Harmony Plan · Mount Repose, OH 45122

$324,900

3 bd · 2.0 ba · 1,498 sqft · SingleFamily · 250 Days on market

↓ 13% since listing

---

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
• Schools +5.6/10.0
• Cash flow +5.4/30.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Harmony in is one of our brand new homes at Lakefield Place in Goshen, Ohio. It is a single-level ranch style home offers three bedrooms, two full baths and so much more! As you enter the home, you will notice the spacious kitchen open to the great room. The well-appointed kitchen includes all stainless-steel appliances and a large kitchen island. Two of the bedrooms share the private end of the home. The master bedroom opens to the master bath which offers a delightful walk-in closet, double bowl vanity and linen closet. With Home Is Connected. ® technology, you can stay connected to both your home and your family, ensuring peace of mind and convenience at your fingertips. D. R. Horton has been building homes since 1978 and has helped more than 500,000 homeowners build their dream home. Our experienced sales agents are glad to assist you and can walk you through the entire purchasing process by answering any questions that you may have. D. R. Horton's goal is to make your home buying experience as seamless and positive as possible. Pictures are representative of plan only.

Key facts

• Large kitchen island
• Double bowl vanity
• Walk-in closet

Tags

• SPACIOUS KITCHEN
• GREAT ROOM
• STAINLESS-STEEL APPLIANCES
• LARGE KITCHEN ISLAND
• WALK-IN CLOSET
• DOUBLE BOWL VANITY

🏗️ New construction. The $324,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $413,148.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-900 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $283k (12.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (23.8% below list).
• Recommended offer: $248k (23.8% below list) — sets the bar for 1% rule.
• Cap rate 3.7% vs local median 2.8% in Mount Repose — 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 78/100 on livability (#177 in OH, #2,752 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Goshen Local (rural): math 66% / reading 66% proficiency, ranked #193 of 656 in OH (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Marr/Cook Elementary School (666 students, 35% FRL); Goshen Middle School (math 59% / reading 62%, grade B+, #259 of 654 statewide, top 40%, 688 students, 46% FRL); Goshen High School (math 62% / reading 68%, grade B, #163 of 781 statewide, top 21%, 847 students, 43% FRL).
• Market conditions: 84 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 996 units permitted in Clermont County in 2024 (210 in 5+ unit buildings).
• This rent runs 35% of the median local income ($86k/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 $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 250 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $47k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $247,500 (23.8% 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 250 days. Have you received any prior offers? Is the seller open to a 24% 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: 0.60% ✗
• Cap rate: 3.68%
• Cash-on-cash: -9.34%
• DSCR: 0.58
• GRM: 13.9

CMA / ARV

• ARV (median comp): $413,148
• List price: $324,900
• Delta: -21.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5819 Deerfield Rd	0.25mi	3/2.0	1,467 (-2%)	8mo	$290,000	$198	78
1739 Parkfield Way	0.23mi	3/2.0	1,635 (+9%)	2mo	$379,900	$232	72
6136 Lakefield Pl	0.36mi	3/2.0	1,498 (0%)	16mo	$384,900	$257	70
5830 Deerfield Rd	0.33mi	3/1.5	1,512 (+1%)	13mo	$350,000	$231	70
1745 Parkfield Way	0.34mi	3/2.0	1,635 (+9%)	1mo	$382,900	$234	68
1886 Pondwood Ct	0.32mi	3/2.0	1,635 (+9%)	3mo	$439,412	$269	68
6124 Lakefield Pl	0.42mi	3/2.0	1,498 (0%)	16mo	$374,900	$250	67
6115 Lakefield Pl	0.51mi	3/2.0	1,498 (0%)	11mo	$379,900	$254	67
1754 Parker Rd	0.67mi	3/1.0	1,536 (+2%)	8mo	$115,000	$75	53
1802 Oak Cv	0.31mi	3/2.0	1,635 (+9%)	21mo	$429,900	$263	53
6144 Lakefield Pl	0.33mi	3/2.0	1,635 (+9%)	21mo	$415,285	$254	52
6137 Lakefield Pl	0.34mi	3/2.0	1,635 (+9%)	21mo	$390,900	$239	51

