3206 Niagara · Northbrook, OH 45251

$174,900

4 bd · 1.0 ba · 1,225 sqft · SingleFamily public records · 35 Days on market

Built 1959 9,409 sqft lot Est $179k · at est.

---

Why this score? — see what drove the C 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 +22.1/30.0
• ARV discount +8.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.5/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well-maintained home in Cincinnati offering a comfortable layout with inviting living spaces and plenty of natural light throughout. The property features 3 spacious bedrooms, a functional kitchen with ample cabinet space, and additional room for entertaining or relaxing. Outside, enjoy a sizable yard with room for outdoor gatherings, gardening, or simply unwinding after a long day. Conveniently located near shopping, dining, parks, and major commuter routes for easy access around the city. Whether you're looking for your next home or an investment opportunity, this property offers great potential in an established neighborhood.

Key facts

• Functional kitchen
• Sizable yard
• Outdoor gatherings

Tags

• FUNCTIONAL KITCHEN
• SIZABLE YARD
• OUTDOOR GATHERINGS
• ESTABLISHED NEIGHBORHOOD

Property features AI

Finance

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

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Natural gas
• Home design: Traditional single-family home; One level
• Construction: Vinyl siding; Slab foundation
• Exterior features: Shingle roof; Double-hung insulated windows; Yard on a lot roughly 93 x 111 (about 0.216 acre)

Interior

• Kitchen: Kitchen approximately 19 x 10; Oven/Range; Refrigerator
• Bedrooms: Three bedrooms total; Primary bedroom approximately 11 x 11 (level 1); Second bedroom approximately 11 x 10 (level 1); Third bedroom approximately 13 x 8 (level 1)
• Bathrooms: One full bathroom on level 1
• Heating & cooling: Forced air heating; Central air conditioning; Gas water heating
• Interior features: Seven total rooms; Living room and family room

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 6.8% in Northbrook — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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+.
• 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: 55 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $105k; list at $175k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $169,653 (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 1959 — 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: 1.05% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.91%
• DSCR: 1.31
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $178,850
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9971 Menominee Dr	0.60mi	3/1.5 (-1)	1,226 (+0%)	14mo	$201,000	$164	53
9697 Dunraven Dr	0.58mi	3/1.0 (-1)	1,175 (-4%)	11mo	$137,500	$117	52
9717 Dunraven Dr	0.56mi	3/1.0 (-1)	1,175 (-4%)	21mo	$190,000	$162	45
2473 Schon Dr	0.68mi	3/1.0 (-1)	1,073 (-12%)	0mo	$115,000	$107	42
2550 Ontario St	0.72mi	3/1.0 (-1)	1,155 (-6%)	12mo	$154,900	$134	42
2632 Niagara St	0.67mi	3/1.0 (-1)	1,114 (-9%)	15mo	$170,000	$153	36
9810 Norcrest Dr	0.75mi	3/1.0 (-1)	1,073 (-12%)	8mo	$166,000	$155	33
2489 Schon Dr	0.69mi	3/1.5 (-1)	1,073 (-12%)	12mo	$154,700	$144	30
2822 Honesdale Ct	0.70mi	3/1.5 (-1)	1,329 (+8%)	23mo	$194,000	$146	28

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: -5.7%
• Equity multiple: 0.79×
• Total profit: $-10,376
• Equity at exit: $26,078

10-year hold

• IRR: 4.0%
• Equity multiple: 1.29×
• Total profit: $14,113
• Equity at exit: $15,122

Cash invested: $48,972 (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: 55
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,841 high
• Mortgage (P&I): −$917
• Tax from tax record: −$182 /mo · $2,186/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $282

Break-even live

Break-even rent $1,484

Max offer price $174,900

Occupancy floor 80%

Sensitivity live

Price	-10% $381	-5% $331	+0% $282	+5% $232	+10% $183
Rent	-10% $137	-5% $209	+0% $282	+5% $355	+10% $427
Rate	-1.0pp $370	-0.5pp $326	base $282	+0.5pp $237	+1.0pp $191

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	0.43mi
9333 Round Top Cincinnati, OH	1.0–3.0	1.0–2.0	979	$1,623	$1.66	3d	3	0.56mi
9500 Ridgemoor Ave Cincinnati, OH	3.0	1.0	1344	$1,600	$1.19	8d	1	0.75mi
10220 September Dr Cincinnati, OH	4.0	1.0	1025	$1,890	$1.84	13d	1	0.83mi
3683 Ripplegrove Dr Cincinnati, OH	3.0	1.5	1395	$1,931	$1.38	21d	1	0.91mi
9128 Orangewood Dr Cincinnati, OH	4.0	1.0	1359	$1,495	$1.10	24d	1	1.16mi
2753 Town Terrace Dr Cincinnati, OH	2.0–3.0	1.0–1.5	968	$1,450	$1.50	22d	4	1.16mi
9939 Voyager Way Cincinnati, OH	3.0	2.0	1400	$2,300	$1.64	44d	1	1.23mi

Listing history 21 events

1. 2026-06-21
   pricedays on market $174,900 Active 35 DOM
2. 2026-06-18
   days on market $184,900 Active 33 DOM
3. 2026-06-17
   days on market $184,900 Active 32 DOM
4. 2026-06-16
   days on market $184,900 Active 31 DOM
5. 2026-06-15
   days on market $184,900 Active 30 DOM
6. 2026-06-13
   days on market $184,900 Active 28 DOM
7. 2026-06-12
   days on market $184,900 Active 27 DOM
8. 2026-06-09
   days on market $184,900 Active 24 DOM
9. 2026-06-08
   days on market $184,900 Active 23 DOM
10. 2026-06-08
    days on market $184,900 Active 22 DOM
11. 2026-06-07
    days on market $184,900 Active 21 DOM
12. 2026-06-04
    days on market $184,900 Active 18 DOM
13. 2026-06-02
    days on market $184,900 Active 17 DOM
14. 2026-06-01
    days on market $184,900 Active 16 DOM
15. 2026-05-31
    days on market $184,900 Active 15 DOM
16. 2026-05-16
    listed $184,900 Active
17. 2022-11-03
    soldstatus $105,000
18. 2008-01-17
    historical
19. 2007-10-23
    listed $91,500
20. 1998-11-13
    soldstatus $64,000
21. 1987-06-22
    soldstatus $42,260

ⓘ 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: $2,186 · $182/mo
• Projected year-2 tax: $2,457 · $205/mo
• Expected delta: +$271/yr (+$23/mo · 12.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% 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: $22,089
• − Mortgage interest: −$9,797
• − Property taxes: −$2,186
• − Insurance: −$874
• − Repairs & maintenance: −$1,767
• − Management: −$1,767
• − Depreciation: −$5,088
• Taxable income: $610
• Est. tax owed @ 24.0%: −$146
• After-tax cash flow: $3,238/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 — 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): 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

+337.5% since first listed

6 events — show timeline

• 2026-05-16 Listed $184,900 Cincy MLS
• 2022-11-03 Sold (Public Records) $105,000 Public Records
• 2008-01-17 Listing Removed — Cincy MLS
• 2007-10-23 Listed $91,500 Cincy MLS
• 1998-11-13 Sold (Public Records) $64,000 Public Records
• 1987-06-22 Sold (Public Records) $42,260 Public Records

Property tax history

+3.8%/yr

Latest (2025): $2,186 · +5.0% YoY. Source: county tax records.