2123 Renner Pl · Cincinnati, OH 45214

$50,000

2 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 35 Days on market

Built 1893 1,873 sqft lot ↓ 57% since listing

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Why this score? — see what drove the A- 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor opportunity just blocks from Findlay Market and TQL Stadium, and minutes to downtown, UC, and all three pro sports stadiums. 2123 Renner Place offers strong potential with partial city views and is surrounded by ongoing redevelopment. The property needs a full renovation or teardown and is being sold as-is. Ideal for investors or builders looking to bring new life to the area. This building can be purchased individually or as part of a larger package that includes three buildings and three additional lots on Renner. Don't miss this rare chance to invest in a rapidly growing part of the city.

Key facts

• Partial city views
• 1,873 sq ft lot
• Built 1893

Tags

• BLOCKS FROM FINDLAY MARKET
• PARTIAL CITY VIEWS

Property features AI

Finance

• Other: Lease not considered
• HOA & community: No HOA

Exterior

• Parking: On-street parking
• Utilities: Public water; Natural gas; Public sewer
• Home design: Traditional single-family home; Two levels; Second floor area approximately 576
• Construction: Stone construction; Stone foundation
• Exterior features: Shingle roof; Vinyl windows; Less than 0.5 acre lot; Residential zoning; City street access

Interior

• Kitchen: Wood cabinets
• Bedrooms: 2 bedrooms; Primary bedroom on level 2 (12 x 15); Second bedroom on level 2 (12 x 15)
• Bathrooms: 1 full bathroom on level 1 with tub
• Interior features: 4 total rooms; Partial unfinished basement; Window treatments in living room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $911 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 28.2% 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 fast (+8.1%/yr); 67 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).
• At $1,607/mo this rent would consume 69% of the median local household income ($28k/yr) (locally 857% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $5k of equity ($346 loan paydown + $5k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 8.0% rent growth), your $14k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1893 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1893 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 3.21% ✓
• Cap rate: 28.16%
• Cash-on-cash: 78.08%
• DSCR: 4.47
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $230,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
408 Southview Ave	0.37mi	2/1.5	1,136 (-1%)	8mo	$215,000	$189	71
2316 Sauer Ave	0.39mi	3/1.0 (+1)	1,166 (+1%)	10mo	$195,000	$167	67
642 Clemmer Ave	0.52mi	2/1.0	1,137 (-1%)	12mo	$285,000	$251	63
37 E Clifton Ave	0.58mi	3/1.0 (+1)	1,200 (+4%)	4mo	$84,500	$70	58
343 Ada St	0.30mi	2/1.5	1,310 (+14%)	7mo	$246,000	$188	55
212 Atkinson St	0.48mi	2/1.0	1,053 (-9%)	11mo	$245,000	$233	54
450 Lloyd Pl	0.24mi	3/2.0 (+1)	1,307 (+14%)	4mo	$309,000	$236	54
2214 Sauer Ave	0.36mi	2/2.0	1,255 (+9%)	14mo	$235,000	$187	53
2314 Flora St	0.25mi	3/1.0 (+1)	1,008 (-12%)	12mo	$230,000	$228	52
2341 Chickasaw St	0.34mi	3/2.0 (+1)	1,216 (+6%)	18mo	$239,900	$197	51
2323 Muriel Ct	0.30mi	3/2.0 (+1)	1,259 (+9%)	18mo	$252,000	$200	46
2408 Moerlein Ave	0.52mi	3/1.5 (+1)	1,062 (-8%)	14mo	$342,500	$323	44

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

Projected returns pro-forma

10.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 92.8%
• Equity multiple: 7.70×
• Total profit: $93,776
• Equity at exit: $45,044

10-year hold

• IRR: 89.2%
• Equity multiple: 18.97×
• Total profit: $251,634
• Equity at exit: $97,139

Cash invested: $14,000 (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 45214

• Home prices YoY: 3.6%
• Rents YoY: 8.1%
• Active inventory: 67
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,607 high
• Mortgage (P&I): −$262
• Tax from tax record: −$76 /mo · $908/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $911

