1503 Acadia Dr · Maineville, OH 45039

$483,000

4 bd · 2.5 ba · 2,487 sqft · SingleFamily · 65 Days on market

Built 2026 $194/sqft · at area comps Est $487k · at est. ↓ 5% since listing

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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).

• Appreciation +10.0/10.0
• ARV discount +7.9/15.0
• Schools +6.1/10.0
• Cash flow +5.2/30.0
• Rent growth +4.4/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Step inside 1503 Acadia Drive, Maineville, OH — a stunning new construction home built by M/I Homes. This thoughtfully designed home offers 2,487 square feet of well-planned living space, including 4 bedrooms, 2.5 bathrooms, and an owner's bedroom located in a quiet area on the upper level, providing a peaceful retreat. Showcasing quality design and craftsmanship throughout, this home features an open-concept living space that creates a seamless flow between the main gathering areas. Every detail has been carefully considered to deliver a comfortable and functional floorplan that suits today's lifestyle. Essential Features: 2-car front-loading garage Mud room Full basement Flex room Covered porch The community surrounding this home offers a welcoming atmosphere with proximity to parks, making it easy to enjoy outdoor recreation and green spaces. The area provides a wonderful setting for those who appreciate both a well-built home and convenient access to nature. Built with care and precision, this home by M/I Homes reflects a commitment to quality construction and superior design. From the spacious layout to the clean, cohesive finishes, every element of this home has been designed with purpose and style in mind. MLS# 1875086

Key facts

• Covered front porch
• Open floorplan
• Flex room

Tags

• COVERED FRONT PORCH
• FLEX ROOM
• OPEN FLOORPLAN
• MUD ROOM
• OPTIONAL KITCHEN ISLAND
• OPTIONAL GAS FIREPLACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $483k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $325k (32.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $284k (41.2% below list).
• Recommended offer: $284k (41.2% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Little Miami Primary School (math 76% / reading 65%, grade A-, #376 of 1,584 statewide, top 24%, 855 students, 18% FRL); Little Miami Middle School (math 67% / reading 72%, grade A, #143 of 654 statewide, top 23%, 1,279 students, 16% FRL); Little Miami High School (math 52% / reading 81%, grade B, #150 of 781 statewide, top 20%, 1,445 students, 14% FRL) — zoned schools at 16% FRL track the district average.
• Market conditions: Rents rising fast (+7.4%/yr); 130 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,224 units permitted in Warren County in 2024 (474 in 5+ unit buildings).
• This rent runs 31% of the median local income ($109k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $52k of equity ($3k loan paydown + $48k appreciation (10.0% local appreciation)).
• Warren County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$83k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($454k) is reasonable based on typical stale-listing flexibility.

Recommended offer $284,062 (41.2% 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 65 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
7. 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.
8. 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.
9. 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: 0.59% ✗
• Cap rate: 3.58%
• Cash-on-cash: -9.71%
• DSCR: 0.57
• GRM: 14.2

CMA / ARV

• ARV (median comp): $486,800
• List price: $483,000
• Delta: -0.78%
• 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
7845 Horizon Bnd	0.25mi	4/2.5	2,416 (-3%)	1mo	$460,489	$191	83
8303 Zoar Rd	0.30mi	4/2.5	2,545 (+2%)	1mo	$521,500	$205	81
1295 Eagle Blvd	0.28mi	3/2.5 (-1)	2,500 (+0%)	12mo	$385,000	$154	71
1448 Soaring Way	0.32mi	4/2.5	2,746 (+10%)	1mo	$515,000	$188	67
7606 Harwood Ct	0.51mi	4/2.5	2,623 (+6%)	2mo	$460,000	$175	66
1352 Eagle Blvd	0.22mi	4/2.5	2,820 (+13%)	9mo	$430,000	$152	60
1322 Eagle Blvd	0.25mi	4/2.5	2,820 (+13%)	11mo	$498,000	$177	57
935 Pine Needle Pl	0.62mi	4/2.5	2,634 (+6%)	7mo	$409,000	$155	55
1509 Wexler Ct	0.50mi	3/3.0 (-1)	2,666 (+7%)	10mo	$565,910	$212	50
845 Village Green Pkwy	0.74mi	3/3.0 (-1)	2,344 (-6%)	4mo	$375,000	$160	46
7710 Crystal Cove Pointe	0.51mi	3/3.0 (-1)	2,198 (-12%)	7mo	$390,000	$177	44
1202 Beargrass Way	0.72mi	3/2.5 (-1)	2,758 (+11%)	11mo	$435,000	$158	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 7.42% rent growth · sell at horizon

