604 Coleberry Ct · Cleves, OH 45002

$439,900

5 bd · 3.5 ba · 3,427 sqft · SingleFamily public records · 3 Days on market

Built 1996 0.36 ac lot Est $528k · 17% under

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Why this score? — see what drove the C+ 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 +20.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• Schools +5.3/10.0
• 1% rule +5.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this spacious 5-bedroom home tucked away on a quiet cul-de-sac, just a scenic riverside drive from downtown Cincinnati. Lovingly maintained by its original owner, this home offers flexible living space for today's lifestyle. The vaulted living room features a cozy fireplace, while the first-floor study with French doors is perfect for working from home. Upstairs, you'll find new flooring throughout the second level, including a generous primary suite with an ensuite bath. The walkout lower level includes a bedroom, full bath, and kitchenette, creating a private guest suite where visitors or extended family can enjoy their own space and privacy. Situated on a generous lot on

Key facts

• First-floor study
• Vaulted living room
• Cozy fireplace

Tags

• CUL-DE-SAC
• SCENIC RIVERSIDE DRIVE
• FLEXIBLE LIVING SPACE
• VAULTED LIVING ROOM
• COZY FIREPLACE
• FIRST-FLOOR STUDY

Property features AI

Finance

• Other: Lease not considered
• HOA & community: No HOA

Exterior

• Parking: Attached garage with 2 garage spaces; Driveway parking; On-street parking
• Utilities: Public water; Public sewer; Natural gas service
• Home design: Single-family home; Contemporary/Modern style; Two levels; Poured foundation
• Construction: Built with brick and vinyl siding; Poured foundation; Shingle roof
• Exterior features: Shingle roof; Brick and vinyl siding exterior; Vinyl windows; One brick fireplace; Property on less than 0.5 acre (approximately 0.361 acres); Residential zoning

Interior

• Kitchen: Dishwasher; Oven/Range; Refrigerator; Dining room with walkout
• Bedrooms: 5 bedrooms total; Primary bedroom on level 2; Four additional bedrooms on level 2 and one bedroom in the basement
• Bathrooms: Three full bathrooms; One half bathroom; Primary bathroom with shower; Two full bathrooms on level 2; One partial (half) bathroom on level 1; One full bathroom in the basement
• Heating & cooling: Central air conditioning; Ceiling fans; Forced air heating; Gas water heating
• Interior features: 9-foot+ ceilings; Vaulted ceiling; 8 total rooms; Full basement with partial finish and walkout
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $440k.

Deal economics

• At list price, monthly cash flow is $554 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $440k).

Location & tenants

• Location reads 65/100 on livability (#701 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living 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.
• Market conditions: 68 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 $13k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $439,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-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?
3. 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.
4. 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.
5. 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: 1.02% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.39%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $527,758
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3889 Bear Ln	0.33mi	5/4.5	3,376 (-2%)	1mo	$500,000	$148	77
615 Coleberry Ct	0.09mi	4/3.5 (-1)	3,152 (-8%)	13mo	$575,000	$182	66
702 Rosewynne Ct	0.16mi	4/3.5 (-1)	3,064 (-11%)	5mo	$450,000	$147	66
8708 Quietwood Ln	0.51mi	4/3.5 (-1)	3,040 (-11%)	2mo	$467,000	$154	50
3736 Bremen Pass	0.57mi	4/2.5 (-1)	3,134 (-8%)	6mo	$521,500	$166	45
562 Laurelwood Dr	0.41mi	4/3.0 (-1)	3,178 (-7%)	21mo	$439,900	$138	44
8629 Doris Pl	0.62mi	4/2.5 (-1)	3,481 (+2%)	22mo	$570,000	$164	41
8711 Quietwood Ln	0.51mi	4/2.5 (-1)	3,040 (-11%)	16mo	$430,000	$141	35
106 Reids Way	0.71mi	4/3.5 (-1)	2,915 (-15%)	8mo	$500,000	$172	30
201 Edgefield Dr	0.71mi	4/3.0 (-1)	2,933 (-14%)	15mo	$435,000	$148	24
113 Coleman Ct	0.74mi	4/2.5 (-1)	2,957 (-14%)	17mo	$465,000	$157	20

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: -7.9%
• Equity multiple: 0.71×
• Total profit: $-35,985
• Equity at exit: $65,591

10-year hold

• IRR: 1.6%
• Equity multiple: 1.12×
• Total profit: $14,240
• Equity at exit: $38,035

Cash invested: $123,172 (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 45002

• Home prices YoY: -28.9%
• Active inventory: 68
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $4,500 medium
• Mortgage (P&I): −$2,307
• Tax from tax record: −$511 /mo · $6,136/yr
• Insurance: −$183
• HOA: −$0
• Vacancy / Maint / Mgmt: −$945
• Net cashflow: $554

Break-even live

Break-even rent $3,799

Max offer price $439,900

Occupancy floor 83%

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: $109,975
• Closing costs: $13,197
• 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	43d	1	0.46mi

Listing history 4 events

1. 2026-06-18
   days on market $439,900 Active 3 DOM
2. 2026-06-17
   days on market $439,900 Active 2 DOM
3. 2026-06-16
   remarks 699-char remark
4. 2026-06-16
   listed $439,900 Active 1 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: $6,136 · $511/mo
• Projected year-2 tax: $6,499 · $542/mo
• Expected delta: +$363/yr (+$30/mo · 5.9%)

ⓘ 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 2/10 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $54,000
• − Mortgage interest: −$24,641
• − Property taxes: −$6,136
• − Insurance: −$2,200
• − Repairs & maintenance: −$4,320
• − Management: −$4,320
• − Depreciation: −$12,797
• Taxable loss: −$413
• Est. tax savings @ 24.0%: +$99
• 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: 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

Livability — Cleves

• Score: 65/100
• State rank: #701
• US rank: #12525

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cleves, OH
• County: Hamilton · 838,887 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: 12.0

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 (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%

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

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

• 2026-06-15 Listed $439,900 Cincy MLS

Property tax history

+1.0%/yr

Latest (2025): $6,136 · +12.6% YoY. Source: county tax records.