3250 Springdale Rd · Northgate, OH 45251

$149,900

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 103 Days on market

Built 1969 7,100 sqft lot Est $157k · at est.

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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 +24.1/30.0
• ARV discount +9.6/15.0
• DSCR +7.8/10.0
• 1% rule +6.6/10.0
• 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

3 Bedroom 1 full bath ranch with a 1 car attached garage... Full finished basement with an addition full bath

Key facts

• Covered front porch
• Combined dining area
• Fenced yard

Tags

• COVERED FRONT PORCH
• FENCED YARD
• FULL BASEMENT
• DURABLE TILE FLOORING
• COMBINED DINING AREA

Property features AI

Finance

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

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public water; Public sewer; Water heater listed as other
• Home design: Transitional architectural style; Single-family home; One level
• Construction: Block foundation
• Exterior features: Shingle roof; Brick construction; Window features noted as other; Residential zoning

Interior

• Kitchen: Kitchen approximately 13 x 8; Dishwasher; Oven/Range; Refrigerator; Dining room approximately 11 x 10
• Bedrooms: Three bedrooms (all on main level); Primary bedroom approximately 14 x 11; Second bedroom approximately 10 x 11; Third bedroom approximately 11 x 11
• Bathrooms: One full bathroom on main level; One half bathroom
• Heating & cooling: Baseboard heating; Central air conditioning
• Interior features: Six total rooms; Full basement with additional features
• Laundry & utility: Basement utilities (details listed as other)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $136k (9.0% 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: schools C-, 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.
• Market conditions: 53 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $40k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $136,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.16% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.44%
• DSCR: 1.38
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $157,248
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9852 Wiscasset Way	0.64mi	3/1.0	925 (-1%)	0mo	$108,000	$117	68
10130 Manistee Way	0.53mi	3/1.0	925 (-1%)	13mo	$155,000	$168	63
9737 Dunraven Dr	0.71mi	3/1.0	925 (-1%)	7mo	$182,000	$197	59
9671 Dunraven Dr	0.66mi	3/1.0	925 (-1%)	11mo	$150,000	$162	58
9660 Dunraven Dr	0.63mi	3/1.0	925 (-1%)	18mo	$161,000	$174	54
10088 Sturgeon Ln	0.65mi	3/1.0	900 (-4%)	17mo	$165,000	$183	49
9712 Dunraven Dr	0.67mi	3/1.5	925 (-1%)	23mo	$150,000	$162	45

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: -3.5%
• Equity multiple: 0.87×
• Total profit: $-5,445
• Equity at exit: $22,351

10-year hold

• IRR: 6.3%
• Equity multiple: 1.47×
• Total profit: $19,666
• Equity at exit: $12,961

Cash invested: $41,972 (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: 53
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,735 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$227 /mo · $2,723/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $295

Break-even live

Break-even rent $1,361

Max offer price $149,900

Occupancy floor 78%

Sensitivity live

Price	-10% $380	-5% $338	+0% $295	+5% $253	+10% $210
Rent	-10% $158	-5% $227	+0% $295	+5% $364	+10% $432
Rate	-1.0pp $371	-0.5pp $333	base $295	+0.5pp $256	+1.0pp $217

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: $37,475
• Closing costs: $4,497
• 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	2d	26	0.20mi
10220 September Dr Cincinnati, OH	4.0	1.0	1025	$1,890	$1.84	13d	1	0.21mi
2753 Town Terrace Dr Cincinnati, OH	2.0–3.0	1.0–1.5	968	$1,450	$1.50	21d	4	0.73mi
9333 Round Top Cincinnati, OH	1.0–3.0	1.0–2.0	979	$1,623	$1.66	2d	3	1.11mi

Listing history 26 events

1. 2026-06-18
   days on market $149,900 Active 103 DOM
2. 2026-06-17
   days on market $149,900 Active 102 DOM
3. 2026-06-16
   days on market $149,900 Active 101 DOM
4. 2026-06-15
   days on market $149,900 Active 100 DOM
5. 2026-06-13
   days on market $149,900 Active 98 DOM
6. 2026-06-12
   pricedays on market $149,900 Active 97 DOM
7. 2026-06-09
   days on market $162,900 Active 94 DOM
8. 2026-06-08
   days on market $162,900 Active 93 DOM
9. 2026-06-08
   days on market $162,900 Active 92 DOM
10. 2026-06-07
    days on market $162,900 Active 91 DOM
11. 2026-06-04
    days on market $162,900 Active 88 DOM
12. 2026-06-02
    days on market $162,900 Active 87 DOM
13. 2026-06-01
    price $162,900 Active 86 DOM
14. 2026-06-01
    days on market $169,900 Active 86 DOM
15. 2026-05-31
    days on market $169,900 Active 85 DOM
16. 2026-05-16
    price $169,900
17. 2026-05-09
    price $179,900
18. 2026-03-07
    listed $189,900 Active
19. 2024-11-22
    soldstatus $10,637,000
20. 2015-04-03
    historical 109-char remark

    Show marketing remark (109 chars)

    3 Bedroom 1 full bath ranch with a 1 car attached garage... Full finished basement with an addition full bath

21. 2015-02-19
    soldstatus $43,000 Sold 109-char remark

    Show marketing remark (109 chars)

    3 Bedroom 1 full bath ranch with a 1 car attached garage... Full finished basement with an addition full bath

22. 2015-02-02
    historical 109-char remark

    Show marketing remark (109 chars)

    3 Bedroom 1 full bath ranch with a 1 car attached garage... Full finished basement with an addition full bath

23. 2014-11-13
    listed $56,400 109-char remark

    Show marketing remark (109 chars)

    3 Bedroom 1 full bath ranch with a 1 car attached garage... Full finished basement with an addition full bath

24. 2006-04-18
    soldstatus $90,000
25. 2006-04-10
    soldstatus $90,000 139-char remark

    Show marketing remark (139 chars)

    4BR ranch with fin basement. 2 full ba, 1-car garage. All appliances stay. Living room w/garden window. Has newer roof, a/c, gutter guards.

26. 2006-03-02
    listed $92,900 139-char remark

    Show marketing remark (139 chars)

    4BR ranch with fin basement. 2 full ba, 1-car garage. All appliances stay. Living room w/garden window. Has newer roof, a/c, gutter guards.

ⓘ 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: $2,723 · $227/mo
• Projected year-2 tax: $2,723 · $227/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: $20,819
• − Mortgage interest: −$8,397
• − Property taxes: −$2,723
• − Insurance: −$750
• − Repairs & maintenance: −$1,666
• − Management: −$1,666
• − Depreciation: −$4,361
• Taxable income: $1,258
• Est. tax owed @ 24.0%: −$302
• After-tax cash flow: $3,239/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

+82.9% since first listed

11 events — show timeline

• 2026-05-16 Price Changed $169,900 Cincy MLS
• 2026-05-09 Price Changed $179,900 Cincy MLS
• 2026-03-07 Listed $189,900 Cincy MLS
• 2024-11-22 Sold (Public Records) $10,637,000 Public Records
• 2015-04-03 Listing Removed — Cincy MLS
• 2015-02-19 Sold (MLS) $43,000 Cincy MLS
• 2015-02-02 Listing Removed — Cincy MLS
• 2014-11-13 Listed $56,400 Cincy MLS
• 2006-04-18 Sold (Public Records) $90,000 Public Records
• 2006-04-10 Sold (MLS) $90,000 Cincy MLS
• 2006-03-02 Listed $92,900 Cincy MLS

Property tax history

+4.4%/yr

Latest (2025): $2,723 · +5.0% YoY. Source: county tax records.