ▲ 2.33%
• 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

+191.5% since first listed

10 events — show timeline

• 2026-06-03 Listed $150,000 Cincy MLS
• 2010-04-30 Sold (MLS) $4,500 Cincy MLS
• 2010-01-13 Listed $6,500 Cincy MLS
• 2005-01-28 Listing Removed — Cincy MLS
• 2004-09-28 Listed $69,900 Cincy MLS
• 2002-10-08 Sold (Public Records) $56,500 Public Records
• 2002-06-14 Sold (Public Records) $24,000 Public Records
• 2002-06-14 Sold (Public Records) $20,000 Public Records
• 1992-06-22 Sold (Public Records) $15,000 Public Records
• 1986-07-30 Sold (Public Records) $51,450 Public Records

Property tax history

+30.8%/yr

Latest (2025): $2,135 · -1.5% YoY. Source: county tax records.