Break-even live

Break-even rent $454

Max offer price $50,000

Occupancy floor 38%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
445 W McMicken Ave Cincinnati, OH	3.0	1.0	1090	$1,350	$1.24	23d	1	0.14mi
231 Emming St Unit 2 Cincinnati, OH	3.0	1.0	1200	$1,800	$1.50	23d	1	0.19mi
300 Warner St Unit 1 Cincinnati, OH	1.0	1.0	747	$1,100	$1.47	2d	1	0.23mi
414 Dayton St Cincinnati, OH	3.0	2.5	1176	$2,400	$2.04	23d	1	0.25mi
474 Dayton St Apt A Cincinnati, OH	1.0	1.5	1500	$1,300	$0.87	23d	1	0.27mi
812 Dayton St Unit 1056021P Cincinnati, OH	3.0	1.0	1453	$2,995	$2.06	1d	1	0.27mi
207 W McMicken Ave Unit 3 Cincinnati, OH	2.0	1.0	990	$1,400	$1.41	23d	1	0.30mi
2333 W Clifton Ave Cincinnati, OH	2.0	1.0	1000	$1,200	$1.20	23d	1	0.33mi
421 Southview Ave Unit 2 Cincinnati, OH	3.0	1.0	1350	$1,800	$1.33	23d	1	0.37mi
1 Foxhall Ct Unit 1 Cincinnati, OH	2.0	2.5	1500	$2,200	$1.47	23d	1	0.39mi
2215 Ohio Ave Unit 2217-01 Cincinnati, OH	1.0	1.0	1013	$1,095	$1.08	23d	1	0.40mi
265 W McMillan St Unit 1 Cincinnati, OH	2.0	1.0	950	$1,350	$1.42	20d	1	0.43mi
1007 Dayton St Unit 6 Cincinnati, OH	1.0	1.0	1035	$1,150	$1.11	23d	1	0.44mi
2341 W McMicken Ave Apt 2 Cincinnati, OH	1.0	1.0	1051	$1,200	$1.14	4d	1	0.45mi
2341 W McMicken Ave Unit 1 Cincinnati, OH	1.0	1.0	1291	$1,300	$1.01	4d	1	0.45mi
1900 Elm St Unit 1056055P Cincinnati, OH	1.0	1.0	710	$3,190	$4.49	14d	1	0.46mi
1925 Colerain Ave Unit 1056034P Cincinnati, OH	2.0	1.0	1453	$2,790	$1.92	12d	1	0.50mi
1807 Elm St Cincinnati, OH	1.0	1.0	615	$1,425	$2.32	1d	1	0.53mi
111 W Elder St Unit 1056044P Cincinnati, OH	1.0–4.0	1.0–4.0	1835	$3,983	$2.17	10d	2	0.58mi
107 W Elder St Unit C Cincinnati, OH	1.0	1.0	800	$1,195	$1.49	2d	1	0.59mi
55 E Clifton Ave Unit B Cincinnati, OH	2.0	2.0	1395	$2,500	$1.79	23d	1	0.59mi
2582 W McMicken Ave Apt 4 Cincinnati, OH	1.0	1.0	700	$895	$1.28	2d	1	0.63mi
105 E Clifton Ave Cincinnati, OH	2.0	1.0	750	$1,795	$2.39	16d	1	0.65mi
105 Peete St Cincinnati, OH	1.0	1.0	825	$900	$1.09	23d	1	0.65mi
105 Peete St Cincinnati, OH	2.0	1.0	983	$1,325	$1.35	3d	1	0.65mi
1617 Elm St Cincinnati, OH	3.0	1.0–2.0	1028	$3,673	$3.57	1d	44	0.66mi
2212 Calumet St Unit 2 Cincinnati, OH	1.0	1.0	786	$825	$1.05	23d	1	0.69mi
1606 Pleasant St Unit 1056043P Cincinnati, OH	1.0	1.0	1076	$2,493	$2.32	1d	1	0.69mi
130 Valencia St #1 Cincinnati, OH	2.0	1.0	700	$1,150	$1.64	23d	1	0.72mi
1508 Pleasant St Unit 1495913P Cincinnati, OH	1.0–3.0	1.0–2.0	1431	$5,854	$4.09	1d	2	0.80mi
1523 Republic St #202 Cincinnati, OH	1.0	1.0	830	$1,750	$2.11	16d	1	0.80mi
2805 Stratford Ave Unit 2 Cincinnati, OH	2.0	1.0	850	$1,450	$1.71	4d	1	0.80mi
1510 Race St Unit 1056158P Cincinnati, OH	2.0	1.0	1076	$4,248	$3.95	23d	1	0.81mi
1507 Race St Unit 1056026P Cincinnati, OH	2.0	1.0	1453	$3,630	$2.50	14d	1	0.82mi
1429 Elm St Unit 1495912P Cincinnati, OH	1.0	1.0	721	$3,286	$4.56	14d	1	0.82mi
1502 Race St Unit 1056057P Cincinnati, OH	1.0	1.0	710	$3,541	$4.99	12d	1	0.83mi
2426 Goose Aly Unit 1056056P Cincinnati, OH	1.0	1.0	710	$3,090	$4.35	1d	1	0.84mi
1777 Sycamore St Unit 5 Cincinnati, OH	2.0	1.0	964	$1,530	$1.59	23d	1	0.85mi
1042 Marshall Ave Apt 3 Cincinnati, OH	3.0	1.0	1400	$1,195	$0.85	23d	1	0.85mi
1048 Marshall Ave Unit 5 Cincinnati, OH	2.0	1.0	888	$965	$1.09	23d	1	0.86mi

