9315 Greenhedge Ln · Loveland, OH 45140

$289,900

3 bd · 1.0 ba · 1,063 sqft · SingleFamily public records · 41 Days on market

Built 1956 0.61 ac lot $273/sqft · 5% below area Est $306k · 5% under

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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).

• Cash flow +10.2/30.0
• ARV discount +9.8/15.0
• Schools +6.9/10.0
• Livability +4.2/5.0
• Rent growth +3.6/5.0
• DSCR +2.9/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home has been well loved and maintained by same owners for 60yrs. Roof is only a few years old, Solid Brick Ranch home, hardwood floors. On a beautiful Cul-de-sac st, perfect location, 5 mins to shopping and schools. Amazing wooded backyard, perfect for a fire pit, pool, play-sets! Full basement, Seller is offering a Home Warranty.

Key facts

• 0.61 acre lot
• Garage
• Built 1956

Property features AI

Finance

• Other: Lot topography is level; Lot is approximately .5 to .9 acres
• HOA & community: No HOA

Exterior

• Parking: Attached oversized front garage (1 car); Driveway parking; On-street parking
• Utilities: Public water; Public sewer
• Home design: Ranch style single-family home; One level; Residential zoning; Level, partially wooded lot of about 0.61 acres
• Construction: Brick construction; Block foundation; Shingle roof; Built as a single-family residence
• Exterior features: Fire pit; Patio; Vinyl windows

Interior

• Kitchen: Wood cabinets
• Bedrooms: Three bedrooms on the main level; Primary bedroom approximately 14 x 11; Second bedroom approximately 11 x 11; Third bedroom approximately 11 x 9
• Flooring: Wood floors in living area
• Bathrooms: Two full bathrooms (one on main level, one on lower level)
• Heating & cooling: Forced air heating; Oil heating; Central air conditioning; Electric water heater
• Interior features: Walkout living room; Wood floors; Partially finished basement with concrete floor and glass block windows; Full basement; Seven total rooms
• Laundry & utility: Lower-level laundry room (about 8 x 8); Washer and dryer included; Sump pump

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-166 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (10.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (23.4% below list).
• Recommended offer: $222k (23.4% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.0% in Loveland — 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 84/100 on livability (#49 in OH, #696 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, cost of living A+; Watch: commute F.
• Loveland City (suburban): math 76% / reading 78% proficiency, ranked #50 of 656 in OH (top 8%) — strong family-tenant draw, lease renewals of 3-5y typical; only 12% free/reduced lunch — higher-income household profile.
• Zoned schools: Loveland Elementary School (math 85% / reading 76%, grade A+, #159 of 1,584 statewide, top 10%, 640 students, 15% FRL); Loveland Middle School (math 74% / reading 76%, grade A, #83 of 654 statewide, top 13%, 650 students, 12% FRL); Loveland High School (math 66% / reading 86%, grade A-, #63 of 781 statewide, top 8%, 1,309 students, 9% FRL) — zoned schools at 12% FRL track the district average.
• Market conditions: Rents rising fast (+4.4%/yr); 156 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).

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 41 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $174k; list at $290k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $222,130 (23.4% 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 41 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.77% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.45%
• DSCR: 0.89
• GRM: 10.9

CMA / ARV

• ARV (median comp): $305,733
• List price: $289,900
• Delta: -5.18%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9330 Greenhedge Ln	0.05mi	3/1.0	975 (-8%)	7mo	$310,000	$318	78
9375 Greenhedge Ln	0.12mi	3/2.0	988 (-7%)	19mo	$322,500	$326	63
9580 Creekside Dr	0.73mi	3/2.0	1,217 (+14%)	13mo	$215,000	$177	27

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 · 4.36% rent growth · sell at horizon

5-year hold

• IRR: -18.9%
• Equity multiple: 0.33×
• Total profit: $-54,457
• Equity at exit: $43,225

10-year hold

• IRR: -9.1%
• Equity multiple: 0.41×
• Total profit: $-48,072
• Equity at exit: $25,065

Cash invested: $81,172 (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 45140

• Rents YoY: 4.4%
• Active inventory: 156
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,221 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$279 /mo · $3,352/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $-166

Break-even live

Break-even rent $2,431

Max offer price $260,654

Occupancy floor —

Sensitivity live

Price	-10% $-1	-5% $-84	+0% $-166	+5% $-248	+10% $-330
Rent	-10% $-341	-5% $-253	+0% $-166	+5% $-78	+10% $10
Rate	-1.0pp $-20	-0.5pp $-92	base $-166	+0.5pp $-241	+1.0pp $-317

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3029 Stratford Ct Loveland, OH	3.0	2.0	1315	$2,250	$1.71	19d	1	0.24mi
3030 Stratford Ct Loveland, OH	2.0	2.5	1500	$2,100	$1.40	16d	1	0.31mi
2071 Stratford Ct Loveland, OH	3.0	1.5	1120	$1,895	$1.69	45d	1	0.31mi
8713 Harper Point Dr Cincinnati, OH	1.0–3.0	1.0–2.5	1050	$2,596	$2.47	3d	19	0.85mi
11513 Village Brook Dr Cincinnati, OH	1.0–3.0	1.0–2.0	1088	$2,932	$2.69	3d	34	1.02mi
120 Carrington Ln Apt 208 Loveland, OH	2.0	2.0	1200	$2,095	$1.75	3d	1	1.09mi
9169 Dominion Cir Cincinnati, OH	2.0	2.5	1486	$2,100	$1.41	25d	1	1.19mi
8650 Governors Hill Dr Cincinnati, OH	2.0	1.0–2.0	948	$2,492	$2.63	3d	23	1.44mi
9630 Waterford Pl Loveland, OH	1.0–2.0	1.0–2.0	1084	$2,105	$1.94	3d	30	1.44mi

