5750 Azra Ct · Maineville, OH 45152

$375,000

3 bd · 2.5 ba · 1,408 sqft · SingleFamily public records · 36 Days on market

Built 2022 8,464 sqft lot $266/sqft · 31% above area Est $379k · at est. $42/mo HOA · 2% of rent

---

Why this score? — see what drove the F 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).

• ARV discount +8.0/15.0
• Schools +6.1/10.0
• Cash flow +4.3/30.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.6/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Why build when you can move right into this almost-new home! This beautifully maintained property features an open floor plan that creates a bright, spacious feel, perfect for both everyday living and entertaining. The home offers 3 bedrooms and 3.5 bathrooms, with the potential for a 4th bedroom in the finished walkout basement, complete with its own updated full bathroom, making it ideal for guests or a private suite. The second-floor loft provides a flexible space perfect for a home office or playroom, along with the convenience of a second-floor laundry room. The finished walkout basement also includes a wet bar hookup, creating the perfect space for entertaining. Great yard with a wooded view! Located in a highly desirable neighborhood, with exceptional amenities including a pool, playground, walking trails, and a fitness center!!prof pics coming soon!

Key facts

• Second-floor loft
• Wet bar hookup
• Pool

Tags

• FINISHED WALKOUT BASEMENT
• SECOND-FLOOR LOFT
• WET BAR HOOKUP
• WOODED VIEW
• POOL
• PLAYGROUND

Property features AI

Finance

• Other: Located on a city street in Hamilton Twp.
• Financial info: Lease considered
• HOA & community: HOA with a $125 quarterly fee; HOA amenities include exercise facility, play area, pool, professional management, and walking trails

Exterior

• Parking: Built-in front garage with 2 garage spaces; Driveway parking; On-street parking
• Utilities: Public water; Public sewer; Natural gas; Gas water heater
• Home design: Traditional single-family home; Two levels; Poured foundation
• Construction: Vinyl siding
• Exterior features: Shingle roof; Double-hung vinyl windows; Less than 0.5 acre lot; Residential zoning

Interior

• Kitchen: Eat-in kitchen; Walkout from the kitchen
• Bedrooms: Three bedrooms total; Primary bedroom (15 x 12) on level 2; Bedroom 2 (11 x 10) on level 2; Bedroom 3 (10 x 10) on level 2
• Flooring: Wall-to-wall carpet in family room and study
• Bathrooms: Three full bathrooms; One half bathroom; Partial (half) bathroom on level 1; Full bathrooms on level 2 and in the basement
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fans
• Interior features: Finished walkout basement with wall-to-wall carpet; Total of 8 rooms
• Laundry & utility: Second-floor laundry room (6 x 6)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (47.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (44.1% below list).
• Recommended offer: $198k (47.3% below list) — sets the bar for cash-flow.
• Cap rate 3.1% vs local median 3.9% in Maineville — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 69/100 on livability (#529 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Little Miami Local (rural): math 67% / reading 70% proficiency, ranked #140 of 656 in OH (top 21%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 128 active listings in the ZIP; high-income renter base; 1,224 units permitted in Warren County in 2024 (474 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Warren County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $236k; list at $375k implies a 59% gain — meaningful room to come down on a strong offer.

Recommended offer $197,794 (47.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 47% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
7. 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.
8. 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.
9. 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: 0.56% ✗
• Cap rate: 3.08%
• Cash-on-cash: -11.46%
• DSCR: 0.49
• GRM: 14.9

CMA / ARV

• ARV (median comp): $379,133
• List price: $375,000
• Delta: -1.09%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5797 Montrose Ct	0.11mi	3/2.0	1,424 (+1%)	0mo	$345,000	$242	90

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: -37.3%
• Equity multiple: -0.19×
• Total profit: $-124,583
• Equity at exit: $55,914

10-year hold

• IRR: -53.6%
• Equity multiple: -0.81×
• Total profit: $-190,459
• Equity at exit: $32,423

Cash invested: $105,000 (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 45152

• Home prices YoY: -31.1%
• Active inventory: 128
• Price-to-rent: 14.9×

Monthly cashflow live

• Estimated rent: $2,095 medium
• Mortgage (P&I): −$1,967
• Tax from tax record: −$493 /mo · $5,916/yr
• Insurance: −$156
• HOA: −$42
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $-1,003

