7963 Mitchell Farm Ln · Montgomery, OH 45242

$479,900

3 bd · 1.5 ba · 2,074 sqft · SingleFamily public records · 46 Days on market

Built 1958 0.35 ac lot $231/sqft · 24% below area Est $628k · 24% under ↓ 10% since listing

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Schools +7.4/10.0
• Cash flow +6.5/30.0
• Livability +4.1/5.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This classic brick ranch in the heart of Montgomery offers comfortable single-level living with a flexible, functional layout. Inside, refinished hardwood floors, fresh paint, and abundant natural light create a bright, welcoming feel throughout the main level. The spacious living room flows into an eat-in kitchen with ample cabinet space, updated counters, and access to a versatile bonus room connecting to both the garage and lower level. Three well-sized bedrooms and a full hall bath complete the main floor. The finished lower level adds valuable living space with a wide-open recreation area ideal for entertaining, a home gym, or hobby space, plus a separate laundry and storage room. Outside, enjoy a large, level backyard with mature trees and room to relax or gather. Well maintained and conveniently located near Montgomery Square, parks, and award-winning Sycamore Schools.

Key facts

• 0.35 acre lot
• 2 garage spots
• Built 1958

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Attached front garage with 2 garage spaces; Asphalt driveway
• Utilities: Public water; Public sewer; Natural gas
• Home design: Single-family ranch home; One level
• Construction: Poured foundation; Brick construction; Shingle roof
• Exterior features: Brick exterior; Vinyl windows; Shingle roof; One fireplace with brick surround

Interior

• Kitchen: Kitchen with vinyl and marble/granite/slate surfaces; Kitchen approx. 12 x 10
• Bedrooms: 3 bedrooms total; Primary bedroom on level 1 (approx. 14 x 12); Bedroom 2 on level 1 (approx. 11 x 12); Bedroom 3 on level 1 (approx. 11 x 9)
• Flooring: Vinyl flooring in kitchen
• Bathrooms: 1 full bathroom on level 1; 1 half bathroom
• Heating & cooling: Forced air gas heating; Central air conditioning; Electric water heater
• Interior features: 8 total rooms; Partial, part-finished basement; Recreation room in basement (approx. 25 x 26)
• Laundry & utility: Basement utility space

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $480k.

Deal economics

• At list price, monthly cash flow is $-812 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $336k (29.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $307k (36.1% below list).
• Recommended offer: $307k (36.1% below list) — sets the bar for 1% rule.
• Cap rate 4.3% vs local median 1.9% in Montgomery — 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 82/100 on livability (#86 in OH, #1,249 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D, amenities F.
• Sycamore Community City (suburban): math 83% / reading 84% proficiency, ranked #30 of 656 in OH (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical; only 13% free/reduced lunch — higher-income household profile.
• Zoned schools: Montgomery Elementary School (math 98% / reading 92%, grade A+, #6 of 1,584 statewide, top 1%, 517 students, 5% FRL); Edwin H Greene Intermediate Middle School (math 80% / reading 86%, grade A+, #29 of 654 statewide, top 5%, 876 students, 12% FRL); Sycamore High School (math 71% / reading 85%, grade A-, #50 of 781 statewide, top 6%, 1,639 students, 15% FRL) — zoned schools at 11% FRL track the district average.
• Market conditions: Rents rising fast (+5.5%/yr); 55 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $3k of loan paydown is wiped out by about $14k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($466k) 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 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $306,738 (36.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.64% ✗
• Cap rate: 4.26%
• Cash-on-cash: -7.26%
• DSCR: 0.68
• GRM: 13.0

CMA / ARV

• ARV (median comp): $627,505
• List price: $479,900
• Delta: -23.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9856 Knollbrook Ter	0.22mi	3/2.0	1,934 (-7%)	3mo	$559,000	$289	74
9890 Knollbrook Ter	0.21mi	3/3.0	1,920 (-7%)	4mo	$550,000	$286	68
7947 Jolain Dr	0.17mi	4/3.5 (+1)	2,159 (+4%)	12mo	$1,500,064	$695	62
9509 Croton Dr	0.49mi	3/3.0	2,064 (-0%)	14mo	$545,950	$265	59
9844 Zig Zag Rd	0.36mi	3/2.5	1,852 (-11%)	14mo	$805,000	$435	50
7640 Trailwind Dr	0.62mi	3/2.5	2,026 (-2%)	17mo	$587,000	$290	49
10335 Deerfield Rd	0.72mi	3/2.5	2,308 (+11%)	18mo	$535,000	$232	29
7632 Fairwind Dr	0.74mi	4/2.5 (+1)	2,345 (+13%)	20mo	$565,000	$241	18