5-year hold

• IRR: 18.5%
• Equity multiple: 2.53×
• Total profit: $206,627
• Equity at exit: $435,125

10-year hold

• IRR: 18.1%
• Equity multiple: 6.14×
• Total profit: $695,310
• Equity at exit: $938,363

Cash invested: $135,240 (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 45039

• Home prices YoY: 7.3%
• Rents YoY: 7.4%
• Active inventory: 130
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $2,841 high
• Mortgage (P&I): −$2,533
• Tax est. 1.5%: −$604 /mo · $7,245/yr
• Insurance: −$201
• HOA: −$0
• Vacancy / Maint / Mgmt: −$597
• Net cashflow: $-1,094

Break-even live

Break-even rent $4,225

Max offer price $324,723

Occupancy floor —

Sensitivity live

Price	-10% $-760	-5% $-927	+0% $-1,094	+5% $-1,261	+10% $-1,428
Rent	-10% $-1,318	-5% $-1,206	+0% $-1,094	+5% $-982	+10% $-869
Rate	-1.0pp $-851	-0.5pp $-971	base $-1,094	+0.5pp $-1,219	+1.0pp $-1,346

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: $120,750
• Closing costs: $14,490
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1624 Rosemore Ln Morrow, OH	3.0	2.5	1900	$2,601	$1.37	14d	1	0.19mi
903 Pineneedle Pl Maineville, OH	4.0	2.5	1848	$2,231	$1.21	45d	1	0.68mi
7814 Wilderness Way Maineville, OH	4.0	2.0	2140	$2,671	$1.25	45d	1	0.69mi
1256 Carrington Pl Maineville, OH	4.0	2.5	3000	$2,521	$0.84	25d	1	0.90mi
6976 Briarcliff Ct Maineville, OH	4.0	3.0	2475	$3,595	$1.45	18d	1	1.12mi
7831 Healy Dr Maineville, OH	3.0	2.5	2084	$2,671	$1.28	45d	1	1.18mi
330 Heftner Cir Maineville, OH	3.0	2.5	1588	$2,056	$1.29	9d	1	1.31mi

Listing history 16 events

1. 2026-06-21
   days on market $483,000 Active 65 DOM
2. 2026-06-18
   days on market $483,000 Active 62 DOM
3. 2026-06-17
   days on market $483,000 Active 61 DOM
4. 2026-06-16
   days on market $483,000 Active 60 DOM
5. 2026-06-15
   days on market $483,000 Active 59 DOM
6. 2026-06-13
   days on market $483,000 Active 57 DOM
7. 2026-06-09
   days on market $483,000 Active 53 DOM
8. 2026-06-08
   days on market $483,000 Active 52 DOM
9. 2026-06-07
   days on market $483,000 Active 51 DOM
10. 2026-06-03
    days on market $483,000 Active 47 DOM
11. 2026-06-02
    days on market $483,000 Active 46 DOM
12. 2026-06-01
    days on market $483,000 Active 45 DOM
13. 2026-05-31
    days on market $483,000 Active 44 DOM
14. 2026-05-12
    price $483,000 1258-char remark

    Show marketing remark (1258 chars)