Break-even live

Break-even rent $3,364

Max offer price $197,794

Occupancy floor —

Sensitivity live

Price	-10% $-791	-5% $-897	+0% $-1,003	+5% $-1,109	+10% $-1,215
Rent	-10% $-1,169	-5% $-1,086	+0% $-1,003	+5% $-920	+10% $-838
Rate	-1.0pp $-814	-0.5pp $-908	base $-1,003	+0.5pp $-1,100	+1.0pp $-1,199

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: poolgym

Listing history 16 events

1. 2026-06-03
   days on market $375,000 Active 36 DOM
2. 2026-06-02
   days on market $375,000 Active 35 DOM
3. 2026-06-01
   days on market $375,000 Active 34 DOM
4. 2026-05-31
   days on market $375,000 Active 33 DOM
5. 2026-05-14
   status Active 823-char remark
6. 2026-05-14
   price $375,000 823-char remark
7. 2026-05-14
   historical 823-char remark
8. 2026-04-27
   listed $379,000 Active 823-char remark

   Show marketing remark (878 chars)

   Why build when you can move right into this almost-new home! This beautifully maintained property features an open floor plan that creates a bright, spacious feel, perfect for both everyday living and entertaining. The home offers 3 bedrooms and 3.5 bathrooms, with the potential for a 4th bedroom in the finished walkout basement, complete with its own updated full bathroom, making it ideal for guests or a private suite. The second-floor loft provides a flexible space perfect for a home office or playroom, along with the convenience of a second-floor laundry room. The finished walkout basement also includes a wet bar hookup, creating the perfect space for entertaining. Great yard with a wooded view! Located in a highly desirable neighborhood, with exceptional amenities including a pool, playground, walking trails, and a fitness center!!prof pics coming soon!

9. 2026-04-27
   historical 878-char remark

   Show marketing remark (878 chars)

   Why build when you can move right into this almost-new home! This beautifully maintained property features an open floor plan that creates a bright, spacious feel, perfect for both everyday living and entertaining. The home offers 3 bedrooms and 3.5 bathrooms, with the potential for a 4th bedroom in the finished walkout basement, complete with its own updated full bathroom, making it ideal for guests or a private suite. The second-floor loft provides a flexible space perfect for a home office or playroom, along with the convenience of a second-floor laundry room. The finished walkout basement also includes a wet bar hookup, creating the perfect space for entertaining. Great yard with a wooded view! Located in a highly desirable neighborhood, with exceptional amenities including a pool, playground, walking trails, and a fitness center!!prof pics coming soon!

10. 2026-04-23
    listed $379,000 Active 878-char remark

    Show marketing remark (508 chars)

    Welcome to this beautifully maintained home on Azra Ct! Situated in a desirable neighborhood, this property offers spacious living areas with abundant natural light. The kitchen features modern appliances and ample counter space. Enjoy the comfort of the master suite, complete with a private bath and walk-in closet. The backyard provides a serene retreat with a lovely patio, appropriate for outdoor gatherings. Additional highlights include a two-car garage and easy access to local amenities and schools.

11. 2026-04-23
    historical

    Show marketing remark (508 chars)

    Welcome to this beautifully maintained home on Azra Ct! Situated in a desirable neighborhood, this property offers spacious living areas with abundant natural light. The kitchen features modern appliances and ample counter space. Enjoy the comfort of the master suite, complete with a private bath and walk-in closet. The backyard provides a serene retreat with a lovely patio, appropriate for outdoor gatherings. Additional highlights include a two-car garage and easy access to local amenities and schools.

12. 2026-04-07
    price $379,000

    Show marketing remark (508 chars)

    Welcome to this beautifully maintained home on Azra Ct! Situated in a desirable neighborhood, this property offers spacious living areas with abundant natural light. The kitchen features modern appliances and ample counter space. Enjoy the comfort of the master suite, complete with a private bath and walk-in closet. The backyard provides a serene retreat with a lovely patio, appropriate for outdoor gatherings. Additional highlights include a two-car garage and easy access to local amenities and schools.

