9970 Hollis Dr · Northgate, OH 45251

$165,000

3 bd · 1.0 ba · 925 sqft · SingleFamily public records · 47 Days on market

Built 1962 7,275 sqft lot

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Why this score? — see what drove the D+ 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 +18.3/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +5.4/10.0
• Livability +4.2/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Are you looking for a cozy 3 bedroom ranch with extra detached garage? This home is it! Features of this home include 3 bedrooms, 1 bath, large kitchen with an eat-in area, attached 1 car garage, and a separate detached garage as well as a nice backyard. Perfect location in Colerain Twp. and minutes from shopping, dining and the highway. You can't ask for a better spot! This one won't last!

Key facts

• 7,275 sq ft lot
• 2 garage spots
• Built 1962

Property features AI

Finance

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

Exterior

• Parking: Two garage spaces; Built-in/front garage with attached and detached garage options
• Utilities: Public water; Public sewer; Natural gas
• Home design: Ranch-style single family home; One level (single-story); Slab foundation
• Construction: Vinyl siding construction; Shingle roof; Slab foundation
• Exterior features: Vinyl siding; Shingle roof; Residential zoning

Interior

• Kitchen: Kitchen approximately 13 x 9
• Bedrooms: Three bedrooms on the main level — Primary: 11 x 10, Bedroom 2: 11 x 11, Bedroom 3: 12 x 10
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating; Central air conditioning; Electric water heater
• Interior features: Four total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $152 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 84/100 on livability (#55 in OH, #761 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-.
• 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.
• Zoned schools: Taylor Elementary School (math 37% / reading 40%, grade F, #1,080 of 1,584 statewide, top 68%, 821 students, 0% FRL); Colerain Middle School (math 33% / reading 43%, grade F, #532 of 654 statewide, top 81%, 580 students, 56% FRL); Colerain High School (math 26% / reading 50%, grade F, #560 of 781 statewide, top 72%, 1,747 students, 54% FRL).
• Market conditions: 55 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 47 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $160,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 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 1962 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.04% ✓
• Cap rate: 7.40%
• Cash-on-cash: 3.94%
• DSCR: 1.18
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.1%
• Equity multiple: 0.63×
• Total profit: $-17,008
• Equity at exit: $24,602

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-2,113
• Equity at exit: $14,266

Cash invested: $46,200 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,708 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$264 /mo · $3,167/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $152

Break-even live

Break-even rent $1,516

Max offer price $165,000

Occupancy floor 86%

Sensitivity live

Price	-10% $245	-5% $198	+0% $152	+5% $105	+10% $58
Rent	-10% $17	-5% $84	+0% $152	+5% $219	+10% $287
Rate	-1.0pp $235	-0.5pp $194	base $152	+0.5pp $109	+1.0pp $66

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	3d	26	0.57mi
10220 September Dr Cincinnati, OH	4.0	1.0	1025	$1,890	$1.84	14d	1	0.72mi
9333 Round Top Cincinnati, OH	1.0–3.0	1.0–2.0	979	$1,623	$1.66	4d	3	0.99mi
2753 Town Terrace Dr Cincinnati, OH	2.0–3.0	1.0–1.5	968	$1,450	$1.50	23d	4	1.32mi

Listing history 30 events

1. 2026-06-21
   days on market $165,000 Active 47 DOM
2. 2026-06-21
   days on market $165,000 Active 46 DOM
3. 2026-06-18
   days on market $165,000 Active 44 DOM
4. 2026-06-17
   days on market $165,000 Active 43 DOM
5. 2026-06-16
   days on market $165,000 Active 42 DOM
6. 2026-06-15
   days on market $165,000 Active 41 DOM
7. 2026-06-13
   days on market $165,000 Active 39 DOM
8. 2026-06-12
   days on market $165,000 Active 38 DOM
9. 2026-06-09
   days on market $165,000 Active 35 DOM
10. 2026-06-08
    days on market $165,000 Active 34 DOM
11. 2026-06-08
    days on market $165,000 Active 33 DOM
12. 2026-06-07
    days on market $165,000 Active 32 DOM
13. 2026-06-04
    days on market $165,000 Active 29 DOM
14. 2026-06-03
    price $165,000 Active 28 DOM
15. 2026-06-02
    days on market $175,000 Active 28 DOM
16. 2026-06-01
    days on market $175,000 Active 27 DOM
17. 2026-05-31
    days on market $175,000 Active 26 DOM
18. 2026-05-05
    listed $175,000 Active
19. 2026-02-09
    historical 393-char remark

    Show marketing remark (393 chars)

    Are you looking for a cozy 3 bedroom ranch with extra detached garage? This home is it! Features of this home include 3 bedrooms, 1 bath, large kitchen with an eat-in area, attached 1 car garage, and a separate detached garage as well as a nice backyard. Perfect location in Colerain Twp. and minutes from shopping, dining and the highway. You can't ask for a better spot! This one won't last!

20. 2025-10-27
    listed $180,000 Active 393-char remark

    Show marketing remark (393 chars)

    Are you looking for a cozy 3 bedroom ranch with extra detached garage? This home is it! Features of this home include 3 bedrooms, 1 bath, large kitchen with an eat-in area, attached 1 car garage, and a separate detached garage as well as a nice backyard. Perfect location in Colerain Twp. and minutes from shopping, dining and the highway. You can't ask for a better spot! This one won't last!

