Cumberland Plan · Morrow, OH 45152

$429,900

3 bd · 2.0 ba · 2,439 sqft · SingleFamily · 290 Days on market

Excellent condition

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Schools +6.1/10.0
• Condition / age +4.8/5.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Cumberland by Fischer Homes offers a flexible and thoughtfully designed layout to suit modern living. The first floor features an open kitchen with a large pantry, optional island, and customizable morning room or family room configurations. Additional options include a first-floor guest suite, electric fireplace, and a 4x16 garage expansion. Upstairs, the home includes three bedrooms with a loft or an optional fourth bedroom, while the owners suite provides a private retreat with a walk-in closet and customizable bath options, such as a tub and separate shower or added linen closet. The second-floor laundry room adds convenience, with the option for a laundry tray. A basement with an optional full bath rough-in offers even more flexibility. The Cumberland is designed to combine style, comfort, and personalization in a cohesive and functional home.

Key facts

• Owners suite
• Garage expansion
• Large pantry

Tags

• OPEN KITCHEN
• LARGE PANTRY
• FIRST FLOOR GUEST SUITE
• ELECTRIC FIREPLACE
• GARAGE EXPANSION
• OWNERS SUITE

🏗️ New construction. The $429,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $430,623.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $430k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $430k).
• Recommended offer: $378k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 4.0% in Morrow — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#266 in OH, #4,231 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute 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.
• Zoned schools: Little Miami Primary School (math 76% / reading 65%, grade A-, #376 of 1,584 statewide, top 24%, 855 students, 18% FRL); Little Miami Middle School (math 67% / reading 72%, grade A, #143 of 654 statewide, top 23%, 1,279 students, 16% FRL); Little Miami High School (math 52% / reading 81%, grade B, #150 of 781 statewide, top 20%, 1,445 students, 14% FRL) — zoned schools at 16% FRL track the district average.
• Market conditions: 127 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 1,224 units permitted in Warren County in 2024 (474 in 5+ unit buildings).
• At $5,995/mo this rent would consume 60% of the median local household income ($120k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $121k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 290 days — a 12% lower offer ($378k) is reasonable based on typical stale-listing flexibility.

Recommended offer $378,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 290 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
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: 1.39% ✓
• Cap rate: 11.20%
• Cash-on-cash: 17.52%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

• ARV (median comp): $430,623
• List price: $429,900
• Delta: -0.17%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2713 Aristides Ct	0.05mi	3/2.0	2,335 (-4%)	6mo	$409,900	$176	85
5976 Outlook Ct	0.24mi	4/2.5 (+1)	2,423 (-1%)	2mo	$515,000	$213	79
2681 Affirmed Dr	0.21mi	3/2.5	2,559 (+5%)	7mo	$395,000	$154	74
2854 Alysheba Ct	0.26mi	3/3.0	2,560 (+5%)	2mo	$420,000	$164	74
5521 Appaloosa Cir	0.36mi	4/2.5 (+1)	2,352 (-4%)	5mo	$373,000	$159	66
2657 Affirmed Dr	0.22mi	4/2.5 (+1)	2,559 (+5%)	12mo	$403,000	$157	65
2727 Unbridled Way	0.12mi	3/3.5	2,769 (+14%)	9mo	$440,000	$159	58
5209 Man O War Dr	0.52mi	4/3.0 (+1)	2,518 (+3%)	8mo	$430,000	$171	55
5441 Hopewell Valley Dr	0.74mi	4/2.5 (+1)	2,632 (+8%)	1mo	$444,000	$169	44
5259 Venetian Way	0.42mi	4/3.0 (+1)	2,751 (+13%)	14mo	$430,000	$156	38
5663 Appaloosa Cir	0.58mi	3/3.5	2,100 (-14%)	13mo	$389,900	$186	33
5181 Man O War Dr	0.54mi	4/2.5 (+1)	2,803 (+15%)	13mo	$440,000	$157	32

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: 8.9%
• Equity multiple: 1.35×
• Total profit: $42,414
• Equity at exit: $64,207

