3180 Niagara St · Northbrook, OH 45251

$159,900

3 bd · 1.0 ba · 1,175 sqft · SingleFamily public records · 22 Days on market

Built 1959 Est $182k · 12% under

---

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 +23.5/30.0
• ARV discount +13.0/15.0
• DSCR +7.6/10.0
• 1% rule +5.9/10.0
• 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

Great opportunity for first time home buyers or investors! Home needs minor TLC to return to a great family home once again. 3 beds and 1 bath with additional family room (garage conversion).

Key facts

• One-floor living
• Eat-in kitchen
• Central air

Tags

• ONE-FLOOR LIVING
• SPACIOUS FAMILY ROOM
• EAT-IN KITCHEN
• CENTRAL AIR
• OFF-STREET PARKING

Property features AI

Finance

• Other: Residential zoning; Lot roughly 60 x 120 (less than 0.5 acre); Busline nearby; Cable available
• HOA & community: No HOA

Exterior

• Parking: Off-street parking via driveway
• Utilities: Public water; Public sewer; Natural gas service; Gas water heater
• Home design: Ranch single-family home; One level; Slab foundation
• Construction: Wood siding; Shingle roof
• Exterior features: Front porch; Yard lighting; City street access on paved road

Interior

• Kitchen: Eat-in kitchen; Wood cabinets; Vinyl flooring in kitchen; Dishwasher; Microwave; Oven/Range; Refrigerator
• Bedrooms: Three bedrooms total; Primary bedroom about 12 x 10 (level 1); Bedroom 2 about 11 x 11 (level 1); Bedroom 3 about 11 x 8 (level 1)
• Flooring: Wall-to-wall carpet in living and family rooms; Vinyl flooring in kitchen
• Bathrooms: One full bathroom on main level
• Heating & cooling: Central air; Ceiling fans; Forced air heating (gas)
• Interior features: Natural woodwork; Ceiling fan; Smoke alarm; Window treatments

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 6.8% in Northbrook — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Market conditions: 55 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 22 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 25y 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 $99k; list at $160k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $157,501 (1.5% below list)

Questions for the listing agent

1. Built in 1959 — 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. 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: 1.09% ✓
• Cap rate: 8.53%
• Cash-on-cash: 7.98%
• DSCR: 1.36
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $182,125
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9697 Dunraven Dr	0.52mi	3/1.0	1,175 (0%)	11mo	$137,500	$117	67
2550 Ontario St	0.66mi	3/1.0	1,155 (-2%)	12mo	$154,900	$134	57
2473 Schon Dr	0.61mi	3/1.0	1,073 (-9%)	0mo	$115,000	$107	57
9277 Comstock Dr	0.75mi	3/1.0	1,164 (-1%)	12mo	$185,000	$159	53
9971 Menominee Dr	0.56mi	3/1.5	1,226 (+4%)	14mo	$201,000	$164	53
10061 Sturgeon Ln	0.74mi	3/1.5	1,226 (+4%)	4mo	$195,000	$159	53
2573 Adams Rd	0.70mi	3/1.0	1,225 (+4%)	9mo	$190,000	$155	52
2632 Niagara St	0.61mi	3/1.0	1,114 (-5%)	15mo	$170,000	$153	51
10008 Sturgeon Ln	0.71mi	3/1.5	1,195 (+2%)	17mo	$210,000	$176	48
9810 Norcrest Dr	0.68mi	3/1.0	1,073 (-9%)	8mo	$166,000	$155	47
2489 Schon Dr	0.63mi	3/1.5	1,073 (-9%)	12mo	$154,700	$144	44
2532 Topeka St	0.72mi	3/1.0	1,296 (+10%)	13mo	$224,955	$174	38

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: -4.1%
• Equity multiple: 0.85×
• Total profit: $-6,932
• Equity at exit: $23,842

10-year hold

• IRR: 5.6%
• Equity multiple: 1.41×
• Total profit: $18,424
• Equity at exit: $13,825

Cash invested: $44,772 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,739 high
• Mortgage (P&I): −$839
• Tax from tax record: −$171 /mo · $2,047/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $298

Break-even live

Break-even rent $1,362

Max offer price $159,900

Occupancy floor 78%

Sensitivity live

Price	-10% $388	-5% $343	+0% $298	+5% $253	+10% $207
Rent	-10% $160	-5% $229	+0% $298	+5% $367	+10% $435
Rate	-1.0pp $378	-0.5pp $339	base $298	+0.5pp $256	+1.0pp $214

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: $39,975
• Closing costs: $4,797
• 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	2d	26	0.44mi
9333 Round Top Cincinnati, OH	1.0–3.0	1.0–2.0	979	$1,623	$1.66	3d	3	0.60mi
9500 Ridgemoor Ave Cincinnati, OH	3.0	1.0	1344	$1,600	$1.19	8d	1	0.70mi
10220 September Dr Cincinnati, OH	4.0	1.0	1025	$1,890	$1.84	13d	1	0.83mi
3683 Ripplegrove Dr Cincinnati, OH	3.0	1.5	1395	$1,931	$1.38	21d	1	0.96mi
9128 Orangewood Dr Cincinnati, OH	4.0	1.0	1359	$1,495	$1.10	24d	1	1.12mi
2753 Town Terrace Dr Cincinnati, OH	2.0–3.0	1.0–1.5	968	$1,450	$1.50	22d	4	1.14mi
9939 Voyager Way Cincinnati, OH	3.0	2.0	1400	$2,300	$1.64	44d	1	1.28mi
8879 Zodiac Dr Cincinnati, OH	3.0	2.0	1040	$1,781	$1.71	24d	1	1.47mi

