2497 Ontario St · Northbrook, OH 45231

$134,900

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 90 Days on market

Built 1956 9,496 sqft lot Est $164k · 18% 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 +29.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• 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

Solid slab ranch home with detached garage and fenced yard. Great for the rental portfolio or owner occupant using a 203K loan. Property being sold is as where is with no repairs or concessions

Key facts

• Updated finishes
• Practical floor plan
• Great outdoor space

Tags

• LIGHT-FILLED LIVING AREA
• UPDATED FINISHES
• PRACTICAL FLOOR PLAN
• GREAT OUTDOOR SPACE
• COLERAIN TOWNSHIP LOCATION

Property features AI

Finance

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

Exterior

• Parking: Detached garage with 1 garage space
• Utilities: Public water; Public sewer; Natural gas
• Home design: Traditional single-family home; One story; Slab foundation
• Construction: Vinyl siding construction
• Exterior features: Shingle roof; Vinyl siding; Vinyl windows; Residential zoning; Lot dimensions about 63 x 141

Interior

• Kitchen: Kitchen approximately 12 x 8; Oven/Range; Refrigerator
• Bedrooms: Two bedrooms; Primary bedroom approximately 10 x 22 (first floor); Second bedroom approximately 12 x 13 (first floor)
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Forced air heating (gas); Central air conditioning; Electric water heater
• Interior features: Five total rooms; Oven/Range; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $460 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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 $933 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 $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $135k implies a 255% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $126,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.32% ✓
• Cap rate: 10.38%
• Cash-on-cash: 14.61%
• DSCR: 1.65
• GRM: 6.3

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
2479 Ontario St	0.04mi	3/1.0	960 (0%)	5mo	$180,000	$188	94
9632 Sacramento St	0.10mi	3/1.0	960 (0%)	4mo	$180,000	$188	92
2610 Niagara St	0.10mi	3/1.0	960 (0%)	4mo	$149,900	$156	92
2542 Ontario St	0.10mi	3/1.0	960 (0%)	8mo	$121,000	$126	89
2626 Ontario St	0.22mi	3/1.0	960 (0%)	2mo	$155,000	$161	88
2697 Wenning Rd	0.31mi	3/1.0	960 (0%)	8mo	$164,000	$171	79
9852 Wiscasset Way	0.48mi	3/1.0	925 (-4%)	0mo	$108,000	$117	71
9737 Dunraven Dr	0.41mi	3/1.0	925 (-4%)	7mo	$182,000	$197	69
2473 Schon Dr	0.31mi	3/1.0	1,073 (+12%)	0mo	$115,000	$107	66
9810 Norcrest Dr	0.26mi	3/1.0	1,073 (+12%)	8mo	$166,000	$155	62
2238 Pacora Dr	0.56mi	2/1.0 (-1)	925 (-4%)	4mo	$186,000	$201	60
9207 Montoro Dr	0.66mi	2/1.0 (-1)	925 (-4%)	7mo	$200,000	$216	53

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: 9.5%
• Equity multiple: 1.39×
• Total profit: $14,762
• Equity at exit: $20,114

10-year hold

• IRR: 21.7%
• Equity multiple: 3.20×
• Total profit: $83,182
• Equity at exit: $11,664

Cash invested: $37,772 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,780 high
• Mortgage (P&I): −$707
• Tax from tax record: −$183 /mo · $2,196/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $460

Break-even live

Break-even rent $1,198

Max offer price $134,900

Occupancy floor 69%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8879 Zodiac Dr Cincinnati, OH	3.0	2.0	1040	$1,781	$1.71	23d	1	1.00mi
10101 Arborwood Dr Cincinnati, OH	1.0–3.0	1.0–1.5	912	$1,649	$1.81	1d	26	1.05mi
9333 Round Top Cincinnati, OH	1.0–3.0	1.0–2.0	979	$1,623	$1.66	2d	3	1.18mi
2753 Town Terrace Dr Cincinnati, OH	2.0–3.0	1.0–1.5	968	$1,450	$1.50	21d	4	1.18mi
10220 September Dr Cincinnati, OH	4.0	1.0	1025	$1,890	$1.84	12d	1	1.26mi

Listing history 20 events

1. 2026-06-18
   days on market $134,900 Active 90 DOM
2. 2026-06-17
   statusdays on market $134,900 Active 89 DOM
3. 2026-06-16
   days on market $134,900 Contingency Pending 88 DOM
4. 2026-06-15
   days on market $134,900 Contingency Pending 87 DOM
5. 2026-06-13
   days on market $134,900 Contingency Pending 85 DOM
6. 2026-06-13
   days on market $134,900 Contingency Pending 84 DOM
7. 2026-06-09
   days on market $134,900 Contingency Pending 81 DOM
8. 2026-06-08
   days on market $134,900 Contingency Pending 80 DOM
9. 2026-06-07
   days on market $134,900 Contingency Pending 79 DOM
10. 2026-06-05
    days on market $134,900 Contingency Pending 76 DOM
11. 2026-06-03
    days on market $134,900 Contingency Pending 75 DOM
12. 2026-06-02
    days on market $134,900 Contingency Pending 74 DOM
13. 2026-06-01
    days on market $134,900 Contingency Pending 73 DOM
14. 2026-05-31
    days on market $134,900 Contingency Pending 72 DOM
15. 2026-05-22
    price $134,900
16. 2026-05-09
    price $139,900
17. 2026-03-20
    listed $149,900 Active
18. 2018-12-10
    soldstatus $38,000 Sold 193-char remark

    Show marketing remark (193 chars)

    Solid slab ranch home with detached garage and fenced yard. Great for the rental portfolio or owner occupant using a 203K loan. Property being sold is as where is with no repairs or concessions

19. 2018-11-14
    historical Accept Backup Offers 193-char remark

    Show marketing remark (193 chars)

    Solid slab ranch home with detached garage and fenced yard. Great for the rental portfolio or owner occupant using a 203K loan. Property being sold is as where is with no repairs or concessions

20. 2018-10-24
    listed $40,000 Active 193-char remark

    Show marketing remark (193 chars)

    Solid slab ranch home with detached garage and fenced yard. Great for the rental portfolio or owner occupant using a 203K loan. Property being sold is as where is with no repairs or concessions

ⓘ 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: $2,196 · $183/mo
• Projected year-2 tax: $2,196 · $183/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 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: $21,364
• − Mortgage interest: −$7,556
• − Property taxes: −$2,196
• − Insurance: −$674
• − Repairs & maintenance: −$1,709
• − Management: −$1,709
• − Depreciation: −$3,924
• Taxable income: $3,595
• Est. tax owed @ 24.0%: −$863
• After-tax cash flow: $4,655/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

+237.2% since first listed

6 events — show timeline

• 2026-05-22 Price Changed $134,900 Cincy MLS
• 2026-05-09 Price Changed $139,900 Cincy MLS
• 2026-03-20 Listed $149,900 Cincy MLS
• 2018-12-10 Sold (MLS) $38,000 Cincy MLS
• 2018-11-14 Contingent — Cincy MLS
• 2018-10-24 Listed $40,000 Cincy MLS

Property tax history

+7.8%/yr

Latest (2025): $2,196 · +3.2% YoY. Source: county tax records.