10170 Season Dr · Northgate, OH 45251

$139,900

3 bd · 1.0 ba · 1,222 sqft · SingleFamily public records · 36 Days on market

Built 1964 10,672 sqft lot Est $200k · 30% 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 +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +7.9/10.0
• Livability +4.2/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large ranch home with a giant fenced rear yard waiting for your touches. Per the auditors site over 1200 sq feet. Come enjoy this large kitchen and living room with fireplace. There is extra living space in the converted garage. Giant enclosed rear patio would be great for entertaining. A must see at this price.

Key facts

• Flexible spaces
• Private backyard
• Ample cabinet space

Tags

• PRIVATE BACKYARD
• AMPLE CABINET SPACE
• FLEXIBLE SPACES
• GENEROUS LIVING AREAS

Property features AI

Finance

• Other: Residential zoning; Lot dimensions approximately 60 x 178 (0.245 acre)
• HOA & community: No homeowners association

Exterior

• Parking: On-street parking; Driveway
• Security: Smoke alarm
• Utilities: Public water; Public sewer; Natural gas
• Home design: Traditional single-family home; One story; Slab foundation
• Construction: Cedar exterior; Shingle roof; Built on slab foundation
• Exterior features: Deck; Enclosed porch; Aluminum slider windows; Wood-burning fireplace

Interior

• Kitchen: Pantry; Eat-in kitchen; Wood cabinets; Laminate flooring; Dishwasher; Garbage disposal; Oven/Range
• Bedrooms: Three bedrooms (all on main level) — Primary: 9 x 10, Bedroom 2: 9 x 10, Bedroom 3: 8 x 9
• Flooring: Laminate floor in kitchen and living room areas; Wood floor in family room
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Beam ceiling; Multi-panel doors; Attic storage; Cable ready; Ceiling fan; Recessed lights; Smoke alarm; Walkout living room; Fireplace in living room
• Laundry & utility: High-efficiency gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 84/100 on livability (#55 in OH, #761 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: schools C-, employment C-.
• Northwest Local (suburban): math 38% / reading 46% proficiency, ranked #508 of 656 in OH (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 53 active listings in the ZIP; 7 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 $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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.

Recommended offer $135,703 (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 1964 — 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. 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.
5. 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.
6. 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: 1.29% ✓
• Cap rate: 9.80%
• Cash-on-cash: 12.52%
• DSCR: 1.56
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $200,408
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10061 Sturgeon Ln	0.56mi	3/1.5	1,226 (+0%)	4mo	$195,000	$159	68
2752 Mancelona Ct	0.55mi	3/1.0	1,175 (-4%)	2mo	$200,000	$170	66
9971 Menominee Dr	0.53mi	3/1.5	1,226 (+0%)	14mo	$201,000	$164	62
2765 Petobego Ct	0.53mi	3/1.0	1,175 (-4%)	20mo	$200,000	$170	52
9697 Dunraven Dr	0.70mi	3/1.0	1,175 (-4%)	11mo	$137,500	$117	52
10008 Sturgeon Ln	0.62mi	3/1.5	1,195 (-2%)	17mo	$210,000	$176	51
2868 Grosvenor Dr	0.37mi	3/2.0	1,368 (+12%)	11mo	$247,000	$181	50
10065 Pippin Rd	0.61mi	3/2.0	1,205 (-1%)	18mo	$200,000	$166	50
10372 Pippin Ln	0.68mi	3/2.0	1,276 (+4%)	10mo	$205,000	$161	49
9717 Dunraven Dr	0.72mi	3/1.0	1,175 (-4%)	21mo	$190,000	$162	42
2822 Honesdale Ct	0.51mi	3/1.5	1,329 (+9%)	23mo	$194,000	$146	41
10376 Pippin Rd	0.63mi	3/1.0	1,356 (+11%)	23mo	$212,000	$156	33

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.3%
• Equity multiple: 1.09×
• Total profit: $3,418
• Equity at exit: $20,860

10-year hold

• IRR: 11.9%
• Equity multiple: 1.94×
• Total profit: $36,724
• Equity at exit: $12,096

Cash invested: $39,172 (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 45251

• Active inventory: 53
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,801 high
• Mortgage (P&I): −$734
• Tax from tax record: −$222 /mo · $2,666/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $409

Break-even live

Break-even rent $1,284

Max offer price $139,900

Occupancy floor 72%

Sensitivity live

Price	-10% $488	-5% $448	+0% $409	+5% $369	+10% $330
Rent	-10% $266	-5% $338	+0% $409	+5% $480	+10% $551
Rate	-1.0pp $479	-0.5pp $444	base $409	+0.5pp $372	+1.0pp $336

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10220 September Dr Cincinnati, OH	4.0	1.0	1025	$1,890	$1.84	13d	1	0.09mi
10101 Arborwood Dr Cincinnati, OH	1.0–3.0	1.0–1.5	912	$1,649	$1.81	2d	26	0.36mi
2753 Town Terrace Dr Cincinnati, OH	2.0–3.0	1.0–1.5	968	$1,450	$1.50	21d	4	0.57mi
9939 Voyager Way Cincinnati, OH	3.0	2.0	1400	$2,300	$1.64	44d	1	1.20mi
9500 Ridgemoor Ave Cincinnati, OH	3.0	1.0	1344	$1,600	$1.19	8d	1	1.21mi
9333 Round Top Cincinnati, OH	1.0–3.0	1.0–2.0	979	$1,623	$1.66	2d	3	1.27mi
3683 Ripplegrove Dr Cincinnati, OH	3.0	1.5	1395	$1,931	$1.38	20d	1	1.42mi