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 · 5.47% rent growth · sell at horizon

5-year hold

• IRR: -26.3%
• Equity multiple: 0.09×
• Total profit: $-121,704
• Equity at exit: $71,555

10-year hold

• IRR: -17.0%
• Equity multiple: -0.03×
• Total profit: $-138,907
• Equity at exit: $41,493

Cash invested: $134,372 (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 45242

• Rents YoY: 5.5%
• Active inventory: 55
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $3,067 high
• Mortgage (P&I): −$2,517
• Tax from tax record: −$519 /mo · $6,229/yr
• Insurance: −$200
• HOA: −$0
• Vacancy / Maint / Mgmt: −$644
• Net cashflow: $-812

Break-even live

Break-even rent $4,096

Max offer price $336,372

Occupancy floor —

Sensitivity live

Price	-10% $-541	-5% $-677	+0% $-812	+5% $-948	+10% $-1,084
Rent	-10% $-1,055	-5% $-934	+0% $-812	+5% $-691	+10% $-570
Rate	-1.0pp $-571	-0.5pp $-690	base $-812	+0.5pp $-937	+1.0pp $-1,063

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: $119,975
• Closing costs: $14,397
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7822 Remington Rd Montgomery, OH	4.0	2.5	2762	$4,695	$1.70	19d	1	0.45mi
10251 Pendery Dr Montgomery, OH	3.0	2.5	2043	$2,600	$1.27	0d	1	1.00mi
10555 Montgomery Rd Montgomery, OH	1.0–2.0	1.0–2.5	1057	$2,445	$2.31	45d	2	1.35mi
10555 Montgomery Rd Montgomery, OH	2.0	2.5	1460	$2,445	$1.67	3d	1	1.35mi
10555 Montgomery Rd Montgomery, OH	2.0	2.5	1460	$2,450	$1.68	0d	1	1.35mi
5720 Old Pfeiffer Ln Blue Ash, OH	3.0	1.0	1400	$2,350	$1.68	45d	1	1.37mi

Listing history 21 events

1. 2026-06-21
   days on market $479,900 Active 46 DOM
2. 2026-06-18
   days on market $479,900 Active 43 DOM
3. 2026-06-17
   days on market $479,900 Active 42 DOM
4. 2026-06-16
   days on market $479,900 Active 41 DOM
5. 2026-06-15
   remarks 658-char remark
6. 2026-06-15
   price $479,900 Active 40 DOM
7. 2026-06-15
   days on market $499,900 Active 40 DOM
8. 2026-06-13
   days on market $499,900 Active 38 DOM
9. 2026-06-13
   days on market $499,900 Active 37 DOM
10. 2026-06-09
    days on market $499,900 Active 34 DOM
11. 2026-06-08
    days on market $499,900 Active 33 DOM
12. 2026-06-07
    days on market $499,900 Active 32 DOM
13. 2026-06-05
    days on market $499,900 Active 29 DOM
14. 2026-06-03
    days on market $499,900 Active 28 DOM
15. 2026-06-02
    days on market $499,900 Active 27 DOM
16. 2026-06-01
    days on market $499,900 Active 26 DOM
17. 2026-05-31
    days on market $499,900 Active 25 DOM
18. 2026-05-07
    listed $499,900 Active 825-char remark
19. 2026-02-20
    historical 891-char remark

    Show marketing remark (891 chars)

    This classic brick ranch in the heart of Montgomery offers comfortable single-level living with a flexible, functional layout. Inside, refinished hardwood floors, fresh paint, and abundant natural light create a bright, welcoming feel throughout the main level. The spacious living room flows into an eat-in kitchen with ample cabinet space, updated counters, and access to a versatile bonus room connecting to both the garage and lower level. Three well-sized bedrooms and a full hall bath complete the main floor. The finished lower level adds valuable living space with a wide-open recreation area ideal for entertaining, a home gym, or hobby space, plus a separate laundry and storage room. Outside, enjoy a large, level backyard with mature trees and room to relax or gather. Well maintained and conveniently located near Montgomery Square, parks, and award-winning Sycamore Schools.

