5815 Classicway Blvd · Maineville, OH 45152

$425,000

4 bd · 3.5 ba · 2,498 sqft · SingleFamily public records · 2 Days on market

Built 2022 7,876 sqft lot Est $397k · 7% over $42/mo HOA · 1% of rent

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Why this score? — see what drove the B- 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 +29.2/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Schools +6.1/10.0
• ARV discount +4.3/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Better than new and impeccably maintained! This beautiful 4-bedroom home in the desirable Villages of Classicway offers an open, spacious floor plan with a walkout to a deck overlooking the community pond. A versatile second-floor bonus room can serve as a 5th bedroom, home office, or flex space. The finished lower level features a bedroom, full bath, and large living area perfect for a playroom, game room, gym, or office. The spacious primary suite includes a walk-in closet and private ensuite bath. Enjoy outstanding community amenities including a fishing pond, walking trails, playground, pool, clubhouse, and fitness center. Move-in ready with flexible living spaces and scenic views, this

Key facts

• Walkout to a deck
• Fishing pond
• Community pond

Tags

• WALKOUT TO A DECK
• SECOND-FLOOR BONUS ROOM
• FINISHED LOWER LEVEL
• COMMUNITY POND
• FISHING POND
• WALKING TRAILS

Property features AI

Finance

• Other: Residential zoning
• HOA & community: HOA: Towne Properties; Quarterly association fee of $125; Association amenities include clubhouse, exercise facility, landscaping, play area, pool, and walking trails

Exterior

• Parking: Attached front garage with 2 garage spaces; Driveway
• Security: Security system; Smoke alarm
• Utilities: Public water; Public sewer; Natural gas
• Home design: Transitional architectural style; Single-family home; Two levels; Poured foundation
• Construction: Brick and vinyl siding exterior; Shingle roof; Poured foundation; Includes 220-volt service and garage door opener; Built on less than 0.5 acre lot
• Exterior features: Deck; Double-hung vinyl windows

Interior

• Kitchen: Pantry; Solid surface countertops; Eat-in kitchen with island; Wood cabinets; Walkout from kitchen; Vinyl flooring in kitchen; Appliances included: dishwasher, garbage disposal, microwave, oven/range, refrigerator
• Bedrooms: Primary bedroom (14 x 20) on second level; Second bedroom (12 x 11) on second level; Third bedroom (11 x 11) on second level; Fourth bedroom (10 x 10) on second level; Flexible rooms that can serve as bedroom or bonus room
• Flooring: Laminate flooring in dining room and foyer; Vinyl flooring in kitchen; Wall-to-wall carpet in finished basement
• Bathrooms: Three full bathrooms; One half bathroom; Primary bathroom includes a shower; Two full baths located on second level; One full bath located in lower level; Half bath located on first level
• Heating & cooling: Gas heating; Central air conditioning; Gas water heating
• Interior features: 9-foot-plus ceilings; Finished basement with wall-to-wall carpet; Open foyer with laminate flooring; Bookcases in great room; Window treatments
• Laundry & utility: Main-level laundry room (5 x 8)

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $425k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $425k).
• Cap rate 10.5% 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; 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).
• At $5,673/mo this rent would consume 57% 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 $13k 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 $119k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $54k; list at $425k implies a 686% gain — meaningful room to come down on a strong offer.

Recommended offer $425,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.33% ✓
• Cap rate: 10.48%
• Cash-on-cash: 14.97%
• DSCR: 1.67
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $397,182
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5976 Outlook Ct	0.13mi	4/2.5	2,423 (-3%)	2mo	$515,000	$213	83
2854 Alysheba Ct	0.45mi	3/3.0 (-1)	2,560 (+2%)	2mo	$420,000	$164	66
2657 Affirmed Dr	0.36mi	4/2.5	2,559 (+2%)	12mo	$403,000	$157	65
2681 Affirmed Dr	0.37mi	3/2.5 (-1)	2,559 (+2%)	7mo	$395,000	$154	64
2713 Aristides Ct	0.24mi	3/2.0 (-1)	2,335 (-6%)	6mo	$409,900	$176	62
5209 Man O War Dr	0.65mi	4/3.0	2,518 (+1%)	8mo	$430,000	$171	60
5781 Montrose Ct	0.11mi	5/3.5 (+1)	2,826 (+13%)	10mo	$395,000	$140	59
5521 Appaloosa Cir	0.54mi	4/2.5	2,352 (-6%)	5mo	$373,000	$159	57
2727 Unbridled Way	0.31mi	3/3.5 (-1)	2,769 (+11%)	9mo	$440,000	$159	55
5259 Venetian Way	0.53mi	4/3.0	2,751 (+10%)	14mo	$430,000	$156	45
5181 Man O War Dr	0.66mi	4/2.5	2,803 (+12%)	13mo	$440,000	$157	34
5185 Appaloosa Cir	0.68mi	3/3.5 (-1)	2,825 (+13%)	10mo	$380,000	$135	33

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.6%
• Equity multiple: 1.22×
• Total profit: $25,791
• Equity at exit: $63,369

10-year hold

• IRR: 15.0%
• Equity multiple: 2.22×
• Total profit: $144,688
• Equity at exit: $36,746

Cash invested: $119,000 (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: 6.2×

Monthly cashflow live

• Estimated rent: $5,673 medium
• Mortgage (P&I): −$2,229
• Tax from tax record: −$550 /mo · $6,599/yr
• Insurance: −$177
• HOA: −$42
• Vacancy / Maint / Mgmt: −$1,191
• Net cashflow: $1,484

Break-even live

Break-even rent $3,795

Max offer price $425,000

Occupancy floor 69%

Sensitivity live

Price	-10% $1,725	-5% $1,605	+0% $1,484	+5% $1,364	+10% $1,244
Rent	-10% $1,036	-5% $1,260	+0% $1,484	+5% $1,708	+10% $1,933
Rate	-1.0pp $1,698	-0.5pp $1,592	base $1,484	+0.5pp $1,374	+1.0pp $1,262

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.20mi
6976 Briarcliff Ct Maineville, OH	4.0	3.0	2475	$3,595	$1.45	17d	1	1.35mi

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: poolgym

Listing history 3 events

1. 2026-06-18
   days on market $425,000 Active 2 DOM
2. 2026-06-16
   remarks 699-char remark
3. 2026-06-16
   listed $425,000 Active 1 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: $6,599 · $550/mo
• Projected year-2 tax: $6,614 · $551/mo
• Expected delta: +$16/yr (+$1/mo · 0.2%)

ⓘ 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: $68,082
• − Mortgage interest: −$23,807
• − Property taxes: −$6,599
• − Insurance: −$2,125
• − Repairs & maintenance: −$5,447
• − Management: −$5,447
• − HOA: −$504
• − Depreciation: −$12,364
• Taxable income: $11,790
• Est. tax owed @ 24.0%: −$2,830
• After-tax cash flow: $14,982/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

+685.9% since first listed

2 events — show timeline

• 2026-06-16 Listed $425,000 Cincy MLS
• 2022-06-27 Sold (Public Records) $54,075 Public Records

Property tax history

+101.6%/yr

Latest (2025): $6,599 · +1.6% YoY. Source: county tax records.