Listing history 21 events

1. 2026-06-18
   days on market $139,900 Active 36 DOM
2. 2026-06-17
   days on market $139,900 Active 35 DOM
3. 2026-06-16
   days on market $139,900 Active 34 DOM
4. 2026-06-15
   days on market $139,900 Active 33 DOM
5. 2026-06-13
   days on market $139,900 Active 31 DOM
6. 2026-06-12
   days on market $139,900 Active 30 DOM
7. 2026-06-09
   days on market $139,900 Active 27 DOM
8. 2026-06-08
   days on market $139,900 Active 26 DOM
9. 2026-06-08
   days on market $139,900 Active 25 DOM
10. 2026-06-07
    days on market $139,900 Active 24 DOM
11. 2026-06-04
    days on market $139,900 Active 21 DOM
12. 2026-06-02
    days on market $139,900 Active 20 DOM
13. 2026-06-01
    days on market $139,900 Active 19 DOM
14. 2026-05-31
    days on market $139,900 Active 18 DOM
15. 2026-05-13
    listed $139,900 Active
16. 2024-11-22
    soldstatus $10,578,000
17. 2015-11-05
    soldstatus $40,250 Sold 314-char remark

    Show marketing remark (314 chars)

    Large ranch home with a giant fenced rear yard waiting for your touches. Per the auditors site over 1200 sq feet. Come enjoy this large kitchen and living room with fireplace. There is extra living space in the converted garage. Giant enclosed rear patio would be great for entertaining. A must see at this price.

18. 2015-10-22
    historical Accept Backup Offers 314-char remark

    Show marketing remark (314 chars)

    Large ranch home with a giant fenced rear yard waiting for your touches. Per the auditors site over 1200 sq feet. Come enjoy this large kitchen and living room with fireplace. There is extra living space in the converted garage. Giant enclosed rear patio would be great for entertaining. A must see at this price.

19. 2015-10-13
    status Active 314-char remark

    Show marketing remark (314 chars)

    Large ranch home with a giant fenced rear yard waiting for your touches. Per the auditors site over 1200 sq feet. Come enjoy this large kitchen and living room with fireplace. There is extra living space in the converted garage. Giant enclosed rear patio would be great for entertaining. A must see at this price.

20. 2015-08-17
    historical Accept Backup Offers 314-char remark

    Show marketing remark (314 chars)

    Large ranch home with a giant fenced rear yard waiting for your touches. Per the auditors site over 1200 sq feet. Come enjoy this large kitchen and living room with fireplace. There is extra living space in the converted garage. Giant enclosed rear patio would be great for entertaining. A must see at this price.

21. 2015-08-07
    listed $48,500 Active 314-char remark

    Show marketing remark (314 chars)

    Large ranch home with a giant fenced rear yard waiting for your touches. Per the auditors site over 1200 sq feet. Come enjoy this large kitchen and living room with fireplace. There is extra living space in the converted garage. Giant enclosed rear patio would be great for entertaining. A must see at this price.

ⓘ 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: $2,666 · $222/mo
• Projected year-2 tax: $2,666 · $222/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 3/10 Moderate FEMA zone X (unshaded) · 12% 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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,612
• − Mortgage interest: −$7,837
• − Property taxes: −$2,666
• − Insurance: −$700
• − Repairs & maintenance: −$1,729
• − Management: −$1,729
• − Depreciation: −$4,070
• Taxable income: $2,883
• Est. tax owed @ 24.0%: −$692
• After-tax cash flow: $4,213/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: Northwest Local
• NCES district ID: 3904736
• Math proficiency: 38% ▼ -18.00%
• Reading proficiency: 46% ▼ -10.00%
• Median HH income: $58,765
• Composite: 36.97/100
• National rank: #4528
• State rank: #508 of 656 in OH

Livability — Northgate

• Score: 84/100
• State rank: #55
• US rank: #761

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Northgate, OH
• County: Hamilton County · 701,295 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 20,254
• Household income: $74,614
• Rent vs Own: 22.1% rent · 77.9% own
• Severe rent burden: 442.0

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 0.57)
• Race & ethnicity: White 56% Black 34% Two or more races 6% Hispanic / Latino 3% Asian 2%
• Common ancestry: Iranian 1% Italian 1% Lithuanian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 94% English-only · Spanish 2% Other Asian/Pacific 1% Chinese 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: ▼ -222.27%
• Current HPI: 232.8505
• Rent YoY: —
• 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

+188.5% since first listed

7 events — show timeline

• 2026-05-13 Listed $139,900 Cincy MLS
• 2024-11-22 Sold (Public Records) $10,578,000 Public Records
• 2015-11-05 Sold (MLS) $40,250 Cincy MLS
• 2015-10-22 Contingent — Cincy MLS
• 2015-10-13 Relisted — Cincy MLS
• 2015-08-17 Contingent — Cincy MLS
• 2015-08-07 Listed $48,500 Cincy MLS

Property tax history

+8.3%/yr

Latest (2025): $2,666 · +5.0% YoY. Source: county tax records.