Empress Plan · Maineville, OH 45039

$420,990

5 bd · 2.5 ba · 3,198 sqft · SingleFamily · 312 Days on market

Good condition

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.9/10.0
• Cash flow +4.4/30.0
• Rent growth +4.4/5.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• 1% rule +0.4/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Picture yourself in the spacious and flexible Empress floorplan - a 3,200 sq. ft. home with five bedrooms, multiple living areas, and endless options to make it your own. Designed for those who love to entertain, The Empress offers both elegance and everyday comfort. Step inside to a welcoming living room that can double as a home office or sitting area. A powder room and formal dining room make hosting holidays easy and convenient. The open-concept great room flows seamlessly into the hearth room, creating the perfect space for gatherings. Add a sunroom off the nook for even more room to entertain. The well-appointed kitchen features abundant cabinetry, a pantry, and a nearby mudroom for easy organization. Upstairs, you'll find five bedrooms - each with its own walk-in closet - plus a convenient second-floor laundry. The loft offers a versatile space for movie nights or playtime and can be expanded by removing a bedroom. Unwind in the luxurious primary suite with dual walk-in closets and an optional step ceiling. Personalize the bath with a deluxe garden tub, tiled shower, or 60" shower option.

Key facts

• Flexible floor plan
• Living room
• Powder room

Tags

• FLEXIBLE FLOOR PLAN
• EXTERIOR ELEVATION OPTIONS
• LIVING ROOM
• POWDER ROOM
• DINING ROOM
• GREAT ROOM

🏗️ New construction. The $420,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $551,500.

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $421k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• To cash-flow at today's rent, offer at most $343k (18.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $300k (28.8% below list).
• Recommended offer: $300k (28.8% below list) — sets the bar for 1% rule.
• Cap rate 3.2% vs local median 4.0% in Maineville — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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); 145 active listings in the ZIP; solid renter incomes; 1,224 units permitted in Warren County in 2024 (474 in 5+ unit buildings).
• This rent runs 33% of the median local income ($109k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $59k of equity ($4k loan paydown + $55k 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 ~$95k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 312 days — a 12% lower offer ($370k) is reasonable based on typical stale-listing flexibility.

Recommended offer $299,639 (28.8% 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 312 days. Have you received any prior offers? Is the seller open to a 29% 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: 0.54% ✗
• Cap rate: 3.15%
• Cash-on-cash: -11.22%
• DSCR: 0.50
• GRM: 15.3

CMA / ARV

• ARV (median comp): $551,500
• List price: $420,990
• Delta: -23.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6849 Gray Wolf Dr	0.57mi	5/4.0	3,184 (-0%)	12mo	$645,000	$203	56
1422 Shawnee Run Dr	0.64mi	4/3.5 (-1)	3,142 (-2%)	9mo	$500,000	$159	50
1430 Tecumseh Dr	0.45mi	4/2.5 (-1)	2,776 (-13%)	4mo	$552,000	$199	49
1790 Amberwood Way	0.63mi	4/3.0 (-1)	2,916 (-9%)	4mo	$565,000	$194	46
601 Eagles Nest Ct	0.65mi	4/2.5 (-1)	2,876 (-10%)	8mo	$365,000	$127	41
6841 Gray Wolf Dr	0.57mi	4/3.5 (-1)	3,352 (+5%)	22mo	$576,500	$172	38

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: 17.4%
• Equity multiple: 2.44×
• Total profit: $222,347
• Equity at exit: $496,835

10-year hold

• IRR: 17.2%
• Equity multiple: 5.93×
• Total profit: $760,907
• Equity at exit: $1,071,443

Cash invested: $154,420 (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: 8 active · 3 under contract
• Months of supply: 9.6 mo (10%/mo absorbed)
• Median asking: $420,995 ($162/sqft)
• Median days on market: 57 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +6.4% 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: 145
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,996 medium
• Mortgage (P&I): −$2,892
• Tax est. 1.5%: −$689 /mo · $8,272/yr
• Insurance: −$230
• HOA: −$0
• Vacancy / Maint / Mgmt: −$629
• Net cashflow: $-1,444

Break-even live

Break-even rent $4,824

Max offer price $342,530

Occupancy floor —

Sensitivity live

Price	-10% $-1,063	-5% $-1,254	+0% $-1,444	+5% $-1,635	+10% $-1,825
Rent	-10% $-1,681	-5% $-1,563	+0% $-1,444	+5% $-1,326	+10% $-1,207
Rate	-1.0pp $-1,166	-0.5pp $-1,304	base $-1,444	+0.5pp $-1,587	+1.0pp $-1,732

