Wembley Plan · Cincinnati, OH 45245

$298,900

2 bd · 2.0 ba · 1,247 sqft · Townhouse · 131 Days on market

Excellent condition 2-car garage $250/mo HOA · 11% 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).

• ARV discount +7.5/15.0
• Cash flow +6.1/30.0
• Condition / age +4.8/5.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• 1% rule +2.4/10.0
• Schools +1.8/10.0
• DSCR +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks

The Wembley by Fischer Homes offers a beautifully designed open floor plan with an island kitchen, perfect for modern living and entertaining. The main level features a first-floor owners suite with a spacious walk-in closet and the option to add a double vanity in the owners bath. Enjoy versatile spaces with an included living room that can be upgraded to a private study. Outdoor living is enhanced with a covered patio and deck, while the two-car garage adds convenience. Optional features like an electric fireplace provide additional style and comfort, making the Wembley a versatile and inviting home. * Basement and Loft options are offered in select communities.

Key facts

• Island kitchen
• Walk-in closet
• Covered patio

Tags

• ISLAND KITCHEN
• FIRST-FLOOR OWNERS SUITE
• WALK-IN CLOSET
• COVERED PATIO
• DECK
• PRIVATE STUDY

🏗️ New construction. The $298,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $313,429.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $299k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-585 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (23.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (22.5% below list).
• Recommended offer: $229k (23.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 80/100 on livability (#130 in OH, #1,856 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment D, crime F.
• Cincinnati Public Schools (urban): math 25% / reading 36% proficiency, ranked #581 of 656 in OH (top 89%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Sands Montessori School (math 70% / reading 77%, grade A, #311 of 1,584 statewide, top 20%, 683 students, 22% FRL); Hartwell School (math 17% / reading 31%, grade F, #593 of 654 statewide, top 91%, 447 students, 0% FRL); Walnut Hills High School (math 79% / reading 89%, grade A, #17 of 781 statewide, top 2%, 2,582 students, 14% FRL) — zoned schools average 12% FRL vs 70% district-wide (59 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 60% at this address vs 30% district-wide (+30 pts) — the actual schools serving this property are materially stronger than the Cincinnati Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 96 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• This rent runs 35% of the median local income ($80k/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 $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($263k) is reasonable based on typical stale-listing flexibility.

Recommended offer $228,749 (23.5% 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. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-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?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. 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?
9. 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.
10. 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.
11. 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: 0.74% ✗
• Cap rate: 4.05%
• Cash-on-cash: -8.00%
• DSCR: 0.64
• GRM: 11.3

CMA / ARV

• ARV (median comp): $313,429
• List price: $298,900
• Delta: -4.64%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 E Sixth St #505	0.03mi	1/1.5 (-1)	1,233 (-1%)	3mo	$305,000	$247	87
353 W Fourth St #602	0.47mi	2/2.0	1,230 (-1%)	4mo	$355,000	$289	72
1341 Main St #8	0.55mi	1/2.0 (-1)	1,224 (-2%)	3mo	$230,000	$188	64
411 Plum St #302	0.40mi	2/2.0	1,357 (+9%)	4mo	$555,000	$409	63
1331 Vine St #4	0.54mi	2/2.0	1,306 (+5%)	4mo	$401,000	$307	63
353 W Fourth St #210	0.47mi	2/2.0	1,114 (-11%)	2mo	$325,000	$292	59
1410 Main St Unit 3D	0.58mi	2/1.0	1,200 (-4%)	7mo	$250,000	$208	57
1328 Republic St #101	0.54mi	2/2.0	1,100 (-12%)	0mo	$330,000	$300	55
353 W Fourth St #409	0.47mi	2/2.0	1,066 (-14%)	5mo	$385,000	$361	50
353 W Fourth St #607	0.47mi	2/2.0	1,427 (+14%)	6mo	$490,000	$343	49
131 W Fifteenth St Unit 2B	0.66mi	2/2.0	1,079 (-14%)	2mo	$410,000	$380	45
1407 Vine St #202	0.56mi	1/1.0 (-1)	1,065 (-15%)	3mo	$262,500	$246	38

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: -30.2%
• Equity multiple: -0.00×
• Total profit: $-87,872
• Equity at exit: $46,733

10-year hold

• IRR: -31.6%
• Equity multiple: -0.41×
• Total profit: $-123,745
• Equity at exit: $27,100

