303 Delaware Dr · Maineville, OH 45039

$469,900

4 bd · 2.5 ba · 2,270 sqft · SingleFamily public records · 7 Days on market

Built 2005 9,945 sqft lot Est $397k · 18% over $33/mo HOA · 1% of rent

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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).

• Appreciation +10.0/10.0
• Schools +6.1/10.0
• Cash flow +5.6/30.0
• Rent growth +4.4/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.7/10.0
• DSCR +0.0/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Hardwood Thruout First Floor! Remodeled Gourmet Kitchen! Wooded View!Vaulted Morning Rm! Spacious Vaulted Mstr Bdrm with Walk-In Closet & Whirlpool Bath! Full Basement with Walkout to Patio & True 5th Bdrm- Could Also be a Study! Must See!

Key facts

• 9,945 sq ft lot
• 2 garage spots
• Built 2005

Property features AI

Finance

• HOA & community: HOA: Towne Properties; Annual association fee approximately $400 paid by owner; Association fee includes association dues, community landscaping, and play area

Exterior

• Parking: Built-in front garage with 2 garage spaces; Driveway parking
• Security: Smoke alarm
• Utilities: Public water; Public sewer; Natural gas
• Home design: Traditional single-family home; Two levels; Poured foundation; Less than 0.5 acre lot (approximately 0.228 acres); Residential zoning
• Construction: Shingle roof; Brick and vinyl siding construction; Poured foundation; Built in (garage/carport) front
• Exterior features: Deck; Patio; Brick and vinyl siding exterior; Vinyl insulated windows; One gas fireplace with brick surround

Interior

• Kitchen: Gourmet kitchen; Wood cabinets; Marble/granite/slate countertops; Wood flooring in kitchen; Dishwasher; Electric cooktop; Oven/range; Refrigerator; Garbage disposal; Breakfast room 18 x 10
• Bedrooms: 5 bedrooms total; Primary bedroom 19 x 12 (level 2); Bedroom 2 15 x 10 (level 2); Bedroom 3 11 x 10 (level 2); Bedroom 4 13 x 12 (level 2); Bedroom 5 14 x 13 (lower level)
• Flooring: Wood floors in dining, living, family, and kitchen areas; Concrete and wood flooring at entry/foyer
• Bathrooms: 3 full bathrooms; 1 half bathroom; Primary bathroom with shower and tub; One full bathroom on lower level; Partial bathroom on level 1; Two full bathrooms on level 2
• Heating & cooling: Forced air heating (gas); Central air conditioning; Gas water heating
• Interior features: 9ft+ ceilings; Vaulted ceiling; French doors; Multi-panel doors; Recessed lights; Ceiling fan; Smoke alarm; Total of 12 rooms; Finished basement with glass block window
• Laundry & utility: Main-level laundry room 8 x 7; Washer/dryer hookups (laundry room); Water softener; Garage door opener

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $470k.

Deal economics

• At list price, monthly cash flow is $-976 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $297k (36.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $270k (42.6% below list).
• Recommended offer: $270k (42.6% below list) — sets the bar for 1% rule.

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: Rents rising fast (+7.4%/yr); 126 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,224 units permitted in Warren County in 2024 (474 in 5+ unit buildings).

Forward outlook

• In year one you build about $50k of equity ($3k loan paydown + $47k appreciation (10.0% local appreciation)).
• Warren County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$81k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 16y 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 $188k; list at $470k implies a 151% gain — meaningful room to come down on a strong offer.

Recommended offer $269,564 (42.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.57% ✗
• Cap rate: 3.80%
• Cash-on-cash: -8.91%
• DSCR: 0.60
• GRM: 14.5

