Everton Plan · Miami Heights, OH 45002

$492,000

4 bd · 2.5 ba · 3,317 sqft · SingleFamily · 93 Days on market

Excellent condition 2-car garage

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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 +13.9/30.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• Condition / age +4.8/5.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The Everton is Cristo Homes' flagship estate-style floor plan, offering approximately 3,317 square feet of refined living space designed for buyers searching for luxury new construction homes near Cincinnati, OH. With 4 to 5 bedrooms, 2.5 baths, and an architectural footprint that prioritizes generous proportions throughout, the Everton is ideal for growing families, multi-generational households, or established buyers ready to upgrade to a home that reflects their success. The main level opens with a dramatic two-story great room a defining feature of the Everton and a centerpiece for entertaining. 9-foot first-floor ceilings throughout the rest of the home enhance the sense of openness.

Key facts

• Optional cubbies
• Storage closet
• Large island

Tags

• OPEN KITCHEN
• LARGE ISLAND
• WALK-IN PANTRY
• MUDROOM
• STORAGE CLOSET
• OPTIONAL CUBBIES

🏗️ New construction. The $492,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $506,070.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $492k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $58 ($692/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $450k (8.5% below list).
• Recommended offer: $448k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 3.5% in Miami Heights — 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 65/100 on livability (#752 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, employment 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.
• Zoned schools: Three Rivers Elementary (math 65% / reading 52%, grade B-, #708 of 1,584 statewide, top 45%, 793 students, 35% FRL); Taylor Middle School (math 54% / reading 65%, grade B, #271 of 654 statewide, top 43%, 665 students, 40% FRL); Taylor High School (math 24% / reading 67%, grade D-, #463 of 781 statewide, top 59%, 644 students, 32% FRL) — zoned schools at 36% FRL track the district average.
• Market conditions: 79 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 $15k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($448k) is reasonable based on typical stale-listing flexibility.

Recommended offer $447,720 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.89% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.49%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (median comp): $506,070
• List price: $492,000
• Delta: -2.78%
• 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
8708 Quietwood Ln	0.22mi	4/3.5	3,040 (-8%)	4mo	$467,000	$154	69
3889 Bear Ln	0.30mi	5/4.5 (+1)	3,376 (+2%)	3mo	$500,000	$148	68
8711 Quietwood Ln	0.19mi	4/2.5	3,040 (-8%)	17mo	$430,000	$141	63
3843 Indian Brave Trl	0.34mi	4/3.5	3,653 (+10%)	2mo	$435,000	$119	62
106 Reids Way	0.18mi	4/3.5	2,915 (-12%)	9mo	$500,000	$172	60
191 Edgefield Dr	0.23mi	4/2.5	2,839 (-14%)	10mo	$500,000	$176	57
702 Rosewynne Ct	0.54mi	4/3.5	3,064 (-8%)	7mo	$450,000	$147	52
3736 Bremen Pass	0.69mi	4/2.5	3,134 (-6%)	8mo	$521,500	$166	52
201 Edgefield Dr	0.30mi	4/3.0	2,933 (-12%)	16mo	$435,000	$148	51
615 Coleberry Ct	0.54mi	4/3.5	3,152 (-5%)	14mo	$575,000	$182	51
113 Coleman Ct	0.44mi	4/2.5	2,957 (-11%)	18mo	$465,000	$157	46
3891 Haley Ln	0.73mi	4/2.5	2,832 (-15%)	5mo	$506,000	$179	38

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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-78,265
• Equity at exit: $75,457

10-year hold

• IRR: -7.0%
• Equity multiple: 0.55×
• Total profit: $-63,147
• Equity at exit: $43,756

Cash invested: $141,700 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 15 active · 8 under contract
• Months of supply: 11.2 mo (9%/mo absorbed)
• Median asking: $496,330 ($174/sqft)
• Median days on market: 116 d
• This list price: 47% of active listings are priced below it
• ARV vs active asking: -12.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 45002

• Home prices YoY: -28.9%
• Active inventory: 79
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $4,500 medium
• Mortgage (P&I): −$2,654
• Tax est. 1.5%: −$633 /mo · $7,591/yr
• Insurance: −$211
• HOA: −$0
• Vacancy / Maint / Mgmt: −$945
• Net cashflow: $58

Break-even live

Break-even rent $4,427

Max offer price $506,070

Occupancy floor 94%

Sensitivity live

Price	-10% $407	-5% $233	+0% $58	+5% $-117	+10% $-292
Rent	-10% $-298	-5% $-120	+0% $58	+5% $235	+10% $413
Rate	-1.0pp $313	-0.5pp $186	base $58	+0.5pp $-73	+1.0pp $-207

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: $126,518
• Closing costs: $15,182
• Club membership (one-time): —
• 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	93d	1	0.23mi

Property features AI

Finance

• Other: Address: Everton Plan, Cleves, OH 45002Listing status: ActiveLast modified: 2026-05-21
• Financial info: List price $492,000

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: Single-family plan-based homeEverton plan
• Exterior features: Living area approximately 3317 (square footage not listed in sections per instructions)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Plan: EvertonActive new-construction plan

