7903 Habbin Dr · Maineville, OH 45039

$459,900

4 bd · 2.5 ba · 2,245 sqft · SingleFamily public records · 17 Days on market

Built 2017 8,015 sqft lot Est $388k · 18% over $37/mo HOA · 1% 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).

• Appreciation +10.0/10.0
• Schools +6.1/10.0
• Cash flow +5.6/30.0
• Rent growth +4.4/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.7/10.0
• DSCR +0.0/10.0
• ARV discount +0.0/15.0

Listing remarks

Spacious open floor plan with 2,400+ sq ft! Main floor features formal dining room/flex room, large family room, open kitchen and breakfast area. There is an island in the kitchen with counter bar. The kitchen walks out to a nice, fenced back yard with play set. There is also a small drop zone by the garage for the kids to place their coats and book bags. The second floor boasts 4 bedrooms, the master has an attached bath, walk-in closet and features new carpet. There is new carpet on the 2nd floor and staircase. There is 2nd floor laundry which is great for not having to carry laundry up and down. There is also a loft on the 2nd floor which is great for a playroom, study or kids family roo

Key facts

• Open floor plan
• Large family room
• Formal dining room

Tags

• OPEN FLOOR PLAN
• FORMAL DINING ROOM
• LARGE FAMILY ROOM
• ISLAND IN KITCHEN
• FENCED BACK YARD
• PLAY SET

Property features AI

Finance

• Other: Residential zoning; Lot less than 0.5 acre (approx. 0.184 acre; lot dimensions approx. 48 x 130)
• HOA & community: HOA: Stonegate; Owner pays HOA fee; Annual association fee; HOA includes: association dues, landscaping, community play area, pool, professional management, walking trails

Exterior

• Parking: Attached garage with 2 garage spaces; Driveway
• Security: Smoke alarm
• Utilities: Public water; Public sewer; Natural gas; Gas water heater; 220 volt service; Cable and technology wiring
• Home design: Transitional architectural style; Single-family home; Two levels; Poured foundation; Smart features including door locks and garage door opener
• Construction: Vinyl siding; Shingle roof
• Exterior features: Patio; Metal fencing; Walkout from dining room

Interior

• Kitchen: Counter bar; Kitchen island; Wood cabinets; Vinyl flooring in kitchen; Dishwasher; Garbage disposal; Microwave; Oven/Range; Refrigerator; Wine cooler
• Bedrooms: 4 bedrooms total; Primary bedroom on level 2 (16 x 15); Bedroom 2 on level 2 (12 x 10); Bedroom 3 on level 2 (12 x 10); Bedroom 4 on level 2 (10 x 10)
• Flooring: Vinyl flooring in kitchen; Laminate flooring in dining and foyer; Wall-to-wall carpet in family room and finished basement
• Bathrooms: Three full bathrooms; One half bathroom (main level partial bath)
• Heating & cooling: Forced air gas heating; Central air conditioning; Garage door opener; Thermostat (smart-enabled)
• Interior features: 9-foot (and higher) ceilings; Multi-panel doors; Finished basement with wall-to-wall carpet; Full basement; Loft/flex room; Closet in foyer; Open foyer
• Laundry & utility: Second-floor laundry room (8 x 6); Washer/dryer hookups implied; Sump pump; Water softener

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $460k.

Deal economics

• At list price, monthly cash flow is $-966 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $289k (37.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $264k (42.5% below list).
• Recommended offer: $264k (42.5% 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,224 units permitted in Warren County in 2024 (474 in 5+ unit buildings).

Forward outlook

• In year one you build about $49k of equity ($3k loan paydown + $46k 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 ~$79k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($453k) is reasonable based on typical stale-listing flexibility.

Recommended offer $264,415 (42.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.57% ✗
• Cap rate: 3.77%
• Cash-on-cash: -9.00%
• DSCR: 0.60
• GRM: 14.5