    Step inside 1503 Acadia Drive, Maineville, OH — a stunning new construction home built by M/I Homes. This thoughtfully designed home offers 2,487 square feet of well-planned living space, including 4 bedrooms, 2.5 bathrooms, and an owner's bedroom located in a quiet area on the upper level, providing a peaceful retreat. Showcasing quality design and craftsmanship throughout, this home features an open-concept living space that creates a seamless flow between the main gathering areas. Every detail has been carefully considered to deliver a comfortable and functional floorplan that suits today's lifestyle. Essential Features: 2-car front-loading garage Mud room Full basement Flex room Covered porch The community surrounding this home offers a welcoming atmosphere with proximity to parks, making it easy to enjoy outdoor recreation and green spaces. The area provides a wonderful setting for those who appreciate both a well-built home and convenient access to nature. Built with care and precision, this home by M/I Homes reflects a commitment to quality construction and superior design. From the spacious layout to the clean, cohesive finishes, every element of this home has been designed with purpose and style in mind. MLS# 1875086

15. 2026-04-18
    price $509,267 1258-char remark

    Show marketing remark (1258 chars)

    Step inside 1503 Acadia Drive, Maineville, OH — a stunning new construction home built by M/I Homes. This thoughtfully designed home offers 2,487 square feet of well-planned living space, including 4 bedrooms, 2.5 bathrooms, and an owner's bedroom located in a quiet area on the upper level, providing a peaceful retreat. Showcasing quality design and craftsmanship throughout, this home features an open-concept living space that creates a seamless flow between the main gathering areas. Every detail has been carefully considered to deliver a comfortable and functional floorplan that suits today's lifestyle. Essential Features: 2-car front-loading garage Mud room Full basement Flex room Covered porch The community surrounding this home offers a welcoming atmosphere with proximity to parks, making it easy to enjoy outdoor recreation and green spaces. The area provides a wonderful setting for those who appreciate both a well-built home and convenient access to nature. Built with care and precision, this home by M/I Homes reflects a commitment to quality construction and superior design. From the spacious layout to the clean, cohesive finishes, every element of this home has been designed with purpose and style in mind. MLS# 1875086

16. 2026-04-17
    listed $506,267 Active 1258-char remark

    Show marketing remark (1258 chars)

    Step inside 1503 Acadia Drive, Maineville, OH — a stunning new construction home built by M/I Homes. This thoughtfully designed home offers 2,487 square feet of well-planned living space, including 4 bedrooms, 2.5 bathrooms, and an owner's bedroom located in a quiet area on the upper level, providing a peaceful retreat. Showcasing quality design and craftsmanship throughout, this home features an open-concept living space that creates a seamless flow between the main gathering areas. Every detail has been carefully considered to deliver a comfortable and functional floorplan that suits today's lifestyle. Essential Features: 2-car front-loading garage Mud room Full basement Flex room Covered porch The community surrounding this home offers a welcoming atmosphere with proximity to parks, making it easy to enjoy outdoor recreation and green spaces. The area provides a wonderful setting for those who appreciate both a well-built home and convenient access to nature. Built with care and precision, this home by M/I Homes reflects a commitment to quality construction and superior design. From the spacious layout to the clean, cohesive finishes, every element of this home has been designed with purpose and style in mind. MLS# 1875086

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

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: $34,087
• − Mortgage interest: −$27,056
• − Property taxes: −$7,245
• − Insurance: −$2,415
• − Repairs & maintenance: −$2,727
• − Management: −$2,727
• − Depreciation: −$14,051
• Taxable loss: −$22,133
• Est. tax savings @ 24.0%: +$5,312
• After-tax cash flow: $-7,814/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

• Census place: Maineville, OH
• County: Warren County · 196,906 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 28,335
• Household income: $108,794
• Rent vs Own: 16.2% rent · 83.8% own
• Severe rent burden: 307.0

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 5% Two or more races 5% Asian 3% Black 2%
• Common ancestry: Romanian 2% Scotch-Irish 2% Lithuanian 2%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 3% Russian/Polish/Slavic 2% Other Indo-European 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: ▲ 38.63%
• Current HPI: 568.09
• Rent YoY: ▲ 7.42%
• 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

-4.6% since first listed

3 events — show timeline

• 2026-05-12 Price Changed $483,000 Zillow
• 2026-04-18 Price Changed $509,267 Zillow
• 2026-04-17 Listed $506,267 Zillow