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: $137,875
• Closing costs: $16,545
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $420,990 Active 312 DOM
2. 2026-08-07
   days on market $420,990 Active 311 DOM
3. 2026-08-06
   days on market $420,990 Active 310 DOM
4. 2026-08-05
   days on market $420,990 Active 309 DOM
5. 2026-08-04
   days on market $420,990 Active 308 DOM
6. 2026-08-03
   days on market $420,990 Active 307 DOM
7. 2026-07-31
   days on market $420,990 Active 304 DOM
8. 2026-07-30
   days on market $420,990 Active 302 DOM
9. 2026-07-28
   days on market $420,990 Active 301 DOM
10. 2026-07-26
    days on market $420,990 Active 299 DOM
11. 2026-07-24
    days on market $420,990 Active 297 DOM
12. 2026-07-23
    days on market $420,990 Active 296 DOM
13. 2026-07-22
    days on market $420,990 Active 295 DOM
14. 2026-07-21
    days on market $420,990 Active 294 DOM
15. 2026-07-20
    days on market $420,990 Active 293 DOM
16. 2026-07-18
    days on market $420,990 Active 291 DOM
17. 2026-07-18
    days on market $420,990 Active 290 DOM
18. 2026-07-16
    days on market $420,990 Active 289 DOM
19. 2026-07-15
    days on market $420,990 Active 288 DOM
20. 2026-07-14
    days on market $420,990 Active 287 DOM
21. 2026-07-13
    days on market $420,990 Active 286 DOM
22. 2026-07-13
    days on market $420,990 Active 285 DOM
23. 2026-07-11
    days on market $420,990 Active 284 DOM
24. 2026-07-10
    days on market $420,990 Active 283 DOM
25. 2026-07-09
    days on market $420,990 Active 282 DOM
26. 2026-07-07
    days on market $420,990 Active 280 DOM
27. 2026-07-06
    days on market $420,990 Active 279 DOM
28. 2026-07-05
    days on market $420,990 Active 278 DOM
29. 2026-07-03
    days on market $420,990 Active 276 DOM
30. 2026-07-02
    days on market $420,990 Active 275 DOM
31. 2026-07-01
    days on market $420,990 Active 274 DOM
32. 2026-06-30
    days on market $420,990 Active 273 DOM
33. 2026-06-29
    days on market $420,990 Active 272 DOM
34. 2026-06-28
    days on market $420,990 Active 271 DOM
35. 2026-06-27
    days on market $420,990 Active 270 DOM
36. 2026-06-27
    days on market $420,990 Active 269 DOM
37. 2026-06-25
    days on market $420,990 Active 267 DOM
38. 2026-06-22
    days on market $420,990 Active 265 DOM
39. 2026-06-21
    days on market $420,990 Active 264 DOM
40. 2026-06-18
    days on market $420,990 Active 261 DOM
41. 2026-06-17
    days on market $420,990 Active 260 DOM
42. 2026-06-16
    days on market $420,990 Active 259 DOM
43. 2026-06-15
    days on market $420,990 Active 258 DOM
44. 2026-06-13
    days on market $420,990 Active 256 DOM
45. 2026-06-09
    days on market $420,990 Active 252 DOM
46. 2026-06-08
    days on market $420,990 Active 251 DOM
47. 2026-06-07
    days on market $420,990 Active 250 DOM
48. 2026-06-03
    days on market $420,990 Active 246 DOM
49. 2026-06-02
    days on market $420,990 Active 245 DOM
50. 2026-06-01
    days on market $420,990 Active 244 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: $35,957
• − Mortgage interest: −$30,893
• − Property taxes: −$8,272
• − Insurance: −$2,758
• − Repairs & maintenance: −$2,877
• − Management: −$2,877
• − Depreciation: −$16,044
• Taxable loss: −$27,763
• Est. tax savings @ 24.0%: +$6,663
• After-tax cash flow: $-10,667/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 · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $15,990–$47,970 screening

This Empress floorplan home is in good condition with a good condition score of 80. It has a cosmetic rehab level and requires minimal repairs or maintenance. The highest-ROI updates to increase its value include painting the exterior, upgrading the kitchen appliances, and adding smart home features.

Value-add opportunities

• Resale Painting the exterior in a more vibrant color — A fresh coat of paint can enhance curb appeal and make the home stand out. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers and increase the home's value. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient. ↑

ⓘ 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

• 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%
• Common ancestry: Romanian 2% Scotch-Irish 2% Lithuanian 2%
• Foreign-born: 8% · Canada, Jamaica
• 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

Price history

1 event — show timeline

• 2025-10-01 Listed $420,990 Zillow