20. 2026-01-20
    price $514,900 891-char remark

    Show marketing remark (891 chars)

    This classic brick ranch in the heart of Montgomery offers comfortable single-level living with a flexible, functional layout. Inside, refinished hardwood floors, fresh paint, and abundant natural light create a bright, welcoming feel throughout the main level. The spacious living room flows into an eat-in kitchen with ample cabinet space, updated counters, and access to a versatile bonus room connecting to both the garage and lower level. Three well-sized bedrooms and a full hall bath complete the main floor. The finished lower level adds valuable living space with a wide-open recreation area ideal for entertaining, a home gym, or hobby space, plus a separate laundry and storage room. Outside, enjoy a large, level backyard with mature trees and room to relax or gather. Well maintained and conveniently located near Montgomery Square, parks, and award-winning Sycamore Schools.

21. 2025-12-04
    listed $534,900 Active 891-char remark

    Show marketing remark (891 chars)

    This classic brick ranch in the heart of Montgomery offers comfortable single-level living with a flexible, functional layout. Inside, refinished hardwood floors, fresh paint, and abundant natural light create a bright, welcoming feel throughout the main level. The spacious living room flows into an eat-in kitchen with ample cabinet space, updated counters, and access to a versatile bonus room connecting to both the garage and lower level. Three well-sized bedrooms and a full hall bath complete the main floor. The finished lower level adds valuable living space with a wide-open recreation area ideal for entertaining, a home gym, or hobby space, plus a separate laundry and storage room. Outside, enjoy a large, level backyard with mature trees and room to relax or gather. Well maintained and conveniently located near Montgomery Square, parks, and award-winning Sycamore Schools.

ⓘ 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: $6,229 · $519/mo
• Projected year-2 tax: $6,858 · $571/mo
• Expected delta: +$629/yr (+$52/mo · 10.1%)

ⓘ 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 ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,809
• − Mortgage interest: −$26,882
• − Property taxes: −$6,229
• − Insurance: −$2,400
• − Repairs & maintenance: −$2,945
• − Management: −$2,945
• − Depreciation: −$13,961
• Taxable loss: −$18,552
• Est. tax savings @ 24.0%: +$4,453
• After-tax cash flow: $-5,297/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: Sycamore Community City
• NCES district ID: 3904486
• Math proficiency: 83% ▼ -4.00%
• Reading proficiency: 84% ▼ -2.00%
• Median HH income: $82,990
• Composite: 73.72/100
• National rank: #172
• State rank: #30 of 656 in OH

Livability — Montgomery

• Score: 82/100
• State rank: #86
• US rank: #1249

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Montgomery, OH
• County: Hamilton County · 701,295 people
• City population: 22,623
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 22,623
• Household income: $124,567
• Rent vs Own: 21.7% rent · 78.3% own
• Severe rent burden: 288.0

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: Predominantly White (75%)
• Race & ethnicity: White 75% Asian 9% Two or more races 6% Black 6% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 3% Italian 2% Romanian 2%
• Foreign-born: 12% · Canada, Guatemala, China
• Languages at home: 87% English-only · Spanish 3% Other Asian/Pacific 2% Other Indo-European 2%

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: ▼ -337.76%
• Current HPI: 278.5015
• Rent YoY: ▲ 5.47%
• 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

-10.3% since first listed

5 events — show timeline

• 2026-06-15 Price Changed $479,900 Cincy MLS
• 2026-05-07 Listed $499,900 Cincy MLS
• 2026-02-20 Listing Removed — Cincy MLS
• 2026-01-20 Price Changed $514,900 Cincy MLS
• 2025-12-04 Listed $534,900 Cincy MLS

Property tax history

+7.5%/yr

Latest (2025): $6,229 · -0.1% YoY. Source: county tax records.