6025 Outlook Ct · Maineville, OH 45152

$479,000

5 bd · 3.5 ba · 2,781 sqft · Land public records · 48 Days on market

Built 2023 6,874 sqft lot $172/sqft · 10% above area Est $434k · 10% over ↓ 3% since listing

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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 +27.0/30.0
• DSCR +9.4/10.0
• 1% rule +7.1/10.0
• Schools +6.1/10.0
• Livability +3.5/5.0
• ARV discount +2.8/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ryan Homes Ballenger model just like new located in the Villages of Classicway. Five bedroom beauty with three and a half bath. Second floor Laundry and Flez Room for Office or reading nook. Upgrades galore! Extended driveway, granite countertops, beautiful dark LVP flooring on entire first level, fenced rear yard and deck. Partially finished basement offers plenty of REC space, workout room and 5th bedroom with ingress/egress and storage area. Hot Tub and Pool Table convey. Motivated Sellers!

Key facts

• 6,874 sq ft lot
• 2 garage spots
• Built 2023

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: Attached two-car garage
• Utilities: Natural gas; Central air
• Home design: Two-story residence; Brick and vinyl siding exterior
• Construction: Brick and vinyl siding construction
• Exterior features: Irregular-shaped residential lot

Interior

• Kitchen: Kitchen (13 x 13)
• Bedrooms: Lower-level bedroom (10 x 14); Second-level bedroom (10 x 13); Second-level bedroom (10 x 13); Second-level bedroom (10 x 11); Second-level primary/large bedroom (14 x 17)
• Bathrooms: Three full bathrooms; One half bathroom; One main-level bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Partially finished basement; Total of 9 rooms
• Laundry & utility: Second-level laundry room (6 x 7)

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath land listed at $479k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $479k).
• Recommended offer: $465k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 3.9% in Maineville — 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 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,224 units permitted in Warren County in 2024 (474 in 5+ unit buildings).
• At $5,793/mo this rent would consume 58% 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 $14k 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 $134k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($465k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $464,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.21% ✓
• Cap rate: 9.67%
• Cash-on-cash: 12.04%
• DSCR: 1.54
• GRM: 6.9

CMA / ARV

• ARV (median comp): $434,077
• List price: $479,000
• Delta: 10.35%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.6%
• Equity multiple: 1.06×
• Total profit: $8,152
• Equity at exit: $71,420

10-year hold

• IRR: 11.2%
• Equity multiple: 1.88×
• Total profit: $117,648
• Equity at exit: $41,415

Cash invested: $134,120 (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: 6.9×

Monthly cashflow live

• Estimated rent: $5,793 medium
• Mortgage (P&I): −$2,512
• Tax from tax record: −$519 /mo · $6,228/yr
• Insurance: −$200
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,217
• Net cashflow: $1,346

Break-even live

Break-even rent $4,089

Max offer price $479,000

Occupancy floor 72%

Sensitivity live

Price	-10% $1,617	-5% $1,482	+0% $1,346	+5% $1,210	+10% $1,075
Rent	-10% $888	-5% $1,117	+0% $1,346	+5% $1,575	+10% $1,804
Rate	-1.0pp $1,587	-0.5pp $1,468	base $1,346	+0.5pp $1,222	+1.0pp $1,096

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: $119,750
• Closing costs: $14,370
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5738 Azra Ct Morrow, OH	4.0	2.5	2600	$5,995	$2.31	44d	1	0.38mi
6965 Quellin Blvd Maineville, OH	5.0	2.5	3640	$7,500	$2.06	44d	1	1.13mi
6976 Briarcliff Ct Maineville, OH	4.0	3.0	2475	$3,595	$1.45	17d	1	1.18mi

Listing history 17 events

1. 2026-06-18
   days on market $479,000 Active 48 DOM
2. 2026-06-17
   days on market $479,000 Active 47 DOM
3. 2026-06-16
   days on market $479,000 Active 46 DOM
4. 2026-06-15
   days on market $479,000 Active 45 DOM
5. 2026-06-13
   days on market $479,000 Active 43 DOM
6. 2026-06-10
   listing id $479,000 Active 39 DOM
7. 2026-06-09
   days on market $479,000 Active 39 DOM

   Show marketing remark (499 chars)

   Ryan Homes Ballenger model just like new located in the Villages of Classicway. Five bedroom beauty with three and a half bath. Second floor Laundry and Flez Room for Office or reading nook. Upgrades galore! Extended driveway, granite countertops, beautiful dark LVP flooring on entire first level, fenced rear yard and deck. Partially finished basement offers plenty of REC space, workout room and 5th bedroom with ingress/egress and storage area. Hot Tub and Pool Table convey. Motivated Sellers!