10-year hold

• IRR: 18.1%
• Equity multiple: 2.51×
• Total profit: $181,651
• Equity at exit: $37,232

Cash invested: $120,574 (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: 127
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $5,995 medium
• Mortgage (P&I): −$2,258
• Tax est. 1.5%: −$538 /mo · $6,459/yr
• Insurance: −$179
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,259
• Net cashflow: $1,760

Break-even live

Break-even rent $3,767

Max offer price $430,623

Occupancy floor 66%

Sensitivity live

Price	-10% $2,058	-5% $1,909	+0% $1,760	+5% $1,611	+10% $1,463
Rent	-10% $1,287	-5% $1,523	+0% $1,760	+5% $1,997	+10% $2,234
Rate	-1.0pp $1,977	-0.5pp $1,870	base $1,760	+0.5pp $1,649	+1.0pp $1,535

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: $107,656
• Closing costs: $12,919
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5738 Azra Ct Morrow, OH	4.0	2.5	2600	$5,995	$2.31	45d	1	0.10mi

Listing history 19 events

1. 2026-06-21
   days on market $429,900 Active 290 DOM
2. 2026-06-18
   days on market $429,900 Active 287 DOM
3. 2026-06-17
   days on market $429,900 Active 286 DOM
4. 2026-06-16
   days on market $429,900 Active 285 DOM
5. 2026-06-15
   days on market $429,900 Active 284 DOM
6. 2026-06-13
   days on market $429,900 Active 282 DOM
7. 2026-06-09
   days on market $429,900 Active 278 DOM
8. 2026-06-08
   days on market $429,900 Active 277 DOM
9. 2026-06-07
   days on market $429,900 Active 276 DOM
10. 2026-06-03
    days on market $429,900 Active 272 DOM
11. 2026-06-02
    days on market $429,900 Active 271 DOM
12. 2026-06-01
    days on market $429,900 Active 270 DOM
13. 2026-05-31
    days on market $429,900 Active 269 DOM
14. 2026-05-12
    price $429,900 864-char remark

    Show marketing remark (864 chars)

    The Cumberland by Fischer Homes offers a flexible and thoughtfully designed layout to suit modern living. The first floor features an open kitchen with a large pantry, optional island, and customizable morning room or family room configurations. Additional options include a first-floor guest suite, electric fireplace, and a 4x16 garage expansion. Upstairs, the home includes three bedrooms with a loft or an optional fourth bedroom, while the owners suite provides a private retreat with a walk-in closet and customizable bath options, such as a tub and separate shower or added linen closet. The second-floor laundry room adds convenience, with the option for a laundry tray. A basement with an optional full bath rough-in offers even more flexibility. The Cumberland is designed to combine style, comfort, and personalization in a cohesive and functional home.

15. 2026-04-22
    price $427,900 864-char remark

    Show marketing remark (864 chars)

    The Cumberland by Fischer Homes offers a flexible and thoughtfully designed layout to suit modern living. The first floor features an open kitchen with a large pantry, optional island, and customizable morning room or family room configurations. Additional options include a first-floor guest suite, electric fireplace, and a 4x16 garage expansion. Upstairs, the home includes three bedrooms with a loft or an optional fourth bedroom, while the owners suite provides a private retreat with a walk-in closet and customizable bath options, such as a tub and separate shower or added linen closet. The second-floor laundry room adds convenience, with the option for a laundry tray. A basement with an optional full bath rough-in offers even more flexibility. The Cumberland is designed to combine style, comfort, and personalization in a cohesive and functional home.

16. 2026-04-02
    price $424,900 864-char remark

    Show marketing remark (864 chars)

    The Cumberland by Fischer Homes offers a flexible and thoughtfully designed layout to suit modern living. The first floor features an open kitchen with a large pantry, optional island, and customizable morning room or family room configurations. Additional options include a first-floor guest suite, electric fireplace, and a 4x16 garage expansion. Upstairs, the home includes three bedrooms with a loft or an optional fourth bedroom, while the owners suite provides a private retreat with a walk-in closet and customizable bath options, such as a tub and separate shower or added linen closet. The second-floor laundry room adds convenience, with the option for a laundry tray. A basement with an optional full bath rough-in offers even more flexibility. The Cumberland is designed to combine style, comfort, and personalization in a cohesive and functional home.

