Thoreau Plan · Maineville, OH 45039

$443,995

4 bd · 2.5 ba · 3,067 sqft · SingleFamily · 199 Days on market

Good condition Garage

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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 +11.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.9/10.0
• Rent growth +4.4/5.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0

Listing remarks

The Thoreau is our largest Smart Series home! This 2-story home features 4 bedrooms, 2.5 baths, a loft, and multiple exterior elevations. Schedule your personal tour today!

Key facts

• 2 garage spots
• Listed 198 days

🏗️ New construction. The $443,995 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $520,460.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $444k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-194 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $431k (3.0% below list).
• Recommended offer: $391k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.8% vs local median 4.0% in Maineville — 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 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); 182 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 52d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,224 units permitted in Warren County in 2024 (474 in 5+ unit buildings).
• At $4,308/mo this rent would consume 48% of the median local household income ($109k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $56k of equity ($4k loan paydown + $52k 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 ~$89k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 199 days — a 12% lower offer ($391k) is reasonable based on typical stale-listing flexibility.

Recommended offer $390,715 (12.0% 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 199 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 0.83% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.59%
• DSCR: 0.93
• GRM: 10.1

CMA / ARV

• ARV (median comp): $520,460
• List price: $443,995
• Delta: -14.69%
• 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
7871 Summit Ct	0.21mi	4/2.5	3,106 (+1%)	4mo	$718,427	$231	85
7829 Summit Ct	0.17mi	4/2.5	2,768 (-10%)	2mo	$655,124	$237	74
1406 Acadia Dr #25	0.24mi	4/2.5	2,789 (-9%)	1mo	$504,180	$181	72
7846 Summit Ct	0.16mi	4/2.5	2,722 (-11%)	1mo	$608,935	$224	72
7870 Summit Ct	0.16mi	4/2.5	2,724 (-11%)	2mo	$623,228	$229	72
1510 Soaring Way	0.26mi	4/3.5	2,656 (-13%)	4mo	$540,000	$203	58
1984 Salt Run Way	0.20mi	3/3.5 (-1)	2,637 (-14%)	2mo	$780,272	$296	57
1038 Wood Duck Ct	0.62mi	3/3.0 (-1)	3,172 (+3%)	3mo	$460,000	$145	56
2020 Salt Run Way	0.56mi	4/2.5	2,772 (-10%)	3mo	$596,500	$215	56
7743 Crystal Cove Pointe	0.57mi	3/2.5 (-1)	2,714 (-12%)	3mo	$367,000	$135	47
7565 Turnberry Ct	0.56mi	4/3.5	3,504 (+14%)	1mo	$422,000	$120	45
7750 Crystal Lake Ln	0.70mi	3/3.0 (-1)	2,685 (-12%)	4mo	$390,000	$145	36

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: 24.6%
• Equity multiple: 3.00×
• Total profit: $291,206
• Equity at exit: $468,871

10-year hold

• IRR: 22.9%
• Equity multiple: 7.28×
• Total profit: $915,842
• Equity at exit: $1,011,138

Cash invested: $145,729 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 28 active · 44 under contract
• Months of supply: 4.9 mo (20%/mo absorbed)
• Median asking: $495,866 ($186/sqft)
• Median days on market: 59 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: -8.8% vs current asking $/sqft

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

ZIP-level market 45039

• Home prices YoY: 7.3%
• Rents YoY: 7.4%
• Active inventory: 182
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $4,308 high
• Mortgage (P&I): −$2,729
• Tax est. 1.5%: −$651 /mo · $7,807/yr
• Insurance: −$217
• HOA: −$0
• Vacancy / Maint / Mgmt: −$905
• Net cashflow: $-194

Break-even live

Break-even rent $4,553

Max offer price $492,455

Occupancy floor 99%

Sensitivity live

Price	-10% $166	-5% $-14	+0% $-194	+5% $-373	+10% $-553
Rent	-10% $-534	-5% $-364	+0% $-194	+5% $-23	+10% $147
Rate	-1.0pp $69	-0.5pp $-61	base $-194	+0.5pp $-328	+1.0pp $-466

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: $130,115
• Closing costs: $15,614
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7876 Ellington Ct Maineville, OH	4.0	2.5	2500	$4,995	$2.00	112d	1	0.27mi
1392 Soaring Way Maineville, OH	5.0	2.5	2500	$5,995	$2.40	10d	1	0.34mi
1344 Soaring Way Maineville, OH	5.0	3.5	2800	$5,995	$2.14	10d	1	0.36mi
1165 Bear Grass Way Maineville, OH	4.0	2.5	2474	$2,641	$1.07	120d	1	0.64mi
7814 Wilderness Way Maineville, OH	4.0	2.0	2140	$2,671	$1.25	184d	1	0.72mi
1256 Carrington Pl Maineville, OH	4.0	2.5	3000	$2,521	$0.84	164d	1	0.84mi
6976 Briarcliff Ct Maineville, OH	4.0	3.0	2475	$3,495	$1.41	103d	1	1.05mi
6965 Quellin Blvd Maineville, OH	5.0	2.5	3640	$7,500	$2.06	10d	1	1.08mi
6718 Waverly Park Morrow, OH	4.0	2.5	2678	$2,792	$1.04	10d	1	1.30mi
618 Fox Chase Way Maineville, OH	3.0	2.5	2314	$2,270	$0.98	51d	1	1.36mi
6544 Thistle Grv Morrow, OH	4.0	2.5	2391	$2,837	$1.19	2d	1	1.42mi