Cash invested: $87,760 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 47 active · 25 under contract
• Months of supply: 10.4 mo (10%/mo absorbed)
• Median asking: $325,000 ($289/sqft)
• Median days on market: 70 d
• This list price: 30% of active listings are priced below it
• ARV vs active asking: -13.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 45245

• Active inventory: 96
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,318 high
• Mortgage (P&I): −$1,644
• Tax est. 1.5%: −$392 /mo · $4,701/yr
• Insurance: −$131
• HOA: −$250
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $-585

Break-even live

Break-even rent $3,058

Max offer price $228,749

Occupancy floor —

Sensitivity live

Price	-10% $-369	-5% $-477	+0% $-585	+5% $-694	+10% $-802
Rent	-10% $-768	-5% $-677	+0% $-585	+5% $-494	+10% $-402
Rate	-1.0pp $-427	-0.5pp $-505	base $-585	+0.5pp $-666	+1.0pp $-749

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: $78,357
• Closing costs: $9,403
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
641 Walnut St Unit B Cincinnati, OH	1.0	1.0	854	$1,525	$1.79	119d	1	0.05mi
641 Walnut St Unit A Cincinnati, OH	1.0	1.0	854	$1,475	$1.73	110d	1	0.05mi
580 Walnut St Cincinnati, OH	2.0	1.0–2.5	1126	$4,846	$4.30	1d	18	0.07mi
630 Vine St Cincinnati, OH	2.0	1.0–2.0	741	$2,204	$2.97	4d	13	0.08mi
7 W 7th St Cincinnati, OH	1.0–2.0	1.0–2.0	976	$3,420	$3.50	1d	56	0.12mi
34 W 6th St Cincinnati, OH	1.0	1.0–1.5	1083	$1,510	$1.39	9d	3	0.13mi
721 Main St Cincinnati, OH	2.0	1.0–2.0	980	$3,265	$3.33	3d	19	0.14mi
19 Garfield Pl Cincinnati, OH	1.0–2.0	1.0–2.0	1680	$2,195	$1.31	0d	4	0.16mi
19 Garfield Pl Cincinnati, OH	1.0–2.0	1.0–2.0	1054	$2,300	$2.18	139d	20	0.16mi
414 Walnut St Cincinnati, OH	2.0	1.0–2.5	1035	$5,395	$5.21	0d	21	0.17mi
704 Race St Cincinnati, OH	1.0	1.0	888	$1,626	$1.83	4d	3	0.17mi
224 E 8th St Cincinnati, OH	1.0–2.0	1.0–2.0	1200	$2,389	$1.99	3d	8	0.20mi
111 Garfield Pl Unit GAR-0105 Cincinnati, OH	1.0	1.0	750	$1,190	$1.59	100d	1	0.21mi
634 Sycamore St Cincinnati, OH	2.0	1.0–2.0	1012	$2,150	$2.12	4d	11	0.21mi
830 Main St Cincinnati, OH	1.0–2.0	1.0–2.0	804	$1,850	$2.30	4d	5	0.21mi
151 Seventh St W Cincinnati, OH	1.0–2.0	1.0–2.0	1253	$2,236	$1.78	0d	5	0.21mi
716 Sycamore St Cincinnati, OH	2.0	1.0–2.5	1190	$4,705	$3.95	9d	13	0.23mi
1 W 4th St Cincinnati, OH	3.0	1.0–2.5	1087	$4,587	$4.22	3d	56	0.24mi
135 Garfield Pl Cincinnati, OH	1.0	1.0	651	$1,476	$2.27	3d	7	0.25mi
345 E 7th St Cincinnati, OH	1.0–2.0	1.0–2.0	1214	$4,200	$3.46	3d	15	0.26mi
325 E 8th St Cincinnati, OH	1.0	1.0	797	$1,535	$1.93	119d	3	0.27mi
325 E 8th St Cincinnati, OH	1.0–2.0	1.0–2.0	985	$2,225	$2.26	9d	8	0.27mi
105 W 4th St Cincinnati, OH	1.0–2.0	1.0–2.0	1159	$2,995	$2.58	0d	7	0.28mi
309 Vine St Cincinnati, OH	3.0	1.0–2.0	877	$2,847	$3.24	1d	52	0.28mi
808 Elm St Cincinnati, OH	2.0	2.0	1044	$2,200	$2.11	9d	1	0.29mi
124 W 9th St Unit 1523602P Cincinnati, OH	1.0	1.0	807	$6,694	$8.29	63d	1	0.29mi
204 W 8th St Cincinnati, OH	1.0–2.0	1.0–2.0	987	$1,895	$1.92	4d	3	0.30mi
813 Broadway St Cincinnati, OH	1.0	1.5	1117	$2,000	$1.79	88d	1	0.31mi
813 Broadway St Cincinnati, OH	1.0	1.5	1117	$2,000	$1.79	9d	1	0.31mi
151 W 4th St Cincinnati, OH	2.0	1.0	726	$2,450	$3.37	0d	75	0.32mi
211 W 9th St Unit 5 Cincinnati, OH	2.0	1.5	900	$1,450	$1.61	83d	1	0.32mi
211 W 9th St Unit 4 Cincinnati, OH	2.0	1.5	1000	$1,300	$1.30	82d	1	0.32mi
309 Sycamore St #201 Cincinnati, OH	2.0	2.0	850	$1,600	$1.88	119d	1	0.32mi
309 Sycamore St #401 Cincinnati, OH	2.0	2.0	990	$1,700	$1.72	9d	1	0.32mi
1 E 4th St Unit 1404474P Cincinnati, OH	3.0	1.0–3.0	1054	$3,455	$3.28	4d	4	0.33mi
205 W 4th St Cincinnati, OH	2.0	1.0–2.0	724	$2,235	$3.09	0d	25	0.33mi
100 East Central Pkwy Cincinnati, OH	1.0–2.0	1.0–2.0	1080	$2,750	$2.55	9d	11	0.33mi
824 Broadway St Cincinnati, OH	1.0–2.0	1.0–2.0	975	$2,215	$2.27	9d	8	0.33mi
1119 Walnut St Unit 2 Cincinnati, OH	1.0	1.0	970	$1,350	$1.39	58d	1	0.35mi
1119 Walnut St Unit 6 Cincinnati, OH	1.0	1.0	870	$1,450	$1.67	3d	1	0.35mi

