2584 Wenning Rd · Northbrook, OH 45231

$144,900

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 36 Days on market

Built 1956 9,278 sqft lot Est $164k · 12% under

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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 +27.4/30.0
• ARV discount +12.8/15.0
• DSCR +9.6/10.0
• 1% rule +7.2/10.0
• Rent growth +4.2/5.0
• Livability +3.4/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice 3 bedroom ranch home. All kitchen appliances and washer/dryer included. Cute private patio area.

Key facts

• Fenced yard
• Private patio
• Off-street parking

Tags

• CORNER LOT
• FENCED YARD
• PRIVATE PATIO
• OFF-STREET PARKING
• CENTRAL AIR CONDITIONING
• MAIN-LEVEL LAUNDRY HOOKUPS

Property features AI

Finance

• Other: Residential zoning
• Financial info:
• HOA & community: No HOA

Exterior

• Parking:
• Security: Smoke alarm
• Utilities: Public water; Public sewer; Natural gas; Electric service includes 220 volt
• Home design: Traditional single-family home; One level; Slab foundation
• Construction: Shingle roof; Wood siding
• Exterior features: Patio; Vinyl windows

Interior

• Kitchen: Pantry; Eat-in layout; Vinyl flooring; Wood cabinets; Oven/Range; Refrigerator; Garbage disposal
• Bedrooms: Three bedrooms — primary 13 x 12 (level 1); two additional bedrooms 11 x 9 (level 1)
• Flooring: Wall-to-wall carpet in living room; Vinyl flooring in kitchen
• Bathrooms: One full bathroom (level 1)
• Heating & cooling: Forced air gas heating; Central air conditioning; Gas water heating
• Interior features: Five total rooms; Pantry; Eat-in kitchen; Vinyl windows; Cable ready; Smoke alarm; 220 volt
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 6.9% in Northbrook — 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 68/100 on livability (#555 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, health & safety C-, employment D+.
• Mt Healthy City (suburban): math 12% / reading 24% proficiency, ranked #636 of 656 in OH (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+6.9%/yr); 85 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 + 6.9% rent growth), your $41k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,553 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1956 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.22% ✓
• Cap rate: 9.82%
• Cash-on-cash: 12.60%
• DSCR: 1.56
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $164,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2626 Ontario St	0.10mi	3/1.0	960 (0%)	2mo	$155,000	$161	94
2697 Wenning Rd	0.13mi	3/1.0	960 (0%)	8mo	$164,000	$171	88
2610 Niagara St	0.20mi	3/1.0	960 (0%)	4mo	$149,900	$156	87
2542 Ontario St	0.15mi	3/1.0	960 (0%)	8mo	$121,000	$126	86
9632 Sacramento St	0.28mi	3/1.0	960 (0%)	4mo	$180,000	$188	84
2479 Ontario St	0.27mi	3/1.0	960 (0%)	5mo	$180,000	$188	83
9852 Wiscasset Way	0.29mi	3/1.0	925 (-4%)	0mo	$108,000	$117	80
9737 Dunraven Dr	0.21mi	3/1.0	925 (-4%)	7mo	$182,000	$197	78
2473 Schon Dr	0.07mi	3/1.0	1,073 (+12%)	0mo	$115,000	$107	77
9514 Ridgemoor Ave	0.34mi	3/1.0	960 (0%)	9mo	$209,900	$219	77
9810 Norcrest Dr	0.04mi	3/1.0	1,073 (+12%)	8mo	$166,000	$155	72
9484 Ridgemoor Ave	0.42mi	3/1.0	884 (-8%)	8mo	$190,000	$215	61

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 · 6.92% rent growth · sell at horizon

5-year hold

• IRR: 6.6%
• Equity multiple: 1.27×
• Total profit: $10,924
• Equity at exit: $21,605

10-year hold

• IRR: 19.1%
• Equity multiple: 2.89×
• Total profit: $76,830
• Equity at exit: $12,528

Cash invested: $40,572 (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 45231

• Rents YoY: 6.9%
• Active inventory: 85
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,774 high
• Mortgage (P&I): −$760
• Tax from tax record: −$155 /mo · $1,861/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $426

Break-even live

Break-even rent $1,235

Max offer price $144,900

Occupancy floor 71%

Sensitivity live

Price	-10% $508	-5% $467	+0% $426	+5% $385	+10% $344
Rent	-10% $286	-5% $356	+0% $426	+5% $496	+10% $566
Rate	-1.0pp $499	-0.5pp $463	base $426	+0.5pp $388	+1.0pp $350

