6668 Ashley Ct · Mason, OH 45040

$228,000

2 bd · 1.5 ba · 1,780 sqft · Condo public records · 45 Days on market

Built 1986 $128/sqft · 6% below area Est $242k · 6% under $406/mo HOA · 16% of rent

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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 +14.7/30.0
• ARV discount +10.1/15.0
• Schools +7.2/10.0
• 1% rule +6.0/10.0
• DSCR +4.5/10.0
• Livability +4.2/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious Townhome! Updated Equipped Kitchen! Large Great Room! Updated Baths! Newer Furnace and A/C! New Roof! Private Patio! Updated Flooring! New Carpet! Large Bedrooms! Lots of Closets! Finished Lower Level! Pool Community! Shows Great!

Key facts

• Green space
• Private patio area
• Walk in closet

Tags

• UPDATED EAT IN KITCHEN
• FINISHED LOWER LEVEL
• WALK IN CLOSET
• PRIVATE PATIO AREA
• PRIVATE VIEW
• GREEN SPACE

Property features AI

Finance

• Other: Pets allowed; Cable available; Ceiling fan
• HOA & community: HOA managed by Eclipse Mgmt; Monthly association fee covers exterior maintenance, trash, water, association dues, unit and community landscaping, pool, and professional management

Exterior

• Parking: Detached carport; One assigned off-street parking space
• Security: Smoke alarm
• Utilities: Public water; Public sewer; Electric water heater; Electric service
• Home design: Traditional style; Two levels (unit spans three levels in building); Unit entry level: 1; Two steps to building door
• Construction: Brick and vinyl siding exterior; Shingle roof; Poured foundation
• Exterior features: Patio; Wood fencing; In-ground pool; Private entry

Interior

• Kitchen: Pantry; Eat-in kitchen with wood cabinets; Laminate flooring in kitchen; Dishwasher; Garbage disposal; Microwave; Oven/Range; Refrigerator
• Bedrooms: Two bedrooms total; Primary bedroom approximately 20 x 12 (on level 2); Second bedroom approximately 18 x 12 (on level 2)
• Flooring: Laminate flooring in living areas, dining room, family room, foyer, and basement
• Bathrooms: One full bathroom (on level 2); One half bathroom (on level 1)
• Heating & cooling: Electric heating with forced air and heat pump; Central air conditioning
• Interior features: Multi-panel doors; Closet in foyer; Full finished basement area with laminate flooring and glass block windows; Partially finished basement
• Laundry & utility: Laundry room on lower level; Laundry-in unit

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $228k.

Deal economics

• At list price, monthly cash flow is $60 ($719/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $228k).
• Recommended offer: $221k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 3.1% in Mason — 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 85/100 on livability (#43 in OH, #590 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, employment A+; Watch: health & safety C-, commute F.
• Mason City (suburban): math 81% / reading 81% proficiency, ranked #33 of 656 in OH (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical; only 6% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+3.5%/yr); 141 active listings in the ZIP; 2 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 45 days — a 3% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y 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 $115k; list at $228k implies a 98% gain — meaningful room to come down on a strong offer.

Recommended offer $221,160 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.10% ✓
• Cap rate: 6.61%
• Cash-on-cash: 1.13%
• DSCR: 1.05
• GRM: 7.5

CMA / ARV

• ARV (median comp): $242,223
• List price: $228,000
• Delta: -5.87%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.51% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.51×
• Total profit: $-31,578
• Equity at exit: $33,996

10-year hold

• IRR: -3.7%
• Equity multiple: 0.75×
• Total profit: $-16,165
• Equity at exit: $19,713

Cash invested: $63,840 (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 45040

• Rents YoY: 3.5%
• Active inventory: 141
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,518 medium
• Mortgage (P&I): −$1,196
• Tax from tax record: −$233 /mo · $2,791/yr
• Insurance: −$95
• HOA: −$406
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $60

Break-even live

Break-even rent $2,442

Max offer price $228,000

Occupancy floor 93%

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: $57,000
• Closing costs: $6,840
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6342 Coverage CT Mason, OH	3.0	2.5	1676	$3,250	$1.94	43d	1	0.37mi
4981 Bridge Ln Mason, OH	1.0–2.0	1.0–2.0	1048	$2,149	$2.05	1d	16	1.36mi

HOA detail condo

• Monthly dues: $406 · $4,872/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-18
   days on market $228,000 Active 45 DOM
2. 2026-06-17
   days on market $228,000 Active 44 DOM
3. 2026-06-16
   days on market $228,000 Active 43 DOM
4. 2026-06-15
   days on market $228,000 Active 42 DOM
5. 2026-06-13
   days on market $228,000 Active 40 DOM
6. 2026-06-09
   days on market $228,000 Active 36 DOM
7. 2026-06-08
   days on market $228,000 Active 35 DOM
8. 2026-06-07
   days on market $228,000 Active 34 DOM
9. 2026-06-03
   days on market $228,000 Active 30 DOM
10. 2026-06-02
    days on market $228,000 Active 29 DOM
11. 2026-06-01
    days on market $228,000 Active 28 DOM
12. 2026-05-31
    days on market $228,000 Active 27 DOM
13. 2026-05-04
    listed $233,000 Active 703-char remark
14. 2018-10-01
    soldstatus $114,900
15. 2018-09-26
    soldstatus $114,900 Sold 239-char remark

    Show marketing remark (239 chars)

    Spacious Townhome! Updated Equipped Kitchen! Large Great Room! Updated Baths! Newer Furnace and A/C! New Roof! Private Patio! Updated Flooring! New Carpet! Large Bedrooms! Lots of Closets! Finished Lower Level! Pool Community! Shows Great!