CMA / ARV

• ARV (on-the-fly): $397,250
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
292 Coyote Dr	0.10mi	3/3.5 (-1)	2,324 (+2%)	2mo	$422,000	$182	81
185 Bannock Dr	0.12mi	4/2.5	2,144 (-6%)	8mo	$329,900	$154	79
398 Wyndham Dr	0.11mi	4/3.5	2,480 (+9%)	4mo	$410,000	$165	73
7182 Wethersfield Dr	0.21mi	4/2.5	2,490 (+10%)	7mo	$425,000	$171	68
504 Dakota Run	0.53mi	4/3.5	2,144 (-6%)	1mo	$409,900	$191	61
236 Regency Sq	0.68mi	4/3.0	2,252 (-1%)	7mo	$450,000	$200	59
1068 Beacon Way Ct	0.73mi	4/2.5	2,200 (-3%)	2mo	$415,000	$189	59
6804 Mossy Rock Ct	0.74mi	4/2.5	2,375 (+5%)	2mo	$415,000	$175	56
315 Indian Pointe Dr	0.50mi	4/2.5	2,512 (+11%)	6mo	$412,000	$164	54
7545 Hyatts Ln	0.73mi	4/2.5	2,049 (-10%)	2mo	$350,000	$171	48
7037 Tradewind Ct	0.49mi	3/3.5 (-1)	2,000 (-12%)	7mo	$390,000	$195	42
7540 Robin Dr	0.64mi	3/2.0 (-1)	2,000 (-12%)	3mo	$343,500	$172	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 7.42% rent growth · sell at horizon

5-year hold

• IRR: 19.0%
• Equity multiple: 2.57×
• Total profit: $206,209
• Equity at exit: $423,323

10-year hold

• IRR: 18.4%
• Equity multiple: 6.22×
• Total profit: $686,391
• Equity at exit: $912,912

Cash invested: $131,572 (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 45039

• Home prices YoY: 7.3%
• Rents YoY: 7.4%
• Active inventory: 126
• Price-to-rent: 14.5×

Monthly cashflow live

• Estimated rent: $2,696 medium
• Mortgage (P&I): −$2,464
• Tax from tax record: −$413 /mo · $4,955/yr
• Insurance: −$196
• HOA: −$33
• Vacancy / Maint / Mgmt: −$566
• Net cashflow: $-976

Break-even live

Break-even rent $3,932

Max offer price $297,419

Occupancy floor —

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: $117,475
• Closing costs: $14,097
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
330 Heftner Cir Maineville, OH	3.0	2.5	1588	$2,056	$1.29	7d	1	0.91mi
7831 Healy Dr Maineville, OH	3.0	2.5	2084	$2,671	$1.28	44d	1	0.99mi
7814 Wilderness Way Maineville, OH	4.0	2.0	2140	$2,671	$1.25	44d	1	1.44mi
903 Pineneedle Pl Maineville, OH	4.0	2.5	1848	$2,231	$1.21	44d	1	1.47mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: pool

Listing history 7 events

1. 2026-06-18
   days on market $469,900 Active 7 DOM
2. 2026-06-17
   price $469,900 Active 6 DOM
3. 2026-06-17
   days on market $475,000 Active 6 DOM
4. 2026-06-16
   days on market $475,000 Active 5 DOM
5. 2026-06-15
   days on market $475,000 Active 4 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $475,000 Active 2 DOM

ⓘ 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: $4,955 · $413/mo
• Projected year-2 tax: $6,143 · $512/mo
• Expected delta: +$1,188/yr (+$99/mo · 24.0%)

ⓘ 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 3/10 Moderate
• 🌡 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: $32,348
• − Mortgage interest: −$26,322
• − Property taxes: −$4,955
• − Insurance: −$2,350
• − Repairs & maintenance: −$2,588
• − Management: −$2,588
• − HOA: −$396
• − Depreciation: −$13,670
• Taxable loss: −$20,520
• Est. tax savings @ 24.0%: +$4,925
• After-tax cash flow: $-6,792/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 County · 196,906 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 28,335
• Household income: $108,794
• Rent vs Own: 16.2% rent · 83.8% own
• Severe rent burden: 307.0

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 5% Two or more races 5% Asian 3% Black 2%
• Common ancestry: Romanian 2% Scotch-Irish 2% Lithuanian 2%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 3% Russian/Polish/Slavic 2% Other Indo-European 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: ▲ 38.63%
• Current HPI: 568.09
• Rent YoY: ▲ 7.42%
• 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

+206.5% since first listed

7 events — show timeline

• 2026-06-12 Listed $475,000 Cincy MLS
• 2012-04-06 Sold (Public Records) $187,500 Public Records
• 2012-04-06 Sold (Public Records) $187,500 Public Records
• 2012-04-03 Sold (MLS) $187,500 Cincy MLS
• 2011-11-03 Listed $199,900 Cincy MLS
• 2010-10-15 Sold (MLS) $155,000 Cincy MLS
• 2010-08-10 Listed $155,000 Cincy MLS

Property tax history

+2.8%/yr

Latest (2025): $4,955 · -0.0% YoY. Source: county tax records.