Listing history 21 events

1. 2026-06-21
   days on market $289,900 Active 41 DOM
2. 2026-06-18
   days on market $289,900 Active 38 DOM
3. 2026-06-17
   days on market $289,900 Active 37 DOM
4. 2026-06-16
   days on market $289,900 Active 36 DOM
5. 2026-06-15
   days on market $289,900 Active 35 DOM
6. 2026-06-13
   days on market $289,900 Active 33 DOM
7. 2026-06-13
   days on market $289,900 Active 32 DOM
8. 2026-06-09
   days on market $289,900 Active 29 DOM
9. 2026-06-08
   days on market $289,900 Active 28 DOM
10. 2026-06-07
    days on market $289,900 Active 27 DOM
11. 2026-06-05
    days on market $289,900 Active 24 DOM
12. 2026-06-03
    days on market $289,900 Active 23 DOM
13. 2026-06-02
    days on market $289,900 Active 22 DOM
14. 2026-06-01
    days on market $289,900 Active 21 DOM
15. 2026-05-31
    days on market $289,900 Active 20 DOM
16. 2026-05-12
    listed $299,000 Active 304-char remark
17. 2020-10-23
    soldstatus $173,500
18. 2020-10-07
    soldstatus $173,500 Sold 336-char remark

    Show marketing remark (336 chars)

    Home has been well loved and maintained by same owners for 60yrs. Roof is only a few years old, Solid Brick Ranch home, hardwood floors. On a beautiful Cul-de-sac st, perfect location, 5 mins to shopping and schools. Amazing wooded backyard, perfect for a fire pit, pool, play-sets! Full basement, Seller is offering a Home Warranty.

19. 2020-08-18
    historical Contingency Pending 336-char remark

    Show marketing remark (336 chars)

    Home has been well loved and maintained by same owners for 60yrs. Roof is only a few years old, Solid Brick Ranch home, hardwood floors. On a beautiful Cul-de-sac st, perfect location, 5 mins to shopping and schools. Amazing wooded backyard, perfect for a fire pit, pool, play-sets! Full basement, Seller is offering a Home Warranty.

20. 2020-07-25
    price $179,900 336-char remark

    Show marketing remark (336 chars)

    Home has been well loved and maintained by same owners for 60yrs. Roof is only a few years old, Solid Brick Ranch home, hardwood floors. On a beautiful Cul-de-sac st, perfect location, 5 mins to shopping and schools. Amazing wooded backyard, perfect for a fire pit, pool, play-sets! Full basement, Seller is offering a Home Warranty.

21. 2020-07-10
    listed $185,500 Active 336-char remark

    Show marketing remark (336 chars)

    Home has been well loved and maintained by same owners for 60yrs. Roof is only a few years old, Solid Brick Ranch home, hardwood floors. On a beautiful Cul-de-sac st, perfect location, 5 mins to shopping and schools. Amazing wooded backyard, perfect for a fire pit, pool, play-sets! Full basement, Seller is offering a Home Warranty.

ⓘ 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: $3,352 · $279/mo
• Projected year-2 tax: $3,937 · $328/mo
• Expected delta: +$585/yr (+$49/mo · 17.5%)

ⓘ 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 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,656
• − Mortgage interest: −$16,239
• − Property taxes: −$3,352
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,132
• − Management: −$2,132
• − Depreciation: −$8,433
• Taxable loss: −$7,083
• Est. tax savings @ 24.0%: +$1,700
• After-tax cash flow: $-287/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: Loveland City
• NCES district ID: 3904427
• Math proficiency: 76% ▼ -8.00%
• Reading proficiency: 78% ▼ -5.00%
• Median HH income: $93,598
• Composite: 69.34/100
• National rank: #314
• State rank: #50 of 656 in OH

Livability — Loveland

• Score: 84/100
• State rank: #49
• US rank: #696

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Clermont County · 173,169 people
• City population: 57,211
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 57,211
• Household income: $114,827
• Rent vs Own: 19.6% rent · 80.4% own
• Severe rent burden: 928.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 5% Hispanic / Latino 4% Asian 4% Black 2%
• Common ancestry: Slovak 3% Romanian 3% Italian 3%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 92% English-only · Other Asian/Pacific 2% Spanish 2% Russian/Polish/Slavic 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: ▼ -240.61%
• Current HPI: 243.9481
• Rent YoY: ▲ 4.36%
• 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

+56.3% since first listed

7 events — show timeline

• 2026-05-27 Price Changed $289,900 Cincy MLS
• 2026-05-12 Listed $299,000 Cincy MLS
• 2020-10-23 Sold (Public Records) $173,500 Public Records
• 2020-10-07 Sold (MLS) $173,500 Cincy MLS
• 2020-08-18 Contingent — Cincy MLS
• 2020-07-25 Price Changed $179,900 Cincy MLS
• 2020-07-10 Listed $185,500 Cincy MLS

Property tax history

+3.4%/yr

Latest (2025): $3,352 · +3.2% YoY. Source: county tax records.