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: -32.9%
• Equity multiple: -0.07×
• Total profit: $-124,227
• Equity at exit: $61,602

10-year hold

• IRR: -39.4%
• Equity multiple: -0.57×
• Total profit: $-181,827
• Equity at exit: $35,721

Cash invested: $115,681 (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 45122

• Home prices YoY: -29.7%
• Active inventory: 84
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,475 medium
• Mortgage (P&I): −$2,167
• Tax est. 1.5%: −$516 /mo · $6,197/yr
• Insurance: −$172
• HOA: −$0
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $-900

Break-even live

Break-even rent $3,614

Max offer price $282,928

Occupancy floor —

Sensitivity live

Price	-10% $-614	-5% $-757	+0% $-900	+5% $-1,043	+10% $-1,185
Rent	-10% $-1,095	-5% $-998	+0% $-900	+5% $-802	+10% $-704
Rate	-1.0pp $-692	-0.5pp $-795	base $-900	+0.5pp $-1,007	+1.0pp $-1,116

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: $103,287
• Closing costs: $12,394
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1500 Summerview Ln Milford, OH	3.0	2.5	1676	$2,475	$1.48	3d	1	1.03mi

Listing history 18 events

1. 2026-06-21
   days on market $324,900 Active 250 DOM
2. 2026-06-18
   days on market $324,900 Active 247 DOM
3. 2026-06-17
   days on market $324,900 Active 246 DOM
4. 2026-06-16
   days on market $324,900 Active 245 DOM
5. 2026-06-15
   days on market $324,900 Active 244 DOM
6. 2026-06-13
   days on market $324,900 Active 242 DOM
7. 2026-06-09
   days on market $324,900 Active 238 DOM
8. 2026-06-08
   days on market $324,900 Active 237 DOM
9. 2026-06-07
   days on market $324,900 Active 236 DOM
10. 2026-06-05
    days on market $324,900 Active 233 DOM
11. 2026-06-03
    days on market $324,900 Active 232 DOM
12. 2026-06-02
    days on market $324,900 Active 231 DOM
13. 2026-06-01
    days on market $324,900 Active 230 DOM
14. 2026-05-31
    days on market $324,900 Active 229 DOM
15. 2026-02-24
    status Active 1098-char remark

    Show marketing remark (1098 chars)

    The Harmony in is one of our brand new homes at Lakefield Place in Goshen, Ohio. It is a single-level ranch style home offers three bedrooms, two full baths and so much more! As you enter the home, you will notice the spacious kitchen open to the great room. The well-appointed kitchen includes all stainless-steel appliances and a large kitchen island. Two of the bedrooms share the private end of the home. The master bedroom opens to the master bath which offers a delightful walk-in closet, double bowl vanity and linen closet. With Home Is Connected. ® technology, you can stay connected to both your home and your family, ensuring peace of mind and convenience at your fingertips. D. R. Horton has been building homes since 1978 and has helped more than 500,000 homeowners build their dream home. Our experienced sales agents are glad to assist you and can walk you through the entire purchasing process by answering any questions that you may have. D. R. Horton's goal is to make your home buying experience as seamless and positive as possible. Pictures are representative of plan only.

16. 2026-02-24
    price $324,900 1098-char remark

    Show marketing remark (1098 chars)

    The Harmony in is one of our brand new homes at Lakefield Place in Goshen, Ohio. It is a single-level ranch style home offers three bedrooms, two full baths and so much more! As you enter the home, you will notice the spacious kitchen open to the great room. The well-appointed kitchen includes all stainless-steel appliances and a large kitchen island. Two of the bedrooms share the private end of the home. The master bedroom opens to the master bath which offers a delightful walk-in closet, double bowl vanity and linen closet. With Home Is Connected. ® technology, you can stay connected to both your home and your family, ensuring peace of mind and convenience at your fingertips. D. R. Horton has been building homes since 1978 and has helped more than 500,000 homeowners build their dream home. Our experienced sales agents are glad to assist you and can walk you through the entire purchasing process by answering any questions that you may have. D. R. Horton's goal is to make your home buying experience as seamless and positive as possible. Pictures are representative of plan only.

