Do Not Use · Cleves, OH 45002

$399,990

3 bd · 2.5 ba · 2,748 sqft · SingleFamily · 156 Days on market

Built 2026 $146/sqft · 6% below area Est $427k · 6% under

---

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 +24.1/30.0
• ARV discount +10.4/15.0
• DSCR +7.8/10.0
• 1% rule +6.3/10.0
• Schools +5.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover The Birmingham A Two-Story Home Designed for the Way You Live The Birmingham offers the perfect blend of space, style, and flexibility to match your lifestyle. This impressive two-story floorplan welcomes you with a wide foyer and open layout that leads into a bright and spacious family room-ideal for everyday living and entertaining. Add even more warmth and character with optional features like a gas fireplace or additional windows. At the heart of the home, the kitchen shines with an island countertop, a double-door pantry, and a generous breakfast area-perfect for casual meals and morning routines. Upstairs, your private retreat awaits. The expansive owner's suite, entered through elegant French doors, features a large walk-in closet and a luxurious owner's bath with a soaking tub, separate shower, and dual-sink vanity. Convenience continues with a thoughtfully placed second-floor laundry room, which can be enhanced with a folding station, extra natural light, and even a direct entry into your closet. Want more flexibility? Choose between an open second-floor loft or an additional bedroom-whatever fits your needs best. Start personalizing The Birmingham today and bring your vision of home to life.

Key facts

• Bright family room
• Open layout
• Double door pantry

Tags

• TWO STORY HOME
• WIDE FOYER
• OPEN LAYOUT
• BRIGHT FAMILY ROOM
• ISLAND COUNTERTOP
• DOUBLE DOOR PANTRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $791 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $400k).
• Recommended offer: $352k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#701 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: amenities F, commute F, health & safety F.
• Three Rivers Local (rural): math 58% / reading 61% proficiency, ranked #256 of 656 in OH (top 39%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 67 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• At $4,500/mo this rent would consume 64% of the median local household income ($85k/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 $12k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($352k) is reasonable based on typical stale-listing flexibility.

Recommended offer $351,991 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.13% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.47%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (median comp): $427,174
• List price: $399,990
• Delta: -6.36%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
587 Laurelwood Dr	0.34mi	4/2.5 (+1)	2,790 (+2%)	12mo	$465,000	$167	67
583 Laurelwood Dr	0.36mi	4/3.5 (+1)	2,700 (-2%)	12mo	$500,000	$185	61
540 Aston View Ln	0.72mi	3/3.0	2,910 (+6%)	3mo	$465,000	$160	52
113 Coleman Ct	0.63mi	4/2.5 (+1)	2,957 (+8%)	17mo	$465,000	$157	39
534 Aston View Ln	0.71mi	4/2.5 (+1)	2,684 (-2%)	24mo	$515,000	$192	38
702 Rosewynne Ct	0.67mi	4/3.5 (+1)	3,064 (+12%)	5mo	$450,000	$147	36
511 Laurelwood Dr	0.69mi	4/2.5 (+1)	2,485 (-10%)	13mo	$433,000	$174	36
542 Aston View Ln	0.73mi	4/3.0 (+1)	2,368 (-14%)	4mo	$450,000	$190	33
515 Laurelwood Dr	0.68mi	4/3.0 (+1)	2,532 (-8%)	21mo	$395,000	$156	30

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: -3.4%
• Equity multiple: 0.87×
• Total profit: $-14,384
• Equity at exit: $59,640

10-year hold

• IRR: 6.3%
• Equity multiple: 1.47×
• Total profit: $52,602
• Equity at exit: $34,584

Cash invested: $111,997 (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 45002

• Home prices YoY: -28.9%
• Active inventory: 67
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $4,500 medium
• Mortgage (P&I): −$2,098
• Tax est. 1.5%: −$500 /mo · $6,000/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$945
• Net cashflow: $791

Break-even live

Break-even rent $3,499

Max offer price $399,990

Occupancy floor 77%

Sensitivity live

Price	-10% $1,067	-5% $929	+0% $791	+5% $653	+10% $514
Rent	-10% $435	-5% $613	+0% $791	+5% $969	+10% $1,146
Rate	-1.0pp $992	-0.5pp $892	base $791	+0.5pp $687	+1.0pp $582

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: $99,998
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8705 Quietwood Ln Cleves, OH	4.0	2.5	3708	$4,500	$1.21	44d	1	1.01mi

Listing history 15 events

1. 2026-06-21
   days on market $399,990 Active 156 DOM
2. 2026-06-18
   days on market $399,990 Active 154 DOM
3. 2026-06-17
   days on market $399,990 Active 153 DOM
4. 2026-06-16
   days on market $399,990 Active 152 DOM
5. 2026-06-15
   days on market $399,990 Active 151 DOM
6. 2026-06-13
   days on market $399,990 Active 149 DOM
7. 2026-06-12
   days on market $399,990 Active 148 DOM
8. 2026-06-09
   days on market $399,990 Active 145 DOM
9. 2026-06-08
   days on market $399,990 Active 144 DOM
10. 2026-06-08
    days on market $399,990 Active 143 DOM
11. 2026-06-04
    days on market $399,990 Active 139 DOM
12. 2026-06-02
    days on market $399,990 Active 138 DOM
13. 2026-06-01
    days on market $399,990 Active 137 DOM
14. 2026-05-31
    days on market $399,990 Active 136 DOM
15. 2026-01-15
    listed $399,990 Active 1229-char remark

    Show marketing remark (1229 chars)

    Discover The Birmingham A Two-Story Home Designed for the Way You Live The Birmingham offers the perfect blend of space, style, and flexibility to match your lifestyle. This impressive two-story floorplan welcomes you with a wide foyer and open layout that leads into a bright and spacious family room-ideal for everyday living and entertaining. Add even more warmth and character with optional features like a gas fireplace or additional windows. At the heart of the home, the kitchen shines with an island countertop, a double-door pantry, and a generous breakfast area-perfect for casual meals and morning routines. Upstairs, your private retreat awaits. The expansive owner's suite, entered through elegant French doors, features a large walk-in closet and a luxurious owner's bath with a soaking tub, separate shower, and dual-sink vanity. Convenience continues with a thoughtfully placed second-floor laundry room, which can be enhanced with a folding station, extra natural light, and even a direct entry into your closet. Want more flexibility? Choose between an open second-floor loft or an additional bedroom-whatever fits your needs best. Start personalizing The Birmingham today and bring your vision of home to life.

ⓘ 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: $54,000
• − Mortgage interest: −$22,406
• − Property taxes: −$6,000
• − Insurance: −$2,000
• − Repairs & maintenance: −$4,320
• − Management: −$4,320
• − Depreciation: −$11,636
• Taxable income: $3,318
• Est. tax owed @ 24.0%: −$796
• After-tax cash flow: $8,693/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: Three Rivers Local
• NCES district ID: 3904739
• Math proficiency: 58% ▼ -9.00%
• Reading proficiency: 61% ▼ -10.00%
• Median HH income: $72,973
• Composite: 52.85/100
• National rank: #1533
• State rank: #256 of 656 in OH

Livability — Cleves

• Score: 65/100
• State rank: #701
• US rank: #12525

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cleves, OH
• County: Hamilton · 838,887 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 14,647
• Household income: $84,597
• Rent vs Own: 24.8% rent · 75.2% own
• Severe rent burden: 12.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Romanian 2% Slovak 2% Italian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

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: ▼ -85.62%
• Current HPI: 210.9397
• 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

1 event — show timeline

• 2026-01-15 Listed $399,990 Zillow