Listing history 32 events

1. 2026-06-21
   days on market $159,900 Active 22 DOM
2. 2026-06-18
   days on market $159,900 Active 20 DOM
3. 2026-06-17
   days on market $159,900 Active 19 DOM
4. 2026-06-16
   days on market $159,900 Active 18 DOM
5. 2026-06-15
   days on market $159,900 Active 17 DOM
6. 2026-06-13
   days on market $159,900 Active 15 DOM
7. 2026-06-12
   days on market $159,900 Active 14 DOM
8. 2026-06-09
   days on market $159,900 Active 11 DOM
9. 2026-06-08
   days on market $159,900 Active 10 DOM
10. 2026-06-08
    days on market $159,900 Active 9 DOM
11. 2026-06-07
    days on market $159,900 Active 8 DOM
12. 2026-06-04
    days on market $159,900 Active 5 DOM
13. 2026-06-02
    days on market $159,900 Active 4 DOM
14. 2026-06-01
    days on market $159,900 Active 3 DOM
15. 2026-05-31
    days on market $159,900 Active 2 DOM
16. 2026-05-29
    listed $159,900 Active
17. 2022-04-14
    soldstatus $98,700
18. 2013-04-25
    soldstatus $25,000 191-char remark

    Show marketing remark (191 chars)

    Great opportunity for first time home buyers or investors! Home needs minor TLC to return to a great family home once again. 3 beds and 1 bath with additional family room (garage conversion).

19. 2012-12-11
    listed $32,500 191-char remark

    Show marketing remark (191 chars)

    Great opportunity for first time home buyers or investors! Home needs minor TLC to return to a great family home once again. 3 beds and 1 bath with additional family room (garage conversion).

20. 2006-10-17
    soldstatus $89,900
21. 2006-10-06
    soldstatus $89,900 182-char remark

    Show marketing remark (182 chars)

    Great Starter Home! Move in condition. New kitchen w/ appliances. New carpet & freshly painted! Large first floor family room. Convienent location- close to shopping & I-275.

22. 2006-06-22
    listed $89,900 182-char remark

    Show marketing remark (182 chars)

    Great Starter Home! Move in condition. New kitchen w/ appliances. New carpet & freshly painted! Large first floor family room. Convienent location- close to shopping & I-275.

23. 2006-03-30
    soldstatus $61,900
24. 2006-03-01
    soldstatus $58,000
25. 2006-02-21
    soldstatus $58,000
26. 2005-06-24
    listed $70,400
27. 2002-06-24
    historical
28. 2002-04-23
    soldstatus $84,100
29. 2002-04-18
    soldstatus $84,900
30. 2002-02-13
    listed $83,900
31. 2001-08-06
    listed $85,900
32. 1989-08-07
    soldstatus $40,000

ⓘ 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: $2,047 · $171/mo
• Projected year-2 tax: $2,271 · $189/mo
• Expected delta: +$224/yr (+$19/mo · 10.9%)

ⓘ 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: $20,865
• − Mortgage interest: −$8,957
• − Property taxes: −$2,047
• − Insurance: −$800
• − Repairs & maintenance: −$1,669
• − Management: −$1,669
• − Depreciation: −$4,652
• Taxable income: $1,071
• Est. tax owed @ 24.0%: −$257
• After-tax cash flow: $3,317/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

+299.8% since first listed

17 events — show timeline

• 2026-05-29 Listed $159,900 Cincy MLS
• 2022-04-14 Sold (Public Records) $98,700 Public Records
• 2013-04-25 Sold (MLS) $25,000 Cincy MLS
• 2012-12-11 Listed $32,500 Cincy MLS
• 2006-10-17 Sold (Public Records) $89,900 Public Records
• 2006-10-06 Sold (MLS) $89,900 Cincy MLS
• 2006-06-22 Listed $89,900 Cincy MLS
• 2006-03-30 Sold (Public Records) $61,900 Public Records
• 2006-03-01 Sold (Public Records) $58,000 Public Records
• 2006-02-21 Sold (MLS) $58,000 Cincy MLS
• 2005-06-24 Listed $70,400 Cincy MLS
• 2002-06-24 Listing Removed — Cincy MLS
• 2002-04-23 Sold (Public Records) $84,100 Public Records
• 2002-04-18 Sold (MLS) $84,900 Cincy MLS
• 2002-02-13 Listed $83,900 Cincy MLS
• 2001-08-06 Listed $85,900 Cincy MLS
• 1989-08-07 Sold (Public Records) $40,000 Public Records

Property tax history

+12.2%/yr

Latest (2025): $2,047 · +5.0% YoY. Source: county tax records.