21. 2023-09-13
    price $157,000 408-char remark

    Show marketing remark (408 chars)

    Renovated 3 bedrooms ranch on a quiet dead end street with updates from top to bottom. It's like a brand new house. All new: roof, sidings, windows, driveway, carpet, bathroom, kitchen, detached garage door/remote unit. Updated wiring and plumbing. Just move in and decorate. Short walk to shops and restaurants.** SOLD AS-IS. ** No FOR SALE sign on front lawn. Listing Agent is a member of Seller's LLC.

22. 2022-09-28
    soldstatus $157,000
23. 2022-09-19
    soldstatus $157,000 Sold 408-char remark

    Show marketing remark (408 chars)

    Renovated 3 bedrooms ranch on a quiet dead end street with updates from top to bottom. It's like a brand new house. All new: roof, sidings, windows, driveway, carpet, bathroom, kitchen, detached garage door/remote unit. Updated wiring and plumbing. Just move in and decorate. Short walk to shops and restaurants.** SOLD AS-IS. ** No FOR SALE sign on front lawn. Listing Agent is a member of Seller's LLC.

24. 2022-08-12
    historical Contingency Pending 408-char remark

    Show marketing remark (408 chars)

    Renovated 3 bedrooms ranch on a quiet dead end street with updates from top to bottom. It's like a brand new house. All new: roof, sidings, windows, driveway, carpet, bathroom, kitchen, detached garage door/remote unit. Updated wiring and plumbing. Just move in and decorate. Short walk to shops and restaurants.** SOLD AS-IS. ** No FOR SALE sign on front lawn. Listing Agent is a member of Seller's LLC.

25. 2022-08-11
    price $159,900 408-char remark

    Show marketing remark (408 chars)

    Renovated 3 bedrooms ranch on a quiet dead end street with updates from top to bottom. It's like a brand new house. All new: roof, sidings, windows, driveway, carpet, bathroom, kitchen, detached garage door/remote unit. Updated wiring and plumbing. Just move in and decorate. Short walk to shops and restaurants.** SOLD AS-IS. ** No FOR SALE sign on front lawn. Listing Agent is a member of Seller's LLC.

26. 2022-08-08
    price $159,900 408-char remark

    Show marketing remark (408 chars)

    Renovated 3 bedrooms ranch on a quiet dead end street with updates from top to bottom. It's like a brand new house. All new: roof, sidings, windows, driveway, carpet, bathroom, kitchen, detached garage door/remote unit. Updated wiring and plumbing. Just move in and decorate. Short walk to shops and restaurants.** SOLD AS-IS. ** No FOR SALE sign on front lawn. Listing Agent is a member of Seller's LLC.

27. 2022-08-01
    listed $175,000 Active 408-char remark

    Show marketing remark (408 chars)

    Renovated 3 bedrooms ranch on a quiet dead end street with updates from top to bottom. It's like a brand new house. All new: roof, sidings, windows, driveway, carpet, bathroom, kitchen, detached garage door/remote unit. Updated wiring and plumbing. Just move in and decorate. Short walk to shops and restaurants.** SOLD AS-IS. ** No FOR SALE sign on front lawn. Listing Agent is a member of Seller's LLC.

28. 2021-11-25
    historical
29. 2021-11-17
    listed $42,000 Active
30. 1997-04-30
    soldstatus $52,500

ⓘ 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: $3,167 · $264/mo
• Projected year-2 tax: $3,167 · $264/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 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: $20,502
• − Mortgage interest: −$9,243
• − Property taxes: −$3,167
• − Insurance: −$825
• − Repairs & maintenance: −$1,640
• − Management: −$1,640
• − Depreciation: −$4,800
• Taxable loss: −$813
• Est. tax savings @ 24.0%: +$195
• After-tax cash flow: $2,017/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 — Northgate

• Score: 84/100
• State rank: #55
• US rank: #761

Category grades

Amenities A Commute A+ Cost of living A+ Crime B Employment C- Housing A+ Health & safety B+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Northgate, 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

+233.3% since first listed

13 events — show timeline

• 2026-05-05 Listed $175,000 Cincy MLS
• 2026-02-09 Listing Removed — Cincy MLS
• 2025-10-27 Listed $180,000 Cincy MLS
• 2023-09-13 Price Changed $157,000 Cincy MLS
• 2022-09-28 Sold (Public Records) $157,000 Public Records
• 2022-09-19 Sold (MLS) $157,000 Cincy MLS
• 2022-08-12 Contingent — Cincy MLS
• 2022-08-11 Price Changed $159,900 Cincy MLS
• 2022-08-08 Price Changed $159,900 Cincy MLS
• 2022-08-01 Listed $175,000 Cincy MLS
• 2021-11-25 Listing Removed — Cincy MLS
• 2021-11-17 Listed $42,000 Cincy MLS
• 1997-04-30 Sold (Public Records) $52,500 Public Records

Property tax history

+12.6%/yr

Latest (2025): $3,167 · +7.8% YoY. Source: county tax records.