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10101 Arborwood Dr Cincinnati, OH	1.0–3.0	1.0–1.5	912	$1,649	$1.81	2d	26	0.83mi
2753 Town Terrace Dr Cincinnati, OH	2.0–3.0	1.0–1.5	968	$1,450	$1.50	21d	4	0.89mi
10220 September Dr Cincinnati, OH	4.0	1.0	1025	$1,890	$1.84	13d	1	0.99mi
9333 Round Top Cincinnati, OH	1.0–3.0	1.0–2.0	979	$1,623	$1.66	2d	3	1.19mi
8879 Zodiac Dr Cincinnati, OH	3.0	2.0	1040	$1,781	$1.71	24d	1	1.30mi

Listing history 23 events

1. 2026-06-18
   days on market $144,900 Active 36 DOM
2. 2026-06-17
   days on market $144,900 Active 35 DOM
3. 2026-06-16
   days on market $144,900 Active 34 DOM
4. 2026-06-15
   days on market $144,900 Active 33 DOM
5. 2026-06-13
   days on market $144,900 Active 31 DOM
6. 2026-06-13
   days on market $144,900 Active 30 DOM
7. 2026-06-09
   days on market $144,900 Active 27 DOM
8. 2026-06-08
   days on market $144,900 Active 26 DOM
9. 2026-06-07
   days on market $144,900 Active 25 DOM
10. 2026-06-05
    days on market $144,900 Active 22 DOM
11. 2026-06-03
    days on market $144,900 Active 21 DOM
12. 2026-06-02
    days on market $144,900 Active 20 DOM
13. 2026-06-01
    days on market $144,900 Active 19 DOM
14. 2026-05-31
    days on market $144,900 Active 18 DOM
15. 2026-05-13
    listed $144,900 Active
16. 2024-11-22
    soldstatus $10,109,000
17. 2016-08-23
    soldstatus $40,000 Sold 101-char remark

    Show marketing remark (101 chars)

    Nice 3 bedroom ranch home. All kitchen appliances and washer/dryer included. Cute private patio area.

18. 2016-08-12
    historical Accept Backup Offers 101-char remark

    Show marketing remark (101 chars)

    Nice 3 bedroom ranch home. All kitchen appliances and washer/dryer included. Cute private patio area.

19. 2016-08-09
    listed $50,000 Active 101-char remark

    Show marketing remark (101 chars)

    Nice 3 bedroom ranch home. All kitchen appliances and washer/dryer included. Cute private patio area.

20. 2005-10-05
    historical
21. 2005-04-04
    listed $78,500
22. 2004-11-22
    historical
23. 2004-07-21
    listed $78,500

ⓘ 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: $1,861 · $155/mo
• Projected year-2 tax: $2,061 · $172/mo
• Expected delta: +$200/yr (+$17/mo · 10.7%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,284
• − Mortgage interest: −$8,117
• − Property taxes: −$1,861
• − Insurance: −$724
• − Repairs & maintenance: −$1,703
• − Management: −$1,703
• − Depreciation: −$4,215
• Taxable income: $2,961
• Est. tax owed @ 24.0%: −$711
• After-tax cash flow: $4,400/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: Mt Healthy City
• NCES district ID: 3904441
• Math proficiency: 12% ▼ -21.00%
• Reading proficiency: 24% ▼ -9.00%
• Median HH income: $42,699
• Composite: 15.51/100
• National rank: #9303
• State rank: #636 of 656 in OH

Livability — Northbrook

• Score: 68/100
• State rank: #555
• US rank: #9479

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Northbrook, OH
• County: Hamilton County · 701,295 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 40,463
• Household income: $71,353
• Rent vs Own: 27.4% rent · 72.6% own
• Severe rent burden: 846.0

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 47% Black 40% Two or more races 8% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 1% Slovak 1% Iranian 1%
• Foreign-born: 5% · Canada, India
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -181.25%
• Current HPI: 228.2912
• Rent YoY: ▲ 6.92%
• 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

+84.6% since first listed

9 events — show timeline

• 2026-05-13 Listed $144,900 Cincy MLS
• 2024-11-22 Sold (Public Records) $10,109,000 Public Records
• 2016-08-23 Sold (MLS) $40,000 Cincy MLS
• 2016-08-12 Contingent — Cincy MLS
• 2016-08-09 Listed $50,000 Cincy MLS
• 2005-10-05 Listing Removed — Cincy MLS
• 2005-04-04 Listed $78,500 Cincy MLS
• 2004-11-22 Listing Removed — Cincy MLS
• 2004-07-21 Listed $78,500 Cincy MLS

Property tax history

+2.6%/yr

Latest (2025): $1,861 · +3.2% YoY. Source: county tax records.