8777 Woolstone Ct · Loveland Park, OH 45039

$409,900

4 bd · 2.5 ba · 1,984 sqft · SingleFamily public records · 5 Days on market

Built 2004 0.26 ac lot Est $401k · at est. $25/mo HOA · 1% of rent

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Why this score? — see what drove the D 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
• ARV discount +6.5/15.0
• Schools +6.1/10.0
• Cash flow +5.8/30.0
• Rent growth +4.4/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.2/10.0

Listing remarks

Welcome home to this beautiful, freshly painted, move in ready home on amazing wooded lot! The heart of the home features a bright, open kitchen equipped with a center island and a seating area, perfectly complemented by a charming bay window that floods the space with natural light. Convenience is key with a dedicated first-floor laundry room, while the spacious primary suite serves as a peaceful retreat, complete with a large walk-in closet. Downstairs, the partially finished walk-out basement offers fantastic flexible space for a rec room, gym, or home office. Step outside onto the deck to enjoy your private yard, perfect for weekend BBQs or quiet morning coffee. Complete with a 2-car ga

Key facts

• Wooded lot
• Seating area
• Bay window

Tags

• WOODED LOT
• OPEN KITCHEN
• CENTER ISLAND
• SEATING AREA
• BAY WINDOW
• FIRST-FLOOR LAUNDRY ROOM

Property features AI

Finance

• Other: Residential zoning
• HOA & community: HOA: Eclipse; Annual association fee of $300 (covers association dues and professional management)

Exterior

• Parking: Attached front garage with 2 garage spaces; Driveway parking; Street parking available
• Utilities: Public water; Public sewer; Natural gas; Gas water heater; Garage door opener
• Home design: Traditional single-family home; Two levels; Poured foundation
• Construction: Brick and vinyl siding exterior; Shingle roof
• Exterior features: Deck; Porch; Less than 0.5 acre lot

Interior

• Kitchen: Eat-in kitchen with island; Wood cabinets; Laminate floor in kitchen; Dishwasher, Garbage disposal, Microwave, Oven/Range, Refrigerator
• Bedrooms: 4 bedrooms total; Primary bedroom on second floor (15 x 16); Bedroom 2 on second floor (13 x 10); Bedroom 3 on second floor (13 x 11); Bedroom 4 on second floor (10 x 12)
• Flooring: Laminate flooring in kitchen, dining room and foyer
• Bathrooms: Two full bathrooms (both on second floor); One half bathroom on first floor
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: 9 total rooms; Full basement, part finished with bath rough-in and walkout; Closet in entry/foyer; Laminate flooring in foyer and dining room
• Laundry & utility: First-floor laundry room (7 x 5)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $410k.

Deal economics

• At list price, monthly cash flow is $-811 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $267k (34.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (39.2% below list).
• Recommended offer: $249k (39.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#285 in OH, #4,658 nationally) — 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.
• 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: Rents rising fast (+7.4%/yr); 130 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $44k of equity ($3k loan paydown + $41k 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 ~$70k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $118k; list at $410k implies a 246% gain — meaningful room to come down on a strong offer.

Recommended offer $249,246 (39.2% 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.61% ✗
• Cap rate: 3.92%
• Cash-on-cash: -8.48%
• DSCR: 0.62
• GRM: 13.7

CMA / ARV

• ARV (on-the-fly): $400,768
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1207 Durbin Ter	0.12mi	4/2.5	2,076 (+5%)	1mo	$412,000	$198	86
1162 Linford Cir	0.14mi	3/2.5 (-1)	1,880 (-5%)	10mo	$380,000	$202	71
910 Hamlin Dr	0.37mi	4/2.5	1,828 (-8%)	1mo	$350,000	$191	69
8765 Woolstone Ct	0.01mi	3/2.5 (-1)	1,791 (-10%)	11mo	$445,900	$249	69
967 Hamlin Dr	0.31mi	4/3.0	2,222 (+12%)	1mo	$465,000	$209	63
1117 Stableview Cir	0.26mi	3/2.5 (-1)	2,240 (+13%)	2mo	$425,000	$190	60
763 Bamburgh Dr	0.51mi	4/3.0	2,101 (+6%)	8mo	$425,000	$202	58
8724 Galecrest Dr	0.44mi	3/3.5 (-1)	1,838 (-7%)	2mo	$400,000	$218	57
1191 Durbin Ter	0.14mi	3/2.5 (-1)	2,256 (+14%)	21mo	$379,900	$168	48

