8446 Highridge Dr · Mason, OH 45069

$360,000

4 bd · 2.5 ba · 1,754 sqft · SingleFamily public records · 1 Days on market

Built 1987 0.43 ac lot Est $358k · at est.

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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).

• Cash flow +11.5/30.0
• ARV discount +7.2/15.0
• Schools +6.3/10.0
• Livability +4.2/5.0
• DSCR +3.4/10.0
• Rent growth +3.3/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this turn-key 4 bed, 2.5 bath home ready for you to write its next chapter. Beyond natural light and fresh paint, enjoy ultimate peace of mind with many updates, replacement window and solid mechanicals. The fully fenced backyard (3yrs new) is a private oasis with plenty of room to run and play. Situated in a prime location, you are just minutes from VOA Park, schools, library, and premier shopping, with effortless highway access for a quick commute. New Krogers and Whole Foods. This turn-key gem combines modern updates, fantastic yard, and location at an incredible value. Don't miss your chance to call this West Chester beauty home!

Key facts

• Replacement window
• Prime location
• 0.43 acre lot

Tags

• REPLACEMENT WINDOW
• FULLY FENCED BACKYARD
• PRIME LOCATION
• EFFORTLESS HIGHWAY ACCESS

Property features AI

Finance

• Other: Residential zoning
• HOA & community: No HOA

Exterior

• Parking: Built-in front garage with 2 garage spaces
• Utilities: Public water; Public sewer; Natural gas
• Home design: Single-family home; Two levels; Poured foundation
• Construction: Aluminum siding and brick exterior; Shingle roof
• Exterior features: Located on a cul-de-sac; Deck; Wood fencing; Traditional style; Less than 0.5-acre lot (about 0.428 acres)

Interior

• Kitchen: Kitchen about 13 x 12; Dishwasher; Garbage disposal; Oven/Range; Refrigerator
• Bedrooms: 4 bedrooms total; Primary bedroom approximately 14 x 13 (located on level 2); Bedroom 2 approximately 12 x 16 (level 2); Bedroom 3 approximately 11 x 10 (level 2); Bedroom 4 approximately 10 x 10 (level 2)
• Bathrooms: 2 full bathrooms (both on level 2); 1 half bathroom (on level 1); Primary bathroom with shower
• Heating & cooling: Forced-air gas heating; Central air conditioning; Gas water heater
• Interior features: 8 total rooms; Full unfinished basement; Sump pump; Wood-burning fireplace
• Laundry & utility: Washer/dryer connections (listed under appliances: laundry utilities not separately specified)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $-120 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $339k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $289k (19.8% below list).
• Recommended offer: $289k (19.8% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.2% 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: crime A+, employment A+, housing A+; Watch: health & safety C-, commute F.
• Lakota Local (suburban): math 68% / reading 72% proficiency, ranked #107 of 656 in OH (top 16%) — strong family-tenant draw, lease renewals of 3-5y typical; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Hopewell Early Childhood School (728 students, 26% FRL); Hopewell Junior School (math 61% / reading 68%, grade A-, #205 of 654 statewide, top 34%, 506 students, 25% FRL); Lakota East High School (math 58% / reading 78%, grade B, #133 of 781 statewide, top 17%, 2,552 students, 15% FRL) — zoned schools at 22% FRL track the district average.
• Market conditions: Rents rising (+3.3%/yr); 119 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,163 units permitted in Butler County in 2024 (356 in 5+ unit buildings).
• This rent runs 30% of the median local income ($115k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $101k; list at $360k implies a 256% gain — meaningful room to come down on a strong offer.