Listing history 17 events

1. 2026-06-18
   days on market $50,000 Active 35 DOM
2. 2026-06-17
   days on market $50,000 Active 34 DOM
3. 2026-06-16
   days on market $50,000 Active 33 DOM
4. 2026-06-15
   days on market $50,000 Active 32 DOM
5. 2026-06-13
   days on market $50,000 Active 30 DOM
6. 2026-06-13
   days on market $50,000 Active 29 DOM
7. 2026-06-09
   days on market $50,000 Active 26 DOM
8. 2026-06-08
   days on market $50,000 Active 25 DOM
9. 2026-06-07
   days on market $50,000 Active 24 DOM
10. 2026-06-03
    days on market $50,000 Active 20 DOM
11. 2026-06-02
    days on market $50,000 Active 19 DOM
12. 2026-06-01
    days on market $50,000 Active 18 DOM
13. 2026-05-31
    days on market $50,000 Active 17 DOM
14. 2026-05-14
    listed $50,000 Active
15. 2026-03-31
    historical 607-char remark

    Show marketing remark (607 chars)

    Investor opportunity just blocks from Findlay Market and TQL Stadium, and minutes to downtown, UC, and all three pro sports stadiums. 2123 Renner Place offers strong potential with partial city views and is surrounded by ongoing redevelopment. The property needs a full renovation or teardown and is being sold as-is. Ideal for investors or builders looking to bring new life to the area. This building can be purchased individually or as part of a larger package that includes three buildings and three additional lots on Renner. Don't miss this rare chance to invest in a rapidly growing part of the city.

16. 2026-03-03
    price $90,000 607-char remark

    Show marketing remark (607 chars)

    Investor opportunity just blocks from Findlay Market and TQL Stadium, and minutes to downtown, UC, and all three pro sports stadiums. 2123 Renner Place offers strong potential with partial city views and is surrounded by ongoing redevelopment. The property needs a full renovation or teardown and is being sold as-is. Ideal for investors or builders looking to bring new life to the area. This building can be purchased individually or as part of a larger package that includes three buildings and three additional lots on Renner. Don't miss this rare chance to invest in a rapidly growing part of the city.

17. 2026-01-09
    listed $115,000 Active 607-char remark

    Show marketing remark (607 chars)

    Investor opportunity just blocks from Findlay Market and TQL Stadium, and minutes to downtown, UC, and all three pro sports stadiums. 2123 Renner Place offers strong potential with partial city views and is surrounded by ongoing redevelopment. The property needs a full renovation or teardown and is being sold as-is. Ideal for investors or builders looking to bring new life to the area. This building can be purchased individually or as part of a larger package that includes three buildings and three additional lots on Renner. Don't miss this rare chance to invest in a rapidly growing part of the city.

ⓘ 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: $908 · $76/mo
• Projected year-2 tax: $908 · $76/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 5/10 Major 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,286
• − Mortgage interest: −$2,801
• − Property taxes: −$908
• − Insurance: −$250
• − Repairs & maintenance: −$1,543
• − Management: −$1,543
• − Depreciation: −$1,455
• Taxable income: $10,787
• Est. tax owed @ 24.0%: −$2,589
• After-tax cash flow: $8,343/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): 8,630
• Household income: $27,852
• Rent vs Own: 76.1% rent · 23.9% own
• Severe rent burden: 857.0

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: Majority Black (63%)
• Race & ethnicity: Black 63% White 27% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 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: ▲ 15.01%
• Current HPI: 433.2346
• Rent YoY: ▲ 8.09%
• 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

-56.5% since first listed

4 events — show timeline

• 2026-05-14 Listed $50,000 Cincy MLS
• 2026-03-31 Listing Removed — Cincy MLS
• 2026-03-03 Price Changed $90,000 Cincy MLS
• 2026-01-09 Listed $115,000 Cincy MLS

Property tax history

+13.1%/yr

Latest (2025): $908 · +0.1% YoY. Source: county tax records.