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: 19.4%
• Equity multiple: 2.60×
• Total profit: $183,188
• Equity at exit: $369,270

10-year hold

• IRR: 18.7%
• Equity multiple: 6.30×
• Total profit: $608,118
• Equity at exit: $796,346

Cash invested: $114,772 (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: 130
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $2,492 medium
• Mortgage (P&I): −$2,150
• Tax from tax record: −$434 /mo · $5,213/yr
• Insurance: −$171
• HOA: −$25
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $-811

Break-even live

Break-even rent $3,519

Max offer price $266,678

Occupancy floor —

Sensitivity live

Price	-10% $-579	-5% $-695	+0% $-811	+5% $-927	+10% $-1,043
Rent	-10% $-1,008	-5% $-909	+0% $-811	+5% $-712	+10% $-614
Rate	-1.0pp $-604	-0.5pp $-706	base $-811	+0.5pp $-917	+1.0pp $-1,025

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: $102,475
• Closing costs: $12,297
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2313 Rose Rd Loveland, OH	3.0	2.0	1496	$2,331	$1.56	45d	1	1.00mi
8218 Melrose Ln Maineville, OH	3.0	2.5	1458	$2,066	$1.42	18d	1	1.10mi
8224 Rollinghitch Ct Maineville, OH	3.0	1.5	1261	$1,900	$1.51	18d	1	1.43mi

HOA detail

• Monthly dues: $25 · $300/yr
• Likely covers: gym

Listing history 15 events

1. 2026-06-21
   days on market $409,900 Active 5 DOM
2. 2026-06-18
   days on market $409,900 Active 2 DOM
3. 2026-06-17
   pricedays on marketlisting id $409,900 Active 1 DOM
4. 2026-06-16
   days on market $415,000 Active 22 DOM
5. 2026-06-15
   days on market $415,000 Active 21 DOM
6. 2026-06-13
   days on market $415,000 Active 19 DOM
7. 2026-06-09
   days on market $415,000 Active 15 DOM
8. 2026-06-08
   days on market $415,000 Active 14 DOM
9. 2026-06-07
   pricedays on market $415,000 Active 13 DOM
10. 2026-06-03
    days on market $425,000 Active 9 DOM
11. 2026-06-02
    days on market $425,000 Active 8 DOM
12. 2026-06-01
    days on market $425,000 Active 7 DOM
13. 2026-05-31
    days on market $425,000 Active 6 DOM
14. 2026-05-26
    listed $425,000 Active
15. 2003-01-31
    soldstatus $118,500

ⓘ 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: $5,213 · $434/mo
• Projected year-2 tax: $5,804 · $484/mo
• Expected delta: +$591/yr (+$49/mo · 11.3%)

ⓘ 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 ≥102°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: $29,910
• − Mortgage interest: −$22,961
• − Property taxes: −$5,213
• − Insurance: −$2,050
• − Repairs & maintenance: −$2,393
• − Management: −$2,393
• − HOA: −$300
• − Depreciation: −$11,924
• Taxable loss: −$17,324
• Est. tax savings @ 24.0%: +$4,158
• After-tax cash flow: $-5,571/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 — Loveland Park

• Score: 74/100
• State rank: #285
• US rank: #4658

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

+258.6% since first listed

2 events — show timeline

• 2026-05-26 Listed $425,000 Cincy MLS
• 2003-01-31 Sold (Public Records) $118,500 Public Records

Property tax history

+3.4%/yr

Latest (2025): $5,213 · -0.0% YoY. Source: county tax records.