17. 2026-01-02
    price $421,900 864-char remark

    Show marketing remark (864 chars)

    The Cumberland by Fischer Homes offers a flexible and thoughtfully designed layout to suit modern living. The first floor features an open kitchen with a large pantry, optional island, and customizable morning room or family room configurations. Additional options include a first-floor guest suite, electric fireplace, and a 4x16 garage expansion. Upstairs, the home includes three bedrooms with a loft or an optional fourth bedroom, while the owners suite provides a private retreat with a walk-in closet and customizable bath options, such as a tub and separate shower or added linen closet. The second-floor laundry room adds convenience, with the option for a laundry tray. A basement with an optional full bath rough-in offers even more flexibility. The Cumberland is designed to combine style, comfort, and personalization in a cohesive and functional home.

18. 2025-09-21
    price $418,900 864-char remark

    Show marketing remark (864 chars)

    The Cumberland by Fischer Homes offers a flexible and thoughtfully designed layout to suit modern living. The first floor features an open kitchen with a large pantry, optional island, and customizable morning room or family room configurations. Additional options include a first-floor guest suite, electric fireplace, and a 4x16 garage expansion. Upstairs, the home includes three bedrooms with a loft or an optional fourth bedroom, while the owners suite provides a private retreat with a walk-in closet and customizable bath options, such as a tub and separate shower or added linen closet. The second-floor laundry room adds convenience, with the option for a laundry tray. A basement with an optional full bath rough-in offers even more flexibility. The Cumberland is designed to combine style, comfort, and personalization in a cohesive and functional home.

19. 2025-09-04
    listed $414,900 Active 864-char remark

    Show marketing remark (864 chars)

    The Cumberland by Fischer Homes offers a flexible and thoughtfully designed layout to suit modern living. The first floor features an open kitchen with a large pantry, optional island, and customizable morning room or family room configurations. Additional options include a first-floor guest suite, electric fireplace, and a 4x16 garage expansion. Upstairs, the home includes three bedrooms with a loft or an optional fourth bedroom, while the owners suite provides a private retreat with a walk-in closet and customizable bath options, such as a tub and separate shower or added linen closet. The second-floor laundry room adds convenience, with the option for a laundry tray. A basement with an optional full bath rough-in offers even more flexibility. The Cumberland is designed to combine style, comfort, and personalization in a cohesive and functional home.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $71,940
• − Mortgage interest: −$24,122
• − Property taxes: −$6,459
• − Insurance: −$2,153
• − Repairs & maintenance: −$5,755
• − Management: −$5,755
• − Depreciation: −$12,527
• Taxable income: $15,168
• Est. tax owed @ 24.0%: −$3,640
• After-tax cash flow: $17,481/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.

Condition & rehab AI · 6 photos

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs or maintenance needed. It offers a great opportunity for an investor to enhance its curb appeal and interior aesthetics with minor updates, which will significantly increase its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in high-traffic areas — Improves appearance and reduces maintenance
• Both New kitchen appliances — Modernizes the kitchen and adds value
• Both New bathroom fixtures — Enhances functionality and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in high-traffic areas — Improves appearance and reduces maintenance ↑
• Both New kitchen appliances — Modernizes the kitchen and adds value ↑
• Both New bathroom fixtures — Enhances functionality and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Morrow

• Score: 75/100
• State rank: #266
• US rank: #4231

Category grades

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

+3.6% since first listed

6 events — show timeline

• 2026-05-12 Price Changed $429,900 Zillow
• 2026-04-22 Price Changed $427,900 Zillow
• 2026-04-02 Price Changed $424,900 Zillow
• 2026-01-02 Price Changed $421,900 Zillow
• 2025-09-21 Price Changed $418,900 Zillow
• 2025-09-04 Listed $414,900 Zillow