Property features AI

Finance

• Financial info: List price $436,995

Exterior

• Parking: 2 parking spaces2 garage spaces
• Home design: New construction plan homeAddress: Thoreau Plan, Maineville, OH 45039
• Exterior features: Living area approximately 3067

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Plan: Thoreau

Listing history 50 events

1. 2026-11-08
   days on market $443,995 Active 199 DOM
2. 2026-11-07
   days on market $443,995 Active 198 DOM
3. 2026-11-06
   days on market $443,995 Active 197 DOM
4. 2026-11-05
   days on market $443,995 Active 196 DOM
5. 2026-11-04
   days on market $443,995 Active 195 DOM
6. 2026-11-02
   days on market $443,995 Active 193 DOM
7. 2026-11-01
   days on market $443,995 Active 192 DOM
8. 2026-10-31
   days on market $443,995 Active 191 DOM
9. 2026-10-30
   days on market $443,995 Active 190 DOM
10. 2026-10-29
    days on market $443,995 Active 189 DOM
11. 2026-10-28
    days on market $443,995 Active 188 DOM
12. 2026-10-27
    days on market $443,995 Active 187 DOM
13. 2026-10-26
    days on market $443,995 Active 186 DOM
14. 2026-10-25
    days on market $443,995 Active 185 DOM
15. 2026-10-24
    days on market $443,995 Active 184 DOM
16. 2026-10-23
    days on market $443,995 Active 183 DOM
17. 2026-10-22
    days on market $443,995 Active 182 DOM
18. 2026-10-21
    days on market $443,995 Active 181 DOM
19. 2026-10-20
    days on market $443,995 Active 180 DOM
20. 2026-10-19
    days on market $443,995 Active 179 DOM
21. 2026-10-18
    days on market $443,995 Active 178 DOM
22. 2026-10-17
    days on market $443,995 Active 177 DOM
23. 2026-10-16
    days on market $443,995 Active 176 DOM
24. 2026-10-15
    days on market $443,995 Active 175 DOM
25. 2026-10-14
    days on market $443,995 Active 174 DOM
26. 2026-10-13
    days on market $443,995 Active 173 DOM
27. 2026-10-12
    days on market $443,995 Active 172 DOM
28. 2026-10-11
    days on market $443,995 Active 171 DOM
29. 2026-10-10
    days on market $443,995 Active 170 DOM
30. 2026-10-09
    days on market $443,995 Active 169 DOM
31. 2026-10-08
    days on market $443,995 Active 168 DOM
32. 2026-10-07
    days on market $443,995 Active 167 DOM
33. 2026-10-06
    days on market $443,995 Active 166 DOM
34. 2026-10-05
    days on market $443,995 Active 165 DOM
35. 2026-10-04
    days on market $443,995 Active 164 DOM
36. 2026-10-03
    days on market $443,995 Active 163 DOM
37. 2026-10-02
    days on market $443,995 Active 162 DOM
38. 2026-10-01
    days on market $443,995 Active 161 DOM
39. 2026-09-30
    days on market $443,995 Active 160 DOM
40. 2026-09-29
    days on market $443,995 Active 159 DOM
41. 2026-09-28
    days on market $443,995 Active 158 DOM
42. 2026-09-27
    days on market $443,995 Active 157 DOM
43. 2026-09-25
    days on market $443,995 Active 155 DOM
44. 2026-09-24
    days on market $443,995 Active 154 DOM
45. 2026-09-23
    days on market $443,995 Active 153 DOM
46. 2026-09-22
    days on market $443,995 Active 152 DOM
47. 2026-09-21
    days on market $443,995 Active 151 DOM
48. 2026-09-20
    days on market $443,995 Active 150 DOM
49. 2026-09-19
    days on market $443,995 Active 149 DOM
50. 2026-09-18
    days on market $443,995 Active 148 DOM

ⓘ 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 ≥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: $51,695
• − Mortgage interest: −$29,154
• − Property taxes: −$7,807
• − Insurance: −$2,602
• − Repairs & maintenance: −$4,136
• − Management: −$4,136
• − Depreciation: −$15,141
• Taxable loss: −$11,280
• Est. tax savings @ 24.0%: +$2,707
• After-tax cash flow: $385/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

Good 80/100 Cosmetic rehab Est. rehab $15,335–$46,005 screening

This 2-story Smart Series home is in excellent condition with no visible repairs needed. It offers a good return on investment with updates that can significantly increase its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New windows and doors — Enhances energy efficiency and curb appeal ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 69/100

Zoned Schools

Elementary Little Miami Primary School A- OH #376/1,584 Nat'l #3,318/41,679 Middle Little Miami Middle School A OH #143/654 Nat'l #858/14,009 High Little Miami High School B OH #150/781 Nat'l #2,657/17,239

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

C Composite livability gradescore 69/100

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

• Census place: Maineville, OH
• County: Warren County · 248,603 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: 8% of renters

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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%

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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%
• Languages at home: 92% English-only · Spanish 3% Russian/Polish/Slavic 2% Other Indo-European 1%

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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

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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

• Financial info: List price $436,995

Exterior

• Parking: 2 parking spaces2 garage spaces
• Home design: New construction plan homeAddress: Thoreau Plan, Maineville, OH 45039
• Exterior features: Living area approximately 3067

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Plan: Thoreau