17. 2025-06-04
    historical 1098-char remark

    Show marketing remark (1098 chars)

    The Harmony in is one of our brand new homes at Lakefield Place in Goshen, Ohio. It is a single-level ranch style home offers three bedrooms, two full baths and so much more! As you enter the home, you will notice the spacious kitchen open to the great room. The well-appointed kitchen includes all stainless-steel appliances and a large kitchen island. Two of the bedrooms share the private end of the home. The master bedroom opens to the master bath which offers a delightful walk-in closet, double bowl vanity and linen closet. With Home Is Connected. ® technology, you can stay connected to both your home and your family, ensuring peace of mind and convenience at your fingertips. D. R. Horton has been building homes since 1978 and has helped more than 500,000 homeowners build their dream home. Our experienced sales agents are glad to assist you and can walk you through the entire purchasing process by answering any questions that you may have. D. R. Horton's goal is to make your home buying experience as seamless and positive as possible. Pictures are representative of plan only.

18. 2025-01-22
    listed $371,900 Active 1098-char remark

    Show marketing remark (1098 chars)

    The Harmony in is one of our brand new homes at Lakefield Place in Goshen, Ohio. It is a single-level ranch style home offers three bedrooms, two full baths and so much more! As you enter the home, you will notice the spacious kitchen open to the great room. The well-appointed kitchen includes all stainless-steel appliances and a large kitchen island. Two of the bedrooms share the private end of the home. The master bedroom opens to the master bath which offers a delightful walk-in closet, double bowl vanity and linen closet. With Home Is Connected. ® technology, you can stay connected to both your home and your family, ensuring peace of mind and convenience at your fingertips. D. R. Horton has been building homes since 1978 and has helped more than 500,000 homeowners build their dream home. Our experienced sales agents are glad to assist you and can walk you through the entire purchasing process by answering any questions that you may have. D. R. Horton's goal is to make your home buying experience as seamless and positive as possible. Pictures are representative of plan only.

ⓘ 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 ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,700
• − Mortgage interest: −$23,143
• − Property taxes: −$6,197
• − Insurance: −$2,066
• − Repairs & maintenance: −$2,376
• − Management: −$2,376
• − Depreciation: −$12,019
• Taxable loss: −$18,477
• Est. tax savings @ 24.0%: +$4,434
• After-tax cash flow: $-6,365/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: Goshen Local
• NCES district ID: 3904634
• Math proficiency: 66% ▼ -7.00%
• Reading proficiency: 66% ▼ -6.00%
• Median HH income: $53,709
• Composite: 56.41/100
• National rank: #1159
• State rank: #193 of 656 in OH

Livability — Mount Repose

• Score: 78/100
• State rank: #177
• US rank: #2752

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: Clermont · 218,829 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 11,195
• Household income: $85,750
• Rent vs Own: 14.7% rent · 85.3% own
• Severe rent burden: 2.5

Population outlook (Clermont County) Hauer SSP2

• Today (2025): 210,162 people
• By 2030: 212,463 · +1.1%
• By 2040: 212,504 · +1.1%
• By 2050: 205,957 · -2.0%
• By 2075: 182,728 · -13.1%
• By 2100: 143,986 · -31.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Serbian 2% Lithuanian 2% Romanian 1%
• Foreign-born: 1%

Political lean MEDSL · Clermont

• 2024 margin: Solid R (+35.8) · D 31.7% · R 67.4%
• 2008→2024 swing: -3.4pp toward R · 2008: -32.4pp · 2024: -35.8pp
• All cycles: 2024: R+35.8 2020: R+36.6 2016: R+41.3 2012: R+35.5 2008: R+32.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -114.38%
• Current HPI: 270.9026
• 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

-12.6% since first listed

4 events — show timeline

• 2026-02-24 Relisted — Zillow
• 2026-02-24 Price Changed $324,900 Zillow
• 2025-06-04 Delisted — Zillow
• 2025-01-22 Listed $371,900 Zillow