13. 2026-03-01
    price $399,000

    Show marketing remark (508 chars)

    Welcome to this beautifully maintained home on Azra Ct! Situated in a desirable neighborhood, this property offers spacious living areas with abundant natural light. The kitchen features modern appliances and ample counter space. Enjoy the comfort of the master suite, complete with a private bath and walk-in closet. The backyard provides a serene retreat with a lovely patio, appropriate for outdoor gatherings. Additional highlights include a two-car garage and easy access to local amenities and schools.

14. 2026-01-10
    price $405,000

    Show marketing remark (508 chars)

    Welcome to this beautifully maintained home on Azra Ct! Situated in a desirable neighborhood, this property offers spacious living areas with abundant natural light. The kitchen features modern appliances and ample counter space. Enjoy the comfort of the master suite, complete with a private bath and walk-in closet. The backyard provides a serene retreat with a lovely patio, appropriate for outdoor gatherings. Additional highlights include a two-car garage and easy access to local amenities and schools.

15. 2025-11-06
    listed $415,000 Active

    Show marketing remark (508 chars)

    Welcome to this beautifully maintained home on Azra Ct! Situated in a desirable neighborhood, this property offers spacious living areas with abundant natural light. The kitchen features modern appliances and ample counter space. Enjoy the comfort of the master suite, complete with a private bath and walk-in closet. The backyard provides a serene retreat with a lovely patio, appropriate for outdoor gatherings. Additional highlights include a two-car garage and easy access to local amenities and schools.

16. 2022-06-24
    soldstatus $235,600

ⓘ 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: $5,916 · $493/mo
• Projected year-2 tax: $5,916 · $493/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 ≥101°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: $25,134
• − Mortgage interest: −$21,006
• − Property taxes: −$5,916
• − Insurance: −$1,875
• − Repairs & maintenance: −$2,011
• − Management: −$2,011
• − HOA: −$504
• − Depreciation: −$10,909
• Taxable loss: −$19,097
• Est. tax savings @ 24.0%: +$4,583
• After-tax cash flow: $-7,454/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: Little Miami Local
• NCES district ID: 3905044
• Math proficiency: 67% ▼ -11.00%
• Reading proficiency: 70% ▼ -6.00%
• Median HH income: $74,949
• Composite: 60.5/100
• National rank: #844
• State rank: #140 of 656 in OH

Livability — Maineville

• Score: 69/100
• State rank: #529
• US rank: #9001

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Warren · 227,646 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 13,577
• Household income: $120,340
• Rent vs Own: 11.8% rent · 88.2% own
• Severe rent burden: 5.6

Population outlook (Warren County) Hauer SSP2

• Today (2025): 248,603 people
• By 2030: 259,345 · +4.3%
• By 2040: 277,666 · +11.7%
• By 2050: 289,599 · +16.5%
• By 2075: 311,681 · +25.4%
• By 2100: 302,738 · +21.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Two or more races 3% Black 2% Asian 2%
• Common ancestry: Romanian 7% Italian 3% Lithuanian 2%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 2% Chinese 1%

Political lean MEDSL · Warren

• 2024 margin: Solid R (+31.5) · D 33.8% · R 65.3%
• 2008→2024 swing: +4.5pp toward D · 2008: -36.1pp · 2024: -31.5pp
• All cycles: 2024: R+31.5 2020: R+30.8 2016: R+37.6 2012: R+39.5 2008: R+36.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -108.41%
• Current HPI: 239.7828
• Rent YoY: —
• Metro: —
• 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

+59.2% since first listed

13 events — show timeline

• 2026-06-05 Listing Removed — Cincy MLS
• 2026-05-14 Relisted — Cincy MLS
• 2026-05-14 Price Changed $375,000 Cincy MLS
• 2026-05-14 Listing Removed — Cincy MLS
• 2026-04-27 Listing Removed — Cincy MLS
• 2026-04-27 Listed $379,000 Cincy MLS
• 2026-04-23 Listing Removed — Cincy MLS
• 2026-04-23 Listed $379,000 Cincy MLS
• 2026-04-07 Price Changed $379,000 Cincy MLS
• 2026-03-01 Price Changed $399,000 Cincy MLS
• 2026-01-10 Price Changed $405,000 Cincy MLS
• 2025-11-06 Listed $415,000 Cincy MLS
• 2022-06-24 Sold (Public Records) $235,600 Public Records

Property tax history

-0.3%/yr

Latest (2025): $5,916 · -0.3% YoY. Source: county tax records.