Property features AI

Finance

• Other: Address: 1063 Olivewood Ave, Cincinnati OH 45245Listing status: Active
• Financial info: List price $295,900

Exterior

• Parking: 2 parking spaces2-car garage
• Home design: Single-family plan (Wembley)New construction plan
• Exterior features: Living area approximately 1247

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom and 1 half bathroom (1.5 total)
• Interior features: Open living space (plan name: Wembley)

HOA detail $250/mo · $3,000/yr

• Likely covers: electric

Listing history 50 events

1. 2026-08-13
   days on market $298,900 Active 131 DOM
2. 2026-08-12
   days on market $298,900 Active 130 DOM
3. 2026-08-11
   days on market $298,900 Active 129 DOM
4. 2026-08-10
   days on market $298,900 Active 128 DOM
5. 2026-08-09
   days on market $298,900 Active 127 DOM
6. 2026-08-08
   days on market $298,900 Active 126 DOM
7. 2026-08-07
   days on market $298,900 Active 125 DOM
8. 2026-08-06
   days on market $298,900 Active 124 DOM
9. 2026-08-05
   days on market $298,900 Active 123 DOM
10. 2026-08-04
    days on market $298,900 Active 122 DOM
11. 2026-08-03
    days on market $298,900 Active 121 DOM
12. 2026-07-31
    days on market $298,900 Active 118 DOM
13. 2026-07-30
    days on market $298,900 Active 116 DOM
14. 2026-07-28
    days on market $298,900 Active 115 DOM
15. 2026-07-26
    days on market $298,900 Active 113 DOM
16. 2026-07-24
    days on market $298,900 Active 111 DOM
17. 2026-07-23
    days on market $298,900 Active 110 DOM
18. 2026-07-22
    days on market $298,900 Active 109 DOM
19. 2026-07-21
    days on market $298,900 Active 108 DOM
20. 2026-07-20
    days on market $298,900 Active 107 DOM
21. 2026-07-18
    days on market $298,900 Active 105 DOM
22. 2026-07-18
    days on market $298,900 Active 104 DOM
23. 2026-07-16
    days on market $298,900 Active 103 DOM
24. 2026-07-15
    days on market $298,900 Active 102 DOM
25. 2026-07-14
    days on market $298,900 Active 101 DOM
26. 2026-07-13
    days on market $298,900 Active 100 DOM
27. 2026-07-13
    days on market $298,900 Active 99 DOM
28. 2026-07-11
    days on market $298,900 Active 98 DOM
29. 2026-07-10
    days on market $298,900 Active 97 DOM
30. 2026-07-09
    days on market $298,900 Active 96 DOM
31. 2026-07-07
    days on market $298,900 Active 94 DOM
32. 2026-07-06
    days on market $298,900 Active 93 DOM
33. 2026-07-05
    days on market $298,900 Active 92 DOM
34. 2026-07-03
    days on market $298,900 Active 90 DOM
35. 2026-07-02
    days on market $298,900 Active 89 DOM
36. 2026-07-01
    days on market $298,900 Active 88 DOM
37. 2026-06-30
    days on market $298,900 Active 87 DOM
38. 2026-06-29
    days on market $298,900 Active 86 DOM
39. 2026-06-28
    days on market $298,900 Active 85 DOM
40. 2026-06-27
    days on market $298,900 Active 84 DOM
41. 2026-06-27
    days on market $298,900 Active 83 DOM
42. 2026-06-25
    days on market $298,900 Active 81 DOM
43. 2026-06-22
    days on market $298,900 Active 79 DOM
44. 2026-06-21
    days on market $298,900 Active 78 DOM
45. 2026-06-18
    days on market $298,900 Active 75 DOM
46. 2026-06-17
    days on market $298,900 Active 74 DOM
47. 2026-06-16
    days on market $298,900 Active 73 DOM
48. 2026-06-15
    days on market $298,900 Active 72 DOM
49. 2026-06-13
    days on market $298,900 Active 70 DOM
50. 2026-06-13
    days on market $298,900 Active 69 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $27,810
• − Mortgage interest: −$17,557
• − Property taxes: −$4,701
• − Insurance: −$1,567
• − Repairs & maintenance: −$2,225
• − Management: −$2,225
• − HOA: −$3,000
• − Depreciation: −$9,118
• Taxable loss: −$12,583
• Est. tax savings @ 24.0%: +$3,020
• After-tax cash flow: $-4,003/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.

