9374 Silva Dr · Northgate, OH 45251

$219,900

4 bd · 1.0 ba · 1,359 sqft · SingleFamily public records · 6 Days on market

Built 1961 5,009 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 +15.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Livability +4.2/5.0
• 1% rule +4.1/10.0
• 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

Very updated. Newer kitchen, baths, carpet and paint. Nothing left but to move in. Cat walk entrance to Northgate Mall @ end of street.

Key facts

• Level yard
• Shed
• Front porch

Tags

• FRONT PORCH
• EAT-IN KITCHEN
• NEW FLOORING
• PATIO
• LEVEL YARD
• SHED

Property features AI

Finance

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

Exterior

• Utilities: Public water; Public sewer; Natural gas service
• Home design: Cape Cod style; One and one half levels; Poured foundation; Residential zoning; Property on a lot approx. 50 x 100 (about 0.115 acre)
• Construction: Brick construction; Shingle roof
• Exterior features: Patio; Porch; Insulated windows; Shed on property

Interior

• Kitchen: Eat-in kitchen; Kitchen has vinyl flooring; Kitchen walkout
• Bedrooms: 4 bedrooms total; Primary bedroom on level 1 (13 x 11); Bedroom 2 on level 1 (11 x 11); Bedroom 3 on level 2 (13 x 12); Bedroom 4 on level 2 (12 x 10)
• Flooring: Vinyl flooring in kitchen; Wall-to-wall carpet in living room
• Bathrooms: 1 full bathroom on level 1
• Heating & cooling: Forced air heating (gas); Central air conditioning; Gas water heater
• Interior features: Ceiling fan; Walkout basement; Unfinished full basement; Walkout living room; Wall-to-wall carpet in living room; Eat-in kitchen; Vinyl flooring in kitchen
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $80 ($956/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 $199k (9.3% below list).
• Recommended offer: $199k (9.3% below list) — sets the bar for 1% rule.

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: Colerain Elementary School (math 52% / reading 57%, grade C, #788 of 1,584 statewide, top 52%, 586 students, 50% 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; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• This rent runs 32% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 20y 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 $122k; list at $220k implies a 80% gain — meaningful room to come down on a strong offer.

Recommended offer $199,391 (9.3% below list)

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. 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?
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: 0.91% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.55%
• DSCR: 1.07
• GRM: 9.2

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: -13.8%
• Equity multiple: 0.50×
• Total profit: $-30,543
• Equity at exit: $32,788

10-year hold

• IRR: -5.0%
• Equity multiple: 0.68×
• Total profit: $-19,999
• Equity at exit: $19,013

Cash invested: $61,572 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,994 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$251 /mo · $3,008/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $80

Break-even live

Break-even rent $1,893

Max offer price $219,900

Occupancy floor 91%

Sensitivity live

Price	-10% $204	-5% $142	+0% $80	+5% $17	+10% $-45
Rent	-10% $-78	-5% $1	+0% $80	+5% $158	+10% $237
Rate	-1.0pp $190	-0.5pp $136	base $80	+0.5pp $23	+1.0pp $-35

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3683 Ripplegrove Dr Cincinnati, OH	3.0	1.5	1395	$1,931	$1.38	22d	1	0.14mi
3470 Sunbury Ln Cincinnati, OH	3.0	2.5	1178	$2,250	$1.91	0d	1	0.34mi
9333 Round Top Cincinnati, OH	1.0–3.0	1.0–2.0	979	$1,623	$1.66	0d	6	0.38mi
9939 Voyager Way Cincinnati, OH	3.0	2.0	1400	$2,300	$1.64	45d	1	0.95mi
10101 Arborwood Dr Cincinnati, OH	1.0–3.0	1.0–1.5	912	$1,649	$1.81	0d	28	0.99mi
10220 September Dr Cincinnati, OH	4.0	1.0	1025	$1,890	$1.84	14d	1	1.36mi
9500 Ridgemoor Ave Cincinnati, OH	3.0	1.0	1344	$1,600	$1.19	9d	1	1.41mi

Listing history 6 events

1. 2026-06-21
   days on market $219,900 Active 6 DOM
2. 2026-06-21
   days on market $219,900 Active 5 DOM
3. 2026-06-18
   days on market $219,900 Active 3 DOM
4. 2026-06-17
   days on market $219,900 Active 2 DOM
5. 2026-06-16
   remarks 376-char remark
6. 2026-06-16
   listed $219,900 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: $3,008 · $251/mo
• Projected year-2 tax: $3,219 · $268/mo
• Expected delta: +$211/yr (+$18/mo · 7.0%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,927
• − Mortgage interest: −$12,318
• − Property taxes: −$3,008
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,914
• − Management: −$1,914
• − Depreciation: −$6,397
• Taxable loss: −$2,724
• Est. tax savings @ 24.0%: +$654
• After-tax cash flow: $1,610/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

+76.1% since first listed

4 events — show timeline

• 2026-06-15 Listed $219,900 Cincy MLS
• 2006-06-26 Sold (Public Records) $122,500 Public Records
• 2006-06-05 Sold (MLS) $122,500 Cincy MLS
• 2006-04-11 Listed $124,900 Cincy MLS

Property tax history

+3.9%/yr

Latest (2025): $3,008 · +7.9% YoY. Source: county tax records.