3111 Niagara St · Northbrook, OH 45251

$144,900

3 bd · 1.0 ba · 925 sqft · SingleFamily public records · 92 Days on market

Built 1959 7,187 sqft lot Est $158k · 8% 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 +25.8/30.0
• ARV discount +11.3/15.0
• DSCR +8.6/10.0
• 1% rule +6.8/10.0
• 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

Charming home offering a functional layout and comfortable living spaces in Colerain Township. Features a bright living area, nicely sized bedrooms, and a yard perfect for relaxing or entertaining. Conveniently located near shopping, dining, and major highways. A great opportunity for homeowners or investors alike!

Key facts

• Bright living area
• 7,187 sq ft lot
• 2 garage spots

Tags

• BRIGHT LIVING AREA
• NICELY SIZED BEDROOMS
• YARD PERFECT FOR RELAXING

Property features AI

Finance

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

Exterior

• Parking: Attached front garage with 2 garage spaces
• Utilities: Public water; Public sewer; Natural gas; Electric water heater
• Home design: Ranch-style single family home; One level; Foundation: Slab
• Construction: Vinyl siding construction; Composition roof; Slab foundation
• Exterior features: Composition roof; Vinyl siding; Windows: Other; Residential zoning

Interior

• Kitchen: Kitchen roughly 10 x 12
• Bedrooms: Three bedrooms total; Primary bedroom about 11 x 11 (on main level); Second bedroom about 10 x 12 (on main level); Third bedroom about 8 x 11 (on main level)
• Bathrooms: One full bathroom (on main level)
• Heating & cooling: Baseboard heating; Cooling: Other
• Interior features: Six total rooms; Oven/Range; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $353 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $132k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 6.8% 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+.
• 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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 $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $131,859 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 1.18% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.43%
• DSCR: 1.46
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $158,175
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9852 Wiscasset Way	0.39mi	3/1.0	925 (0%)	0mo	$108,000	$117	81
9737 Dunraven Dr	0.43mi	3/1.0	925 (0%)	7mo	$182,000	$197	74
2626 Ontario St	0.51mi	3/1.0	960 (+4%)	2mo	$155,000	$161	68
9671 Dunraven Dr	0.51mi	3/1.0	925 (0%)	11mo	$150,000	$162	67
2697 Wenning Rd	0.47mi	3/1.0	960 (+4%)	8mo	$164,000	$171	65
2610 Niagara St	0.57mi	3/1.0	960 (+4%)	4mo	$149,900	$156	64
2680 Topeka St	0.50mi	3/1.0	960 (+4%)	9mo	$135,000	$141	63
2638 Adams Rd	0.54mi	3/1.0	960 (+4%)	11mo	$182,000	$190	59
2542 Ontario St	0.60mi	3/1.0	960 (+4%)	8mo	$121,000	$126	59
9514 Ridgemoor Ave	0.60mi	3/1.0	960 (+4%)	9mo	$209,900	$219	59
9484 Ridgemoor Ave	0.62mi	3/1.0	884 (-4%)	8mo	$190,000	$215	57
2479 Ontario St	0.71mi	3/1.0	960 (+4%)	5mo	$180,000	$188	56

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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-996
• Equity at exit: $21,605

10-year hold

• IRR: 9.0%
• Equity multiple: 1.69×
• Total profit: $28,142
• Equity at exit: $12,528

Cash invested: $40,572 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,704 high
• Mortgage (P&I): −$760
• Tax from tax record: −$173 /mo · $2,074/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $353

Break-even live

Break-even rent $1,257

Max offer price $144,900

Occupancy floor 74%

Sensitivity live

Price	-10% $435	-5% $394	+0% $353	+5% $312	+10% $271
Rent	-10% $218	-5% $285	+0% $353	+5% $420	+10% $487
Rate	-1.0pp $426	-0.5pp $390	base $353	+0.5pp $315	+1.0pp $277

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: $36,225
• Closing costs: $4,347
• 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	2d	26	0.55mi
9333 Round Top Cincinnati, OH	1.0–3.0	1.0–2.0	979	$1,623	$1.66	3d	3	0.63mi
10220 September Dr Cincinnati, OH	4.0	1.0	1025	$1,890	$1.84	13d	1	0.91mi
2753 Town Terrace Dr Cincinnati, OH	2.0–3.0	1.0–1.5	968	$1,450	$1.50	22d	4	1.16mi
8879 Zodiac Dr Cincinnati, OH	3.0	2.0	1040	$1,781	$1.71	24d	1	1.35mi

Listing history 19 events

1. 2026-06-21
   days on market $144,900 Active 92 DOM
2. 2026-06-18
   price $144,900 Active 90 DOM
3. 2026-06-18
   days on market $149,900 Active 90 DOM
4. 2026-06-17
   days on market $149,900 Active 89 DOM
5. 2026-06-16
   days on market $149,900 Active 88 DOM
6. 2026-06-15
   days on market $149,900 Active 87 DOM
7. 2026-06-13
   days on market $149,900 Active 85 DOM
8. 2026-06-12
   pricedays on market $149,900 Active 84 DOM
9. 2026-06-09
   days on market $159,900 Active 81 DOM
10. 2026-06-08
    days on market $159,900 Active 80 DOM
11. 2026-06-08
    days on market $159,900 Active 79 DOM
12. 2026-06-07
    pricedays on market $159,900 Active 78 DOM
13. 2026-06-04
    days on market $169,900 Active 75 DOM
14. 2026-06-02
    days on market $169,900 Active 74 DOM
15. 2026-06-01
    days on market $169,900 Active 73 DOM
16. 2026-05-31
    days on market $169,900 Active 72 DOM
17. 2026-05-01
    price $169,900
18. 2026-03-20
    listed $174,900 Active
19. 2024-11-21
    soldstatus $10,280,000

ⓘ 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: $2,074 · $173/mo
• Projected year-2 tax: $2,167 · $181/mo
• Expected delta: +$93/yr (+$8/mo · 4.5%)

ⓘ 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: $20,443
• − Mortgage interest: −$8,117
• − Property taxes: −$2,074
• − Insurance: −$724
• − Repairs & maintenance: −$1,635
• − Management: −$1,635
• − Depreciation: −$4,215
• Taxable income: $2,041
• Est. tax owed @ 24.0%: −$490
• After-tax cash flow: $3,743/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

-98.3% since first listed

3 events — show timeline

• 2026-05-01 Price Changed $169,900 Cincy MLS
• 2026-03-20 Listed $174,900 Cincy MLS
• 2024-11-21 Sold (Public Records) $10,280,000 Public Records

Property tax history

-2.0%/yr

Latest (2025): $2,074 · +5.0% YoY. Source: county tax records.