CMA / ARV

• ARV (on-the-fly): $388,385
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7462 Heaton Cir	0.19mi	4/2.5	2,229 (-1%)	2mo	$389,000	$175	88
7831 Healy Dr	0.07mi	3/2.5 (-1)	2,084 (-7%)	3mo	$361,000	$173	77
236 Regency Sq	0.39mi	4/3.0	2,252 (+0%)	7mo	$450,000	$200	74
8145 Acorn Trl	0.43mi	4/3.5	2,292 (+2%)	1mo	$499,900	$218	71
7545 Hyatts Ln	0.32mi	4/2.5	2,049 (-9%)	2mo	$350,000	$171	68
609 Fox Chase Way	0.45mi	3/2.5 (-1)	2,153 (-4%)	1mo	$357,000	$166	66
845 Village Green Pkwy	0.38mi	3/3.0 (-1)	2,344 (+4%)	4mo	$375,000	$160	64
8016 Acorn Trl	0.41mi	5/3.0 (+1)	2,343 (+4%)	5mo	$499,000	$213	62
794 Owls Nest Ct	0.36mi	4/3.0	2,520 (+12%)	2mo	$382,500	$152	59
7712 Turtle Holw	0.31mi	4/2.5	2,569 (+14%)	5mo	$364,500	$142	57
7710 Crystal Cove Pointe	0.63mi	3/3.0 (-1)	2,198 (-2%)	7mo	$390,000	$177	54
373 W Fosters Maineville Rd	0.61mi	3/2.0 (-1)	2,000 (-11%)	8mo	$315,000	$158	40

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: 19.0%
• Equity multiple: 2.56×
• Total profit: $201,205
• Equity at exit: $414,314

10-year hold

• IRR: 18.4%
• Equity multiple: 6.21×
• Total profit: $670,568
• Equity at exit: $893,485

Cash invested: $128,772 (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: 14.5×

Monthly cashflow live

• Estimated rent: $2,644 high
• Mortgage (P&I): −$2,412
• Tax from tax record: −$414 /mo · $4,972/yr
• Insurance: −$192
• HOA: −$37
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $-966

Break-even live

Break-even rent $3,867

Max offer price $289,280

Occupancy floor —

Sensitivity live

Price	-10% $-705	-5% $-836	+0% $-966	+5% $-1,096	+10% $-1,226
Rent	-10% $-1,175	-5% $-1,070	+0% $-966	+5% $-861	+10% $-757
Rate	-1.0pp $-734	-0.5pp $-849	base $-966	+0.5pp $-1,085	+1.0pp $-1,206

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: $114,975
• Closing costs: $13,797
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7831 Healy Dr Maineville, OH	3.0	2.5	2084	$2,671	$1.28	45d	1	0.08mi
330 Heftner Cir Maineville, OH	3.0	2.5	1588	$1,971	$1.24	0d	1	0.24mi
311 Heftner Cir Maineville, OH	3.0	2.5	1442	$2,200	$1.53	14d	1	0.27mi
7619 Hyatts Ln Maineville, OH	3.0	2.5	1774	$2,375	$1.34	0d	1	0.32mi
7814 Wilderness Way Maineville, OH	4.0	2.0	2140	$2,671	$1.25	45d	1	0.41mi
903 Pineneedle Pl Maineville, OH	4.0	2.5	1848	$2,231	$1.21	45d	1	0.42mi
1256 Carrington Pl Maineville, OH	4.0	2.5	3000	$2,521	$0.84	25d	1	1.00mi
8218 Melrose Ln Maineville, OH	3.0	2.5	1458	$2,066	$1.42	18d	1	1.09mi
1624 Rosemore Ln Morrow, OH	3.0	2.5	1900	$2,441	$1.28	0d	1	1.18mi
6976 Briarcliff Ct Maineville, OH	4.0	3.0	2475	$3,595	$1.45	18d	1	1.33mi

HOA detail

• Monthly dues: $37 · $444/yr

Listing history 10 events

1. 2026-06-21
   days on market $459,900 Active 17 DOM
2. 2026-06-18
   days on market $459,900 Active 14 DOM
3. 2026-06-17
   days on market $459,900 Active 13 DOM
4. 2026-06-16
   days on market $459,900 Active 12 DOM
5. 2026-06-15
   days on market $459,900 Active 11 DOM
6. 2026-06-13
   days on market $459,900 Active 9 DOM
7. 2026-06-09
   days on market $459,900 Active 5 DOM
8. 2026-06-08
   days on market $459,900 Active 4 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $459,900 Active 3 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: $4,972 · $414/mo
• Projected year-2 tax: $6,073 · $506/mo
• Expected delta: +$1,101/yr (+$92/mo · 22.1%)

ⓘ 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: $31,730
• − Mortgage interest: −$25,762
• − Property taxes: −$4,972
• − Insurance: −$2,300
• − Repairs & maintenance: −$2,538
• − Management: −$2,538
• − HOA: −$444
• − Depreciation: −$13,379
• Taxable loss: −$20,203
• Est. tax savings @ 24.0%: +$4,849
• After-tax cash flow: $-6,741/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 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

1 event — show timeline

• 2026-06-04 Listed $459,900 Cincy MLS

Property tax history

+24.8%/yr

Latest (2025): $4,972 · -0.1% YoY. Source: county tax records.