2516 Niagara St · Northbrook, OH 45231

$139,900

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 69 Days on market

Built 1957 8,059 sqft lot Est $164k · 15% 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 +27.8/30.0
• ARV discount +14.2/15.0
• DSCR +9.8/10.0
• 1% rule +7.7/10.0
• 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

Unpack & move in! This darling 3 bdrm 1 bath ranch has been completely renovated & is ready for you now! LR & lrg modern eat-in kit are inviting. Fenced yard w/deck situated on wooded cul-de-sac lot. Nice!

Key facts

• Private deck
• Fenced backyard
• 8,059 sq ft lot

Tags

• MODERN EAT-IN KITCHEN
• FENCED BACKYARD
• PRIVATE DECK
• QUIET WOODED CUL-DE-SAC
• PUBLIC WATER AND SEWER
• NATURAL GAS FORCED-AIR HEATING

Property features AI

Finance

• Other: Property located in Colerain Twp. East suburb; Directions: Adams to N on Ridgemoor to R on Niagara
• Financial info: Lease not considered
• HOA & community: No HOA

Exterior

• Parking: On-street parking available; Driveway parking
• Security: No security features provided
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Ranch-style single family home; One level; Slab foundation
• Construction: Shingle roof; Built with shingle siding
• Exterior features: Shingle siding; Residential zoning; Lot dimensions about 63/38 x 128.16

Interior

• Kitchen: Kitchen approximately 12 x 17; Includes oven/range and refrigerator
• Bedrooms: Three bedrooms total; Primary bedroom approximately 12 x 13 (level 1); Second bedroom approximately 8 x 11 (level 1); Third bedroom approximately 12 x 12 (level 1)
• Flooring: No flooring details provided
• Bathrooms: One full bathroom on main level
• Heating & cooling: Gas heating; Central air conditioning; Gas water heating
• Interior features: 5 total rooms; Primary bathroom described as 'Other'
• 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 $140k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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 $967 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 $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 21y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 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 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.27% ✓
• Cap rate: 9.94%
• Cash-on-cash: 13.02%
• DSCR: 1.58
• GRM: 6.5

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	0.03mi	3/1.0	960 (0%)	5mo	$180,000	$188	94
9632 Sacramento St	0.09mi	3/1.0	960 (0%)	4mo	$180,000	$188	93
2610 Niagara St	0.15mi	3/1.0	960 (0%)	4mo	$149,900	$156	90
2542 Ontario St	0.16mi	3/1.0	960 (0%)	8mo	$121,000	$126	86
2626 Ontario St	0.28mi	3/1.0	960 (0%)	2mo	$155,000	$161	86
2697 Wenning Rd	0.36mi	3/1.0	960 (0%)	8mo	$164,000	$171	77
9852 Wiscasset Way	0.54mi	3/1.0	925 (-4%)	0mo	$108,000	$117	68
9737 Dunraven Dr	0.47mi	3/1.0	925 (-4%)	7mo	$182,000	$197	66
2473 Schon Dr	0.36mi	3/1.0	1,073 (+12%)	0mo	$115,000	$107	63
2238 Pacora Dr	0.50mi	2/1.0 (-1)	925 (-4%)	4mo	$186,000	$201	62
9810 Norcrest Dr	0.31mi	3/1.0	1,073 (+12%)	8mo	$166,000	$155	59
9207 Montoro Dr	0.60mi	2/1.0 (-1)	925 (-4%)	7mo	$200,000	$216	55

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: 4.7%
• Equity multiple: 1.19×
• Total profit: $7,542
• Equity at exit: $20,860

10-year hold

• IRR: 17.7%
• Equity multiple: 2.76×
• Total profit: $68,759
• Equity at exit: $12,096

Cash invested: $39,172 (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 45231

• Rents YoY: 6.9%
• Active inventory: 85
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,781 high
• Mortgage (P&I): −$734
• Tax from tax record: −$190 /mo · $2,276/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $359

Break-even live

Break-even rent $1,327

Max offer price $139,900

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: $34,975
• Closing costs: $4,197
• 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	1.09mi
2753 Town Terrace Dr Cincinnati, OH	2.0–3.0	1.0–1.5	968	$1,450	$1.50	21d	4	1.19mi
9333 Round Top Cincinnati, OH	1.0–3.0	1.0–2.0	979	$1,623	$1.66	2d	3	1.23mi
10220 September Dr Cincinnati, OH	4.0	1.0	1025	$1,890	$1.84	12d	1	1.30mi