Condition & rehab AI · 14 photos

Excellent 95/100 None rehab

The home is in excellent condition with no visible repairs or maintenance needed. It is move-in ready and would benefit from landscaping and painting to further enhance its curb appeal and value.

Value-add opportunities

• Both Landscaping — A well-maintained landscape can enhance curb appeal and attract potential buyers or renters. ↑
• Both Painting — Refreshing the paint can give the home a fresh look and improve its curb appeal. ↑

F Composite school gradezoned avg 18/100

Zoned Schools

Elementary George Hays-Jennie Porter School F OH #1,286/1,584 Nat'l #33,508/41,679 High Robert A. Taft Information Technology High School F OH #703/781 Nat'l #15,176/17,239

Schools (NCES district)

• District: Cincinnati Public Schools
• NCES district ID: 3904375
• Math proficiency: 25% ▼ -19.00%
• Reading proficiency: 36% ▼ -14.00%
• Median HH income: $35,743
• Composite: 25.21/100
• National rank: #7508
• State rank: #581 of 656 in OH

A Composite livability gradescore 80/100

Livability — Cincinnati

• Score: 80/100
• State rank: #130
• US rank: #1856

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cincinnati, OH
• County: Clermont County · 826,054 people
• City population: 505,555
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 20,045
• Household income: $80,147
• Rent vs Own: 37.4% rent · 62.6% own
• Severe rent burden: 5% of renters

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Population outlook (Hamilton County) Hauer SSP2

• Today (2025): 826,054 people
• By 2030: 830,947 · +0.6%
• By 2040: 832,319 · +0.8%
• By 2050: 822,428 · -0.4%
• By 2075: 788,688 · -4.5%
• By 2100: 710,674 · -14.0%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 4% Black 2%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Russian/Polish/Slavic 1%

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Political lean MEDSL · Hamilton

• 2024 margin: D (+14.9) · D 57.0% · R 42.1%
• 2008→2024 swing: +7.9pp toward D · 2008: 7.0pp · 2024: 14.9pp
• All cycles: 2024: D+14.9 2020: D+15.9 2016: D+9.5 2012: D+4.9 2008: D+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -172.73%
• Current HPI: 237.6291
• Rent YoY: —
• Metro: Cincinnati, OH-KY-IN
• State GDP YoY: ▲ 1.98%
• F500 in state: 48

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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

Property features AI

Finance

• Other: Address: 1063 Olivewood Ave, Cincinnati OH 45245Listing status: Active
• Financial info: List price $295,900

Exterior

• Parking: 2 parking spaces2-car garage
• Home design: Single-family plan (Wembley)New construction plan
• Exterior features: Living area approximately 1247

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom and 1 half bathroom (1.5 total)
• Interior features: Open living space (plan name: Wembley)