Listing history 50 events

1. 2026-08-08
   days on market $492,000 Active 93 DOM
2. 2026-08-07
   days on market $492,000 Active 92 DOM
3. 2026-08-06
   days on market $492,000 Active 91 DOM
4. 2026-08-05
   days on market $492,000 Active 90 DOM
5. 2026-08-04
   days on market $492,000 Active 89 DOM
6. 2026-08-03
   days on market $492,000 Active 88 DOM
7. 2026-07-31
   days on market $492,000 Active 85 DOM
8. 2026-07-30
   days on market $492,000 Active 84 DOM
9. 2026-07-29
   days on market $492,000 Active 83 DOM
10. 2026-07-27
    days on market $492,000 Active 81 DOM
11. 2026-07-25
    days on market $492,000 Active 79 DOM
12. 2026-07-24
    days on market $492,000 Active 78 DOM
13. 2026-07-23
    days on market $492,000 Active 77 DOM
14. 2026-07-22
    days on market $492,000 Active 76 DOM
15. 2026-07-21
    days on market $492,000 Active 75 DOM
16. 2026-07-20
    days on market $492,000 Active 74 DOM
17. 2026-07-18
    days on market $492,000 Active 72 DOM
18. 2026-07-16
    days on market $492,000 Active 70 DOM
19. 2026-07-15
    days on market $492,000 Active 69 DOM
20. 2026-07-14
    days on market $492,000 Active 68 DOM
21. 2026-07-13
    days on market $492,000 Active 67 DOM
22. 2026-07-12
    days on market $492,000 Active 66 DOM
23. 2026-07-12
    days on market $492,000 Active 65 DOM
24. 2026-07-10
    days on market $492,000 Active 64 DOM
25. 2026-07-09
    days on market $492,000 Active 63 DOM
26. 2026-07-07
    days on market $492,000 Active 61 DOM
27. 2026-07-06
    days on market $492,000 Active 60 DOM
28. 2026-07-05
    days on market $492,000 Active 59 DOM
29. 2026-07-05
    days on market $492,000 Active 58 DOM
30. 2026-07-03
    days on market $492,000 Active 57 DOM
31. 2026-07-02
    days on market $492,000 Active 56 DOM
32. 2026-07-01
    days on market $492,000 Active 55 DOM
33. 2026-06-30
    days on market $492,000 Active 54 DOM
34. 2026-06-29
    days on market $492,000 Active 53 DOM
35. 2026-06-28
    days on market $492,000 Active 52 DOM
36. 2026-06-27
    days on market $492,000 Active 51 DOM
37. 2026-06-26
    days on market $492,000 Active 50 DOM
38. 2026-06-22
    days on market $492,000 Active 46 DOM
39. 2026-06-21
    days on market $492,000 Active 45 DOM
40. 2026-06-21
    days on market $492,000 Active 44 DOM
41. 2026-06-18
    days on market $492,000 Active 42 DOM
42. 2026-06-17
    days on market $492,000 Active 41 DOM
43. 2026-06-16
    days on market $492,000 Active 40 DOM
44. 2026-06-15
    days on market $492,000 Active 39 DOM
45. 2026-06-13
    days on market $492,000 Active 37 DOM
46. 2026-06-12
    days on market $492,000 Active 36 DOM
47. 2026-06-09
    days on market $492,000 Active 33 DOM
48. 2026-06-08
    days on market $492,000 Active 32 DOM
49. 2026-06-08
    days on market $492,000 Active 31 DOM
50. 2026-06-04
    days on market $492,000 Active 27 DOM

ⓘ 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: −$28,348
• − Property taxes: −$7,591
• − Insurance: −$2,530
• − Repairs & maintenance: −$4,320
• − Management: −$4,320
• − Depreciation: −$14,722
• Taxable loss: −$7,831
• Est. tax savings @ 24.0%: +$1,880
• After-tax cash flow: $2,571/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.

Condition & rehab AI · 1 photo

Excellent 95/100 None rehab

This Everton Plan by Cristo Homes is a move-in-ready luxury home with excellent condition and no visible repairs needed. It offers high ROI through updates that enhance both resale and rental value.

Value-add opportunities

• Both Paint exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Install smart home technology — Improves convenience and energy efficiency ↑
• Both Add smart thermostat — Enhances comfort and energy savings ↑
• Both Install smart lighting — Enhances energy efficiency and safety ↑
• Both Add smart security system — Enhances safety and convenience ↑

D Composite school gradezoned avg 55/100

Zoned Schools

Elementary Three Rivers Elementary B- OH #708/1,584 Nat'l #8,158/41,679 Middle Taylor Middle School B OH #271/654 Nat'l #1,836/14,009 High Taylor High School D- OH #463/781 Nat'l #6,725/17,239

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

C Composite livability gradescore 65/100

Livability — Miami Heights

• Score: 65/100
• State rank: #752
• US rank: #13562

Category grades

Amenities F Commute F Cost of living B+ 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: Miami Heights, OH
• County: Hamilton · 826,054 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% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Address: Everton Plan, Cleves, OH 45002Listing status: ActiveLast modified: 2026-05-21
• Financial info: List price $492,000

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: Single-family plan-based homeEverton plan
• Exterior features: Living area approximately 3317 (square footage not listed in sections per instructions)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Plan: EvertonActive new-construction plan