9570 Pippin Rd · Northbrook, OH 45231

$154,900

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 7 Days on market

Built 1957 7,797 sqft lot Est $164k · 6% under

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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 +25.5/30.0
• ARV discount +10.0/15.0
• DSCR +8.5/10.0
• 1% rule +6.5/10.0
• 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

Conveniently located in the heart of Cincinnati's Northbrook neighborhood, this conventional single-family home offers an excellent opportunity for both owner-occupants and investors looking to add to their portfolio. Built in 1957, this conventional-style property features a practical 960-square-foot layout encompassing 3 bedrooms and 1 bathroom. The main level provides a functional living space, anchored by central cooling and efficient baseboard heating to ensure year-round comfort. Downstairs, a finished basement adds valuable bonus space, perfect for a secondary recreation room, home office, or climate-controlled storage. Positioned on a manageable 7,797-square-foot lot, the exterior i

Key facts

• Manageable lot
• Central cooling
• Finished basement

Tags

• FINISHED BASEMENT
• DETACHED GARAGE
• CENTRAL COOLING
• BASEBOARD HEATING
• MANAGEABLE LOT
• CALM RESIDENTIAL SETTING

Property features AI

Finance

• Other: Lot approximately 0.179 acres (60 x 130)
• Financial info: Lease not considered
• HOA & community: No HOA

Exterior

• Parking: Detached garage
• Utilities: Public water; Public sewer; Natural gas
• Home design: Traditional single-family home; One story
• Construction: Other construction materials; Other foundation
• Exterior features: Vinyl windows; Shingle roof

Interior

• Kitchen: Oven/Range; Refrigerator
• Bedrooms: Three bedrooms, all on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning; Electric water heating
• Interior features: Finished basement; Five total rooms
• Laundry & utility: No specific laundry details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $363 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Cap rate 9.1% 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 $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.9% rent growth), your $43k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $154,900

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.15% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.05%
• DSCR: 1.45
• GRM: 7.3

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
2610 Niagara St	0.17mi	3/1.0	960 (0%)	4mo	$149,900	$156	89
2626 Ontario St	0.22mi	3/1.0	960 (0%)	2mo	$155,000	$161	88
2542 Ontario St	0.23mi	3/1.0	960 (0%)	8mo	$121,000	$126	83
2479 Ontario St	0.29mi	3/1.0	960 (0%)	5mo	$180,000	$188	82
2697 Wenning Rd	0.27mi	3/1.0	960 (0%)	8mo	$164,000	$171	81
9632 Sacramento St	0.36mi	3/1.0	960 (0%)	4mo	$180,000	$188	80
9852 Wiscasset Way	0.39mi	3/1.0	925 (-4%)	0mo	$108,000	$117	76
9737 Dunraven Dr	0.35mi	3/1.0	925 (-4%)	7mo	$182,000	$197	72
9484 Ridgemoor Ave	0.20mi	3/1.0	884 (-8%)	8mo	$190,000	$215	71
2473 Schon Dr	0.35mi	3/1.0	1,073 (+12%)	0mo	$115,000	$107	64
9810 Norcrest Dr	0.36mi	3/1.0	1,073 (+12%)	8mo	$166,000	$155	57
2238 Pacora Dr	0.70mi	2/1.0 (-1)	925 (-4%)	4mo	$186,000	$201	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: 3.1%
• Equity multiple: 1.12×
• Total profit: $5,339
• Equity at exit: $23,096

10-year hold

• IRR: 16.0%
• Equity multiple: 2.54×
• Total profit: $66,945
• Equity at exit: $13,393

Cash invested: $43,372 (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 45231

• Rents YoY: 6.9%
• Active inventory: 85
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,780 high
• Mortgage (P&I): −$812
• Tax from tax record: −$166 /mo · $1,996/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $363

Break-even live

Break-even rent $1,320

Max offer price $154,900

Occupancy floor 75%

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: $38,725
• Closing costs: $4,647
• 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	1d	26	0.88mi
9333 Round Top Cincinnati, OH	1.0–3.0	1.0–2.0	979	$1,623	$1.66	2d	3	0.90mi
8879 Zodiac Dr Cincinnati, OH	3.0	2.0	1040	$1,781	$1.71	23d	1	1.03mi
10220 September Dr Cincinnati, OH	4.0	1.0	1025	$1,890	$1.84	12d	1	1.17mi
2753 Town Terrace Dr Cincinnati, OH	2.0–3.0	1.0–1.5	968	$1,450	$1.50	21d	4	1.23mi

Listing history 7 events

1. 2026-06-18
   days on market $154,900 Active 7 DOM
2. 2026-06-17
   days on market $154,900 Active 6 DOM
3. 2026-06-16
   days on market $154,900 Active 5 DOM
4. 2026-06-15
   days on market $154,900 Active 4 DOM
5. 2026-06-13
   days on market $154,900 Active 2 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $154,900 Active 1 DOM

ⓘ 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: $1,996 · $166/mo
• Projected year-2 tax: $2,206 · $184/mo
• Expected delta: +$210/yr (+$18/mo · 10.5%)

ⓘ 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: $21,363
• − Mortgage interest: −$8,677
• − Property taxes: −$1,996
• − Insurance: −$774
• − Repairs & maintenance: −$1,709
• − Management: −$1,709
• − Depreciation: −$4,506
• Taxable income: $1,991
• Est. tax owed @ 24.0%: −$478
• After-tax cash flow: $3,880/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

+121.3% since first listed

3 events — show timeline

• 2026-06-11 Listed $154,900 Cincy MLS
• 2024-09-05 Sold (Public Records) $10,079,000 Public Records
• 2021-06-04 Sold (Public Records) $70,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $1,996 · +3.2% YoY. Source: county tax records.