1712 Norcol Ln · North College Hill, OH 45231

$144,900

2 bd · 1.5 ba · 1,292 sqft · SingleFamily public records · 20 Days on market

Built 1951 5,445 sqft lot Est $182k · 20% 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 +21.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• Rent growth +4.2/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent opportunity with this 2 bedroom brick ranch home. Some past updating. Wood floors. Part finished basement with 1/2 bath. Sold as is no disclosures. Approved for Homepath financing.

Key facts

• Cincinnati location
• Updated feel
• Natural light

Tags

• CINCINNATI LOCATION
• NATURAL LIGHT
• FUNCTIONAL LAYOUT
• SPACIOUS BEDROOMS
• UPDATED FEEL
• NICE YARD

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Natural gas
• Home design: Traditional single-family home; One story; Residential zoning
• Construction: Brick construction; Poured foundation; Shingle roof
• Exterior features: Insulated windows

Interior

• Kitchen: Dishwasher; Microwave; Oven/Range; Refrigerator
• Bedrooms: 2 bedrooms, both on the main level
• Bathrooms: 1 full bathroom on the main level; 1 half bathroom
• Heating & cooling: Forced air heating; Central air conditioning; Electric water heater
• Interior features: Full basement; 4 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/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: $143k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 6.5% in North College Hill — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 74/100 on livability (#288 in OH, #4,745 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: employment C-, schools D+, amenities D.
• North College Hill City (suburban): math 13% / reading 22% proficiency, ranked #637 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.9% rent growth), your $41k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 27y 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.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $142,726 (1.5% below list)

Questions for the listing agent

1. Built in 1951 — 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. 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?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.06% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.24%
• DSCR: 1.28
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $182,172
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6948 Mulberry St	0.42mi	2/1.5	1,320 (+2%)	3mo	$195,500	$148	74
1615 Joseph Ct	0.15mi	3/1.0 (+1)	1,203 (-7%)	5mo	$199,000	$165	70
6916 Noble Ave	0.43mi	2/2.5	1,366 (+6%)	2mo	$180,000	$132	65
6942 Gloria Dr	0.52mi	2/1.5	1,363 (+6%)	3mo	$148,000	$109	64
6822 Betts Ave	0.53mi	2/1.0	1,182 (-8%)	2mo	$128,000	$108	58
7010 Noble Ct	0.30mi	2/1.0	1,100 (-15%)	4mo	$129,000	$117	56
1708 De Armand Ave	0.58mi	2/1.0	1,415 (+10%)	2mo	$222,500	$157	54
6623 Betts Ave	0.74mi	3/1.0 (+1)	1,242 (-4%)	0mo	$140,000	$113	52
1980 Stevens Ave	0.52mi	3/1.5 (+1)	1,450 (+12%)	2mo	$230,000	$159	49
1944 Dallas Ave	0.69mi	3/1.0 (+1)	1,199 (-7%)	2mo	$199,500	$166	47
1481 St Clair Ave	0.57mi	3/1.0 (+1)	1,136 (-12%)	3mo	$160,000	$141	44
2048 W Galbraith Rd	0.70mi	2/1.5	1,469 (+14%)	2mo	$199,000	$135	43

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: -2.3%
• Equity multiple: 0.91×
• Total profit: $-3,726
• Equity at exit: $21,605

10-year hold

• IRR: 11.2%
• Equity multiple: 2.04×
• Total profit: $42,180
• 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 45231

• Rents YoY: 6.9%
• Active inventory: 85
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,537 high
• Mortgage (P&I): −$760
• Tax from tax record: −$183 /mo · $2,199/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $211

