3252 Coleen Dr · Northbrook, OH 45251

$189,900

3 bd · 1.5 ba · 1,350 sqft · SingleFamily public records · 4 Days on market

Built 1960 0.27 ac lot Est $215k · 12% 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 +16.8/30.0
• ARV discount +12.7/15.0
• DSCR +5.2/10.0
• 1% rule +4.6/10.0
• 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

cash only, nice rehab opportunity - Agent Owned

Key facts

• Private driveway
• Attached garage
• Large yard

Tags

• SPACIOUS LOT
• LARGE YARD
• PRIVATE DRIVEWAY
• ATTACHED GARAGE
• EASY ACCESS TO LOCAL AMENITIES

Property features AI

Finance

• Other: Residential zoning
• HOA & community: No homeowners association

Exterior

• Parking: Detached garage with 2 garage spaces; Driveway parking; On-street parking available
• Utilities: Public water; Public sewer; Natural gas
• Home design: Traditional single-family home; Walkout entry from kitchen
• Construction: Wood siding; Block foundation; Shingle roof; Second floor area present
• Exterior features: Deck; Wooded lot; Storm and insulated windows

Interior

• Kitchen: Dishwasher; Oven/Range
• Bedrooms: Three bedrooms total; Primary bedroom approximately 14 x 10 (upper level); Second bedroom approximately 12 x 10 (upper level); Third bedroom approximately 11 x 9 (upper level)
• Bathrooms: One full bathroom on upper level (primary bath with tub and shower); One half bathroom
• Heating & cooling: Forced air gas heating; Central air conditioning; Gas water heater
• Interior features: Fireplace; Eat-in kitchen; Walkout from kitchen; Wood cabinets; Cable available

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $54 ($651/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (4.3% below list).
• Recommended offer: $182k (4.3% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Taylor Elementary School (math 37% / reading 40%, grade F, #1,080 of 1,584 statewide, top 68%, 821 students, 0% FRL); Pleasant Run Middle School (math 31% / reading 38%, grade F, #547 of 654 statewide, top 84%, 689 students, 45% FRL); Northwest High School (math 17% / reading 41%, grade F, #627 of 781 statewide, top 81%, 948 students, 57% FRL).
• Market conditions: 52 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $6k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 26y 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.
• Current owner paid $85k; list at $190k implies a 123% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,799 (4.3% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.96% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.72%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $214,650
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10123 Manistee Way	0.74mi	3/1.5	1,457 (+8%)	0mo	$115,000	$79	52
2822 Honesdale Ct	0.69mi	3/1.5	1,329 (-2%)	23mo	$194,000	$146	46
9984 Menominee Dr	0.63mi	3/2.0	1,479 (+10%)	8mo	$234,500	$159	45
9971 Menominee Dr	0.61mi	3/1.5	1,226 (-9%)	14mo	$201,000	$164	45
9697 Dunraven Dr	0.64mi	3/1.0	1,175 (-13%)	11mo	$137,500	$117	37
9717 Dunraven Dr	0.64mi	3/1.0	1,175 (-13%)	21mo	$190,000	$162	29

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: -14.3%
• Equity multiple: 0.49×
• Total profit: $-27,246
• Equity at exit: $28,315

10-year hold

• IRR: -5.5%
• Equity multiple: 0.64×
• Total profit: $-18,991
• Equity at exit: $16,419

Cash invested: $53,172 (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: 52
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,818 high
• Mortgage (P&I): −$996
• Tax from tax record: −$241 /mo · $2,886/yr
• Insurance: −$79
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $54

Break-even live

Break-even rent $1,749

Max offer price $189,900

Occupancy floor 92%

Sensitivity live

Price	-10% $162	-5% $108	+0% $54	+5% $1	+10% $-53
Rent	-10% $-89	-5% $-18	+0% $54	+5% $126	+10% $198
Rate	-1.0pp $150	-0.5pp $103	base $54	+0.5pp $5	+1.0pp $-45

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	0d	28	0.29mi
3470 Sunbury Ln Cincinnati, OH	3.0	2.5	1178	$2,250	$1.91	0d	1	0.43mi
9333 Round Top Cincinnati, OH	1.0–3.0	1.0–2.0	979	$1,623	$1.66	0d	6	0.63mi
10220 September Dr Cincinnati, OH	4.0	1.0	1025	$1,890	$1.84	14d	1	0.70mi
3683 Ripplegrove Dr Cincinnati, OH	3.0	1.5	1395	$1,931	$1.38	22d	1	0.88mi
9500 Ridgemoor Ave Cincinnati, OH	3.0	1.0	1344	$1,600	$1.19	10d	1	0.90mi
9939 Voyager Way Cincinnati, OH	3.0	2.0	1400	$2,300	$1.64	46d	1	1.08mi
2753 Town Terrace Dr Cincinnati, OH	2.0–3.0	1.0–1.5	968	$1,450	$1.50	23d	4	1.10mi
9128 Orangewood Dr Cincinnati, OH	4.0	1.0	1359	$1,495	$1.10	26d	1	1.33mi

Listing history 4 events

1. 2026-06-22
   days on market $189,900 Active 4 DOM
2. 2026-06-21
   days on market $189,900 Active 3 DOM
3. 2026-06-21
   remarks 699-char remark
4. 2026-06-21
   listed $189,900 Active 2 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: $2,886 · $241/mo
• Projected year-2 tax: $2,924 · $244/mo
• Expected delta: +$38/yr (+$3/mo · 1.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 96% 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: $21,816
• − Mortgage interest: −$10,637
• − Property taxes: −$2,886
• − Insurance: −$1,747
• − Repairs & maintenance: −$1,745
• − Management: −$1,745
• − Depreciation: −$5,524
• Taxable loss: −$2,470
• Est. tax savings @ 24.0%: +$593
• After-tax cash flow: $1,244/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

+171.3% since first listed

10 events — show timeline

• 2026-06-18 Listed $189,900 Cincy MLS
• 2020-10-15 Sold (Public Records) $85,000 Public Records
• 2020-09-30 Sold (MLS) $85,000 Cincy MLS
• 2020-09-22 Sold (Public Records) $70,000 Public Records
• 2020-09-22 Contingent — Cincy MLS
• 2020-09-20 Price Changed $86,000 Cincy MLS
• 2020-09-17 Listed $95,000 Cincy MLS
• 2000-05-31 Listing Removed — Cincy MLS
• 2000-02-02 Listed $87,900 Cincy MLS
• 1996-09-17 Sold (Public Records) $70,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $2,886 · +5.0% YoY. Source: county tax records.