Recommended offer $288,690 (19.8% 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. 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. 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?
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: 0.80% ✗
• Cap rate: 5.89%
• Cash-on-cash: -1.43%
• DSCR: 0.94
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $357,816
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
899 Tradewind Dr	0.49mi	3/1.5 (-1)	1,674 (-5%)	3mo	$320,000	$191	58
1407 Southwind Dr	0.52mi	4/2.5	1,859 (+6%)	10mo	$380,000	$204	58
1425 Southwind Dr	0.47mi	4/1.5	1,545 (-12%)	12mo	$355,000	$230	44
1261 Troy Ct	0.75mi	4/2.5	1,642 (-6%)	15mo	$385,000	$234	42
1350 Jennings Ct	0.68mi	3/2.5 (-1)	1,920 (+10%)	9mo	$365,000	$190	40
921 Leslie Ct	0.61mi	3/1.5 (-1)	1,576 (-10%)	8mo	$300,000	$190	39
785 Forsythe Pl	0.75mi	4/1.5	1,520 (-13%)	0mo	$350,000	$230	39
1480 St Lawrence Dr	0.69mi	4/1.5	1,576 (-10%)	10mo	$370,000	$235	38
1475 St Lawrence Dr	0.66mi	3/2.0 (-1)	1,520 (-13%)	3mo	$339,000	$223	38
905 Leslie Ct	0.64mi	3/2.0 (-1)	1,520 (-13%)	4mo	$275,000	$181	37
6454 Butler Warren Rd	0.63mi	3/1.5 (-1)	1,520 (-13%)	14mo	$310,000	$204	28
1333 Jennings Ct	0.68mi	3/1.0 (-1)	1,520 (-13%)	11mo	$251,100	$165	26

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 · 3.34% rent growth · sell at horizon

5-year hold

• IRR: -18.3%
• Equity multiple: 0.36×
• Total profit: $-64,981
• Equity at exit: $53,677

10-year hold

• IRR: -10.0%
• Equity multiple: 0.38×
• Total profit: $-62,352
• Equity at exit: $31,126

Cash invested: $100,800 (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 45069

• Rents YoY: 3.3%
• Active inventory: 119
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,887 high
• Mortgage (P&I): −$1,888
• Tax from tax record: −$363 /mo · $4,350/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$606
• Net cashflow: $-120

Break-even live

Break-even rent $3,038

Max offer price $338,847

Occupancy floor 99%

Sensitivity live

Price	-10% $84	-5% $-18	+0% $-120	+5% $-222	+10% $-324
Rent	-10% $-348	-5% $-234	+0% $-120	+5% $-6	+10% $108
Rate	-1.0pp $62	-0.5pp $-28	base $-120	+0.5pp $-213	+1.0pp $-308

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1455 Baymeadows Dr Mason, OH	4.0	2.5	2292	$3,200	$1.40	45d	1	0.80mi
8114 Indian Summer Way Mason, OH	3.0	2.0	1572	$2,700	$1.72	4d	1	1.10mi
8114 Indian Summer Way Mason, OH	3.0	2.0	1572	$2,800	$1.78	45d	1	1.10mi
6370 Sherman Terrace Dr Mason, OH	4.0	2.5	2542	$2,531	$1.00	9d	1	1.11mi
6342 Coverage CT Mason, OH	3.0	2.5	1676	$3,250	$1.94	45d	1	1.23mi

Listing history 17 events

1. 2026-06-16
   statusdays on marketlisting id $360,000 Pending 1 DOM
2. 2026-06-15
   days on market $360,000 Contingency Pending 39 DOM
3. 2026-06-13
   days on market $360,000 Contingency Pending 37 DOM
4. 2026-06-09
   days on market $360,000 Contingency Pending 33 DOM
5. 2026-06-08
   days on market $360,000 Contingency Pending 32 DOM
6. 2026-06-07
   days on market $360,000 Contingency Pending 31 DOM
7. 2026-06-05
   days on market $360,000 Contingency Pending 28 DOM
8. 2026-06-03
   days on market $360,000 Contingency Pending 27 DOM
9. 2026-06-02
   days on market $360,000 Contingency Pending 26 DOM
10. 2026-06-01
    days on market $360,000 Contingency Pending 25 DOM
11. 2026-05-31
    days on market $360,000 Contingency Pending 24 DOM
12. 2026-05-08
    status Pending 650-char remark

    Show marketing remark (650 chars)

    Discover this turn-key 4 bed, 2.5 bath home ready for you to write its next chapter. Beyond natural light and fresh paint, enjoy ultimate peace of mind with many updates, replacement window and solid mechanicals. The fully fenced backyard (3yrs new) is a private oasis with plenty of room to run and play. Situated in a prime location, you are just minutes from VOA Park, schools, library, and premier shopping, with effortless highway access for a quick commute. New Krogers and Whole Foods. This turn-key gem combines modern updates, fantastic yard, and location at an incredible value. Don't miss your chance to call this West Chester beauty home!

