9998 Crusader Dr · Northbrook, OH 45251

$164,900

3 bd · 1.5 ba · 1,032 sqft · SingleFamily public records · 1 Days on market

Built 1961 7,362 sqft lot Est $161k · at est.

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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 +21.9/30.0
• DSCR +7.0/10.0
• ARV discount +6.4/15.0
• 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 MLS

Per Hamilton County Auditor, 1032 sq ft Ranch with a fenced rear yard, covered front porch, large level rear yard, convenient location. Buyer is responsible for $150.00 rekey fee @ time of closing.

Key facts

• 7,362 sq ft lot
• Garage
• Built 1961

Property features AI

Finance

• Other: Zoned residential
• HOA & community: No homeowners association

Exterior

• Parking: Attached garage (1 car); Driveway parking
• Utilities: Public water; Public sewer; Natural gas; Water heating: Other
• Home design: Traditional single-family home; One level
• Construction: Aluminum siding and brick exterior; Shingle roof; Slab foundation
• Exterior features: Front porch; Storm windows

Interior

• Kitchen: Eat-in kitchen with wood cabinets
• Bedrooms: Three bedrooms on level 1 (Primary bedroom approx. 12 x 10; Bedroom 2 approx. 11 x 10; Bedroom 3 approx. 9 x 10)
• Bathrooms: One full bathroom on level 1; One half bathroom
• Heating & cooling: Forced air heating (gas)
• Interior features: Six total rooms; Wall-to-wall carpet in living room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).

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: 53 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 29y 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 $164,900

Questions for the listing agent

1. Built in 1961 — 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: 1.05% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.71%
• DSCR: 1.30
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $160,992
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2473 Schon Dr	0.48mi	3/1.0	1,073 (+4%)	0mo	$115,000	$107	69
10366 Pippin Ln	0.70mi	3/1.5	1,028 (-0%)	0mo	$247,000	$240	66
9852 Wiscasset Way	0.31mi	3/1.0	925 (-10%)	0mo	$108,000	$117	66
2752 Mancelona Ct	0.29mi	3/1.0	1,175 (+14%)	2mo	$200,000	$170	60
9810 Norcrest Dr	0.55mi	3/1.0	1,073 (+4%)	8mo	$166,000	$155	59
2626 Ontario St	0.56mi	3/1.0	960 (-7%)	2mo	$155,000	$161	59
2697 Wenning Rd	0.47mi	3/1.0	960 (-7%)	8mo	$164,000	$171	58
9737 Dunraven Dr	0.37mi	3/1.0	925 (-10%)	7mo	$182,000	$197	58
9697 Dunraven Dr	0.32mi	3/1.0	1,175 (+14%)	11mo	$137,500	$117	51
2610 Niagara St	0.70mi	3/1.0	960 (-7%)	4mo	$149,900	$156	50
2542 Ontario St	0.68mi	3/1.0	960 (-7%)	8mo	$121,000	$126	48
2680 Topeka St	0.73mi	3/1.0	960 (-7%)	9mo	$135,000	$141	45

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: -6.0%
• Equity multiple: 0.78×
• Total profit: $-10,268
• Equity at exit: $24,587

10-year hold

• IRR: 3.7%
• Equity multiple: 1.27×
• Total profit: $12,266
• Equity at exit: $14,258

Cash invested: $46,172 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,731 high
• Mortgage (P&I): −$865
• Tax from tax record: −$176 /mo · $2,108/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $258

Break-even live

Break-even rent $1,404

Max offer price $164,900

Occupancy floor 80%

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: $41,225
• Closing costs: $4,947
• 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	1d	26	0.35mi
10220 September Dr Cincinnati, OH	4.0	1.0	1025	$1,890	$1.84	12d	1	0.44mi
2753 Town Terrace Dr Cincinnati, OH	2.0–3.0	1.0–1.5	968	$1,450	$1.50	21d	4	0.61mi
9500 Ridgemoor Ave Cincinnati, OH	3.0	1.0	1344	$1,600	$1.19	7d	1	0.86mi
9333 Round Top Cincinnati, OH	1.0–3.0	1.0–2.0	979	$1,623	$1.66	2d	3	1.11mi
9128 Orangewood Dr Cincinnati, OH	4.0	1.0	1359	$1,495	$1.10	23d	1	1.36mi
3683 Ripplegrove Dr Cincinnati, OH	3.0	1.5	1395	$1,931	$1.38	20d	1	1.38mi
9939 Voyager Way Cincinnati, OH	3.0	2.0	1400	$2,300	$1.64	43d	1	1.39mi

Listing history 2 events

1. 2026-06-18
   remarks 642-char remark
2. 2026-06-18
   listed $164,900 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: $2,108 · $176/mo
• Projected year-2 tax: $2,340 · $195/mo
• Expected delta: +$232/yr (+$19/mo · 11.0%)

ⓘ 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 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,770
• − Mortgage interest: −$9,237
• − Property taxes: −$2,108
• − Insurance: −$824
• − Repairs & maintenance: −$1,662
• − Management: −$1,662
• − Depreciation: −$4,797
• Taxable income: $480
• Est. tax owed @ 24.0%: −$115
• After-tax cash flow: $2,983/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

+217.7% since first listed

16 events — show timeline

• 2026-06-18 Listed $164,900 Cincy MLS
• 2024-09-10 Sold (Public Records) $1,625,000 Public Records
• 2022-08-25 Sold (Public Records) $483,150 Public Records
• 2013-12-13 Sold (MLS) $32,500 Cincy MLS
• 2013-09-11 Listed $31,900 Cincy MLS
• 2013-08-01 Sold (Public Records) $54,059 Public Records
• 2005-11-18 Sold (MLS) $52,500 Cincy MLS
• 2005-10-05 Listed $74,900 Cincy MLS
• 2005-10-01 Listing Removed — Cincy MLS
• 2005-08-10 Listed $74,900 Cincy MLS
• 2005-08-05 Listing Removed — Cincy MLS
• 2005-05-10 Listed $80,000 Cincy MLS
• 1997-10-01 Sold (Public Records) $68,900 Public Records
• 1997-09-25 Sold (MLS) $68,900 Cincy MLS
• 1997-07-01 Listed $69,900 Cincy MLS
• 1990-06-06 Sold (Public Records) $51,900 Public Records

Property tax history

+5.8%/yr

Latest (2025): $2,108 · +4.2% YoY. Source: county tax records.