Break-even live

Break-even rent $1,270

Max offer price $144,900

Occupancy floor 81%

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 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1740 Bising Ave North College Hill, OH	3.0	2.0	1235	$1,697	$1.37	1d	6	0.24mi
1667 Lakenoll Dr Mt Healthy, OH	1.0–2.0	1.0–1.5	817	$1,385	$1.69	3d	7	0.28mi
1837 W Galbraith Rd Cincinnati, OH	2.0	2.0	1087	$1,500	$1.38	23d	1	0.44mi
1604 W Galbraith Rd Unit F North College Hill, OH	2.0	1.0	1250	$1,150	$0.92	14d	1	0.45mi
7601 Hamilton Ave Unit 2-3 Cincinnati, OH	2.0	1.0	1250	$2,000	$1.60	23d	1	0.65mi
1522 Kinney Ave Cincinnati, OH	3.0	1.0	1282	$1,095	$0.85	23d	1	0.69mi
1522 Kinney Ave Cincinnati, OH	3.0	1.0	1282	$1,695	$1.32	17d	1	0.69mi
1804 Waltham Ave Cincinnati, OH	2.0	1.0	1186	$1,425	$1.20	7d	1	0.80mi
8879 Zodiac Dr Cincinnati, OH	3.0	2.0	1040	$1,781	$1.71	23d	1	0.85mi
1834 Emerson Ave Cincinnati, OH	2.0	1.0	1187	$1,500	$1.26	23d	1	0.87mi
7701 Clovernook Ave Cincinnati, OH	1.0–2.0	1.0–1.5	787	$1,365	$1.73	23d	1	1.09mi
8565 Daly Rd Unit 8565 5 Cincinnati, OH	2.0	1.0	1100	$1,299	$1.18	23d	1	1.21mi
9029 Daly Rd Unit 8963 Cincinnati, OH	3.0	2.5	1315	$1,771	$1.35	21d	1	1.32mi
1720 W North Bend Rd Cincinnati, OH	3.0	1.0	900	$1,400	$1.56	23d	1	1.42mi
6211 Hamilton Ave Cincinnati, OH	2.0	1.0–2.0	842	$1,968	$2.34	1d	17	1.44mi

Listing history 13 events

1. 2026-06-18
   status $144,900 Active 20 DOM
2. 2026-06-18
   days on market $144,900 Contingency Pending 20 DOM
3. 2026-06-17
   days on market $144,900 Contingency Pending 19 DOM
4. 2026-06-16
   days on market $144,900 Contingency Pending 18 DOM
5. 2026-06-15
   days on market $144,900 Contingency Pending 17 DOM
6. 2026-06-13
   days on market $144,900 Contingency Pending 15 DOM
7. 2026-06-09
   days on market $144,900 Contingency Pending 11 DOM
8. 2026-06-08
   statusdays on market $144,900 Contingency Pending 10 DOM
9. 2026-06-07
   days on market $144,900 Active 9 DOM
10. 2026-06-03
    days on market $144,900 Active 5 DOM
11. 2026-06-02
    days on market $144,900 Active 4 DOM
12. 2026-06-01
    days on market $144,900 Active 3 DOM
13. 2026-05-31
    days on market $144,900 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: $2,199 · $183/mo
• Projected year-2 tax: $2,230 · $186/mo
• Expected delta: +$31/yr (+$3/mo · 1.4%)

ⓘ 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: $18,446
• − Mortgage interest: −$8,117
• − Property taxes: −$2,199
• − Insurance: −$724
• − Repairs & maintenance: −$1,476
• − Management: −$1,476
• − Depreciation: −$4,215
• Taxable income: $239
• Est. tax owed @ 24.0%: −$57
• After-tax cash flow: $2,473/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: North College Hill City
• NCES district ID: 3904451
• Math proficiency: 13% ▼ -14.00%
• Reading proficiency: 22% ▼ -11.00%
• Median HH income: $40,355
• Composite: 14.89/100
• National rank: #9375
• State rank: #637 of 656 in OH

Livability — North College Hill

• Score: 74/100
• State rank: #288
• US rank: #4745

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North College Hill, 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

+271.5% since first listed

20 events — show timeline

• 2026-05-29 Listed $144,900 Cincy MLS
• 2024-12-06 Sold (Public Records) $10,723,000 Public Records
• 2018-07-31 Sold (Public Records) $1,680,600 Public Records
• 2012-10-12 Sold (MLS) $35,000 Cincy MLS
• 2012-08-09 Listed $37,000 Cincy MLS
• 2006-11-27 Sold (Public Records) $99,500 Public Records
• 2006-08-23 Sold (MLS) $75,125 Cincy MLS
• 2006-05-26 Listed $75,000 Cincy MLS
• 2005-07-16 Listing Removed — Cincy MLS
• 2005-03-15 Listed $105,800 Cincy MLS
• 2003-07-17 Sold (Public Records) $104,000 Public Records
• 2003-07-03 Sold (MLS) $104,000 Cincy MLS
• 2003-05-21 Listed $103,500 Cincy MLS
• 2003-05-19 Listing Removed — Cincy MLS
• 2003-04-14 Listed $103,900 Cincy MLS
• 1999-12-08 Sold (Public Records) $89,500 Public Records
• 1999-11-30 Sold (MLS) $89,500 Cincy MLS
• 1999-10-04 Listed $89,900 Cincy MLS
• 1995-02-01 Sold (Public Records) $55,000 Public Records
• 1985-05-01 Sold (Public Records) $39,000 Public Records

Property tax history

+9.8%/yr

Latest (2025): $2,199 · +0.0% YoY. Source: county tax records.