16. 2018-08-27
    historical Accept Backup Offers 239-char remark

    Show marketing remark (239 chars)

    Spacious Townhome! Updated Equipped Kitchen! Large Great Room! Updated Baths! Newer Furnace and A/C! New Roof! Private Patio! Updated Flooring! New Carpet! Large Bedrooms! Lots of Closets! Finished Lower Level! Pool Community! Shows Great!

17. 2018-08-26
    status Active 239-char remark

    Show marketing remark (239 chars)

    Spacious Townhome! Updated Equipped Kitchen! Large Great Room! Updated Baths! Newer Furnace and A/C! New Roof! Private Patio! Updated Flooring! New Carpet! Large Bedrooms! Lots of Closets! Finished Lower Level! Pool Community! Shows Great!

18. 2018-08-13
    historical Accept Backup Offers 239-char remark

    Show marketing remark (239 chars)

    Spacious Townhome! Updated Equipped Kitchen! Large Great Room! Updated Baths! Newer Furnace and A/C! New Roof! Private Patio! Updated Flooring! New Carpet! Large Bedrooms! Lots of Closets! Finished Lower Level! Pool Community! Shows Great!

19. 2018-08-08
    listed $114,900 Active 239-char remark

    Show marketing remark (239 chars)

    Spacious Townhome! Updated Equipped Kitchen! Large Great Room! Updated Baths! Newer Furnace and A/C! New Roof! Private Patio! Updated Flooring! New Carpet! Large Bedrooms! Lots of Closets! Finished Lower Level! Pool Community! Shows Great!

20. 2009-03-25
    soldstatus $89,750
21. 2009-03-18
    soldstatus $89,750

    Show marketing remark (251 chars)

    Spacious townhome just shy of 2,000 sf in move in condition. Priv courtyard w/patio & fencing adjoins greenbelt. Community pool & play area. Strategically located nr shopping, restaurants, I71/75/275. HOA fee includes water, trash & sewer.

22. 2009-02-05
    listed $99,900

    Show marketing remark (251 chars)

    Spacious townhome just shy of 2,000 sf in move in condition. Priv courtyard w/patio & fencing adjoins greenbelt. Community pool & play area. Strategically located nr shopping, restaurants, I71/75/275. HOA fee includes water, trash & sewer.

23. 2009-01-28
    historical
24. 2008-09-06
    listed $105,000
25. 1994-05-24
    soldstatus $70,150
26. 1988-05-02
    soldstatus $54,500

ⓘ 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: $2,791 · $233/mo
• Projected year-2 tax: $3,174 · $265/mo
• Expected delta: +$383/yr (+$32/mo · 13.7%)

ⓘ 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 5 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,215
• − Mortgage interest: −$12,772
• − Property taxes: −$2,791
• − Insurance: −$1,140
• − Repairs & maintenance: −$2,417
• − Management: −$2,417
• − HOA: −$4,872
• − Depreciation: −$6,633
• Taxable loss: −$2,827
• Est. tax savings @ 24.0%: +$678
• After-tax cash flow: $1,397/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: Mason City
• NCES district ID: 3905045
• Math proficiency: 81% ▼ -8.00%
• Reading proficiency: 81% ▼ -5.00%
• Median HH income: $91,430
• Composite: 72.46/100
• National rank: #200
• State rank: #33 of 656 in OH

Livability — Mason

• Score: 85/100
• State rank: #43
• US rank: #590

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mason, OH
• County: Warren County · 196,906 people
• City population: 59,518
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 59,518
• Household income: $133,240
• Rent vs Own: 22.3% rent · 77.7% own
• Severe rent burden: 562.0

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 (70%)
• Race & ethnicity: White 70% Asian 19% Two or more races 6% Black 4% Hispanic / Latino 3%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 20% · China, Canada, Vietnam
• Languages at home: 77% English-only · Other Asian/Pacific 6% Other Indo-European 6% Chinese 4%

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: ▼ -210.08%
• Current HPI: 234.0754
• Rent YoY: ▲ 3.51%
• 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

+318.3% since first listed

15 events — show timeline

• 2026-05-23 Price Changed $228,000 Cincy MLS
• 2026-05-04 Listed $233,000 Cincy MLS
• 2018-10-01 Sold (Public Records) $114,900 Public Records
• 2018-09-26 Sold (MLS) $114,900 Cincy MLS
• 2018-08-27 Contingent — Cincy MLS
• 2018-08-26 Relisted — Cincy MLS
• 2018-08-13 Contingent — Cincy MLS
• 2018-08-08 Listed $114,900 Cincy MLS
• 2009-03-25 Sold (Public Records) $89,750 Public Records
• 2009-03-18 Sold (MLS) $89,750 Cincy MLS
• 2009-02-05 Listed $99,900 Cincy MLS
• 2009-01-28 Listing Removed — Cincy MLS
• 2008-09-06 Listed $105,000 Cincy MLS
• 1994-05-24 Sold (Public Records) $70,150 Public Records
• 1988-05-02 Sold (Public Records) $54,500 Public Records

Property tax history

+4.3%/yr

Latest (2025): $2,791 · -0.5% YoY. Source: county tax records.