13. 2026-05-08
    historical Contingency Pending

    Show marketing remark (650 chars)

    Discover this turn-key 4 bed, 2.5 bath home ready for you to write its next chapter. Beyond natural light and fresh paint, enjoy ultimate peace of mind with many updates, replacement window and solid mechanicals. The fully fenced backyard (3yrs new) is a private oasis with plenty of room to run and play. Situated in a prime location, you are just minutes from VOA Park, schools, library, and premier shopping, with effortless highway access for a quick commute. New Krogers and Whole Foods. This turn-key gem combines modern updates, fantastic yard, and location at an incredible value. Don't miss your chance to call this West Chester beauty home!

14. 2026-05-07
    listed $360,000 Active 650-char remark

    Show marketing remark (650 chars)

    Discover this turn-key 4 bed, 2.5 bath home ready for you to write its next chapter. Beyond natural light and fresh paint, enjoy ultimate peace of mind with many updates, replacement window and solid mechanicals. The fully fenced backyard (3yrs new) is a private oasis with plenty of room to run and play. Situated in a prime location, you are just minutes from VOA Park, schools, library, and premier shopping, with effortless highway access for a quick commute. New Krogers and Whole Foods. This turn-key gem combines modern updates, fantastic yard, and location at an incredible value. Don't miss your chance to call this West Chester beauty home!

15. 2026-05-07
    listed $360,000 Active

    Show marketing remark (650 chars)

    Discover this turn-key 4 bed, 2.5 bath home ready for you to write its next chapter. Beyond natural light and fresh paint, enjoy ultimate peace of mind with many updates, replacement window and solid mechanicals. The fully fenced backyard (3yrs new) is a private oasis with plenty of room to run and play. Situated in a prime location, you are just minutes from VOA Park, schools, library, and premier shopping, with effortless highway access for a quick commute. New Krogers and Whole Foods. This turn-key gem combines modern updates, fantastic yard, and location at an incredible value. Don't miss your chance to call this West Chester beauty home!

16. 1987-05-07
    soldstatus $101,200
17. 1987-03-01
    soldstatus $17,000

ⓘ 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: $4,350 · $363/mo
• Projected year-2 tax: $4,983 · $415/mo
• Expected delta: +$633/yr (+$53/mo · 14.5%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,643
• − Mortgage interest: −$20,166
• − Property taxes: −$4,350
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,771
• − Management: −$2,771
• − Depreciation: −$10,473
• Taxable loss: −$7,689
• Est. tax savings @ 24.0%: +$1,845
• After-tax cash flow: $408/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: Lakota Local
• NCES district ID: 3904611
• Math proficiency: 68% ▼ -10.00%
• Reading proficiency: 72% ▼ -5.00%
• Median HH income: $90,743
• Composite: 63.25/100
• National rank: #631
• State rank: #107 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

• County: Butler County · 381,674 people
• City population: 59,518
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 56,037
• Household income: $114,631
• Rent vs Own: 23.2% rent · 76.8% own
• Severe rent burden: 1120.0

Population outlook (Butler County) Hauer SSP2

• Today (2025): 387,706 people
• By 2030: 392,028 · +1.1%
• By 2040: 395,307 · +2.0%
• By 2050: 391,116 · +0.9%
• By 2075: 378,642 · -2.3%
• By 2100: 343,248 · -11.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Asian 9% Black 9% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 12% · Canada, China, India
• Languages at home: 87% English-only · Other Indo-European 3% Spanish 2% Chinese 2%

Political lean MEDSL · Butler

• 2024 margin: Strong R (+26.3) · D 36.4% · R 62.7%
• 2008→2024 swing: -3.6pp toward R · 2008: -22.6pp · 2024: -26.3pp
• All cycles: 2024: R+26.3 2020: R+24.0 2016: R+28.3 2012: R+26.2 2008: R+22.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -192.32%
• Current HPI: 249.8429
• Rent YoY: ▲ 3.34%
• 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

+2017.6% since first listed

6 events — show timeline

• 2026-05-08 Pending — Dayton MLS
• 2026-05-08 Contingent — Cincy MLS
• 2026-05-07 Listed $360,000 Cincy MLS
• 2026-05-07 Listed $360,000 Dayton MLS
• 1987-05-07 Sold (Public Records) $101,200 Public Records
• 1987-03-01 Sold (Public Records) $17,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $4,350 · +1.8% YoY. Source: county tax records.