8. 2026-06-08
   days on market $479,000 Active 38 DOM
9. 2026-06-07
   days on market $479,000 Active 37 DOM
10. 2026-06-03
    days on market $479,000 Active 33 DOM
11. 2026-06-02
    days on market $479,000 Active 32 DOM
12. 2026-06-01
    days on market $479,000 Active 31 DOM
13. 2026-05-31
    days on market $479,000 Active 30 DOM
14. 2026-05-10
    price $479,000 410-char remark

    Show marketing remark (499 chars)

    Ryan Homes Ballenger model just like new located in the Villages of Classicway. Five bedroom beauty with three and a half bath. Second floor Laundry and Flez Room for Office or reading nook. Upgrades galore! Extended driveway, granite countertops, beautiful dark LVP flooring on entire first level, fenced rear yard and deck. Partially finished basement offers plenty of REC space, workout room and 5th bedroom with ingress/egress and storage area. Hot Tub and Pool Table convey. Motivated Sellers!

15. 2026-05-10
    price $479,000 499-char remark

    Show marketing remark (499 chars)

    Ryan Homes Ballenger model just like new located in the Villages of Classicway. Five bedroom beauty with three and a half bath. Second floor Laundry and Flez Room for Office or reading nook. Upgrades galore! Extended driveway, granite countertops, beautiful dark LVP flooring on entire first level, fenced rear yard and deck. Partially finished basement offers plenty of REC space, workout room and 5th bedroom with ingress/egress and storage area. Hot Tub and Pool Table convey. Motivated Sellers!

16. 2026-05-01
    listed $495,000 Active 410-char remark

    Show marketing remark (499 chars)

    Ryan Homes Ballenger model just like new located in the Villages of Classicway. Five bedroom beauty with three and a half bath. Second floor Laundry and Flez Room for Office or reading nook. Upgrades galore! Extended driveway, granite countertops, beautiful dark LVP flooring on entire first level, fenced rear yard and deck. Partially finished basement offers plenty of REC space, workout room and 5th bedroom with ingress/egress and storage area. Hot Tub and Pool Table convey. Motivated Sellers!

17. 2026-05-01
    listed $495,000 Active 499-char remark

    Show marketing remark (499 chars)

    Ryan Homes Ballenger model just like new located in the Villages of Classicway. Five bedroom beauty with three and a half bath. Second floor Laundry and Flez Room for Office or reading nook. Upgrades galore! Extended driveway, granite countertops, beautiful dark LVP flooring on entire first level, fenced rear yard and deck. Partially finished basement offers plenty of REC space, workout room and 5th bedroom with ingress/egress and storage area. Hot Tub and Pool Table convey. Motivated Sellers!

ⓘ 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: $6,228 · $519/mo
• Projected year-2 tax: $6,850 · $571/mo
• Expected delta: +$622/yr (+$52/mo · 10.0%)

ⓘ 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: $69,517
• − Mortgage interest: −$26,831
• − Property taxes: −$6,228
• − Insurance: −$2,395
• − Repairs & maintenance: −$5,561
• − Management: −$5,561
• − Depreciation: −$13,935
• Taxable income: $9,006
• Est. tax owed @ 24.0%: −$2,161
• After-tax cash flow: $13,991/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

-3.2% since first listed

5 events — show timeline

• 2026-06-09 Listing Removed — Cincy MLS
• 2026-05-10 Price Changed $479,000 Dayton MLS
• 2026-05-10 Price Changed $479,000 Cincy MLS
• 2026-05-01 Listed $495,000 Dayton MLS
• 2026-05-01 Listed $495,000 Cincy MLS

Property tax history

+23.9%/yr

Latest (2025): $6,228 · +23.9% YoY. Source: county tax records.