Listing history 35 events

1. 2026-06-18
   price $139,900 Active 69 DOM
2. 2026-06-18
   days on market $149,900 Active 69 DOM
3. 2026-06-17
   days on market $149,900 Active 68 DOM
4. 2026-06-16
   days on market $149,900 Active 67 DOM
5. 2026-06-15
   days on market $149,900 Active 66 DOM
6. 2026-06-13
   days on market $149,900 Active 64 DOM
7. 2026-06-13
   days on market $149,900 Active 63 DOM
8. 2026-06-09
   days on market $149,900 Active 60 DOM
9. 2026-06-08
   days on market $149,900 Active 59 DOM
10. 2026-06-07
    statusdays on market $149,900 Active 58 DOM
11. 2026-06-05
    days on market $149,900 Contingency Pending 55 DOM
12. 2026-06-03
    days on market $149,900 Contingency Pending 54 DOM
13. 2026-06-02
    days on market $149,900 Contingency Pending 53 DOM
14. 2026-06-01
    days on market $149,900 Contingency Pending 52 DOM
15. 2026-05-31
    days on market $149,900 Contingency Pending 51 DOM
16. 2026-05-23
    historical Contingency Pending
17. 2026-04-10
    listed $149,900 Active
18. 2024-11-21
    soldstatus $10,280,000
19. 2017-07-24
    soldstatus $45,000
20. 2011-07-11
    historical
21. 2010-12-27
    listed $42,500
22. 2007-10-19
    soldstatus $76,500
23. 2007-10-12
    soldstatus $76,500 217-char remark

    Show marketing remark (217 chars)

    Unpack & move in! This darling 3 bdrm 1 bath ranch has been completely renovated & is ready for you now! LR & lrg modern eat-in kit are inviting. Fenced yard w/deck situated on wooded cul-de-sac lot. Nice!

24. 2007-07-25
    historical
25. 2007-07-24
    listed $76,500 217-char remark

    Show marketing remark (217 chars)

    Unpack & move in! This darling 3 bdrm 1 bath ranch has been completely renovated & is ready for you now! LR & lrg modern eat-in kit are inviting. Fenced yard w/deck situated on wooded cul-de-sac lot. Nice!

26. 2007-02-20
    listed $72,900
27. 2007-02-01
    historical
28. 2006-10-10
    listed $79,900
29. 2006-08-07
    soldstatus $44,000
30. 2005-12-06
    listed $49,900
31. 2005-09-14
    historical
32. 2005-08-19
    historical
33. 2005-08-10
    listed $70,900
34. 2005-04-14
    listed $92,900
35. 1988-07-20
    soldstatus $38,900

ⓘ 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: $2,276 · $190/mo
• Projected year-2 tax: $2,276 · $190/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 8/10 Severe FEMA zone X (unshaded) · 99% 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: $21,366
• − Mortgage interest: −$7,837
• − Property taxes: −$2,276
• − Insurance: −$1,497
• − Repairs & maintenance: −$1,709
• − Management: −$1,709
• − Depreciation: −$4,070
• Taxable income: $2,268
• Est. tax owed @ 24.0%: −$544
• After-tax cash flow: $3,758/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

+285.3% since first listed

20 events — show timeline

• 2026-05-23 Contingent — Cincy MLS
• 2026-04-10 Listed $149,900 Cincy MLS
• 2024-11-21 Sold (Public Records) $10,280,000 Public Records
• 2017-07-24 Sold (Public Records) $45,000 Public Records
• 2011-07-11 Listing Removed — Cincy MLS
• 2010-12-27 Listed $42,500 Cincy MLS
• 2007-10-19 Sold (Public Records) $76,500 Public Records
• 2007-10-12 Sold (MLS) $76,500 Cincy MLS
• 2007-07-25 Listing Removed — Cincy MLS
• 2007-07-24 Listed $76,500 Cincy MLS
• 2007-02-20 Listed $72,900 Cincy MLS
• 2007-02-01 Listing Removed — Cincy MLS
• 2006-10-10 Listed $79,900 Cincy MLS
• 2006-08-07 Sold (MLS) $44,000 Cincy MLS
• 2005-12-06 Listed $49,900 Cincy MLS
• 2005-09-14 Listing Removed — Cincy MLS
• 2005-08-19 Listing Removed — Cincy MLS
• 2005-08-10 Listed $70,900 Cincy MLS
• 2005-04-14 Listed $92,900 Cincy MLS
• 1988-07-20 Sold (Public Records) $38,900 Public Records

Property tax history

+14.4%/yr

Latest (2025): $2,276 · +3.2% YoY. Source: county tax records.