Silverstone Plan · Wilmington, OH 45177

$329,000

4 bd · 2.5 ba · 1,873 sqft · SingleFamily · 425 Days on market

Good condition

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Silverstone is a versatile new construction home offering 1,873 sq. ft. of comfortable living space across two stories. With 4 bedrooms and 2.5 bathrooms, this floor plan is ideal for families searching for new homes in Carlisle, Wilmington, or Trenton, OH. The main level features 9-foot ceilings and an open kitchen with an island and pantry that flows into a large great roomperfect for entertaining or relaxing. A study off the foyer provides flexible space for a home office or guest room. The mudroom off the garage includes a storage closet or optional cubbies with a coat wall organizer to keep daily life organized. Upstairs, the grand bedroom features a private bathroom with a tub/shower unit, single vanity, and a spacious walk-in closet. Additional highlights include a hall linen closet, second-floor laundry with optional sink, and a 2-car garage. The Silverstone is a smart choice for buyers looking for new four-bedroom homes in Southwest Ohio with modern features and efficient design.

Key facts

• 2 garage spots
• Listed 424 days

🏗️ New construction. The $329,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $331,379.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $329k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $329k).
• Recommended offer: $290k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 5.3% in Wilmington — 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 77/100 on livability (#202 in OH, #3,127 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, commute F, employment F.
• Wilmington City (town): math 42% / reading 51% proficiency, ranked #492 of 656 in OH (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Roy E Holmes Elementary School (508 students, 58% FRL); Rodger O. Borror Middle School (math 35% / reading 44%, grade F, #519 of 654 statewide, top 80%, 502 students, 48% FRL); Wilmington High School (math 24% / reading 62%, grade F, #494 of 781 statewide, top 63%, 663 students, 46% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: 145 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 119 units permitted in Clinton County in 2024 (0 in 5+ unit buildings).
• At $4,995/mo this rent would consume 85% of the median local household income ($70k/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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Clinton County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $93k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 425 days — a 12% lower offer ($290k) is reasonable based on typical stale-listing flexibility.

Recommended offer $289,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 425 days. Have you received any prior offers? Is the seller open to a 12% 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. 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.
5. 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.
6. 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: 1.51% ✓
• Cap rate: 12.29%
• Cash-on-cash: 21.42%
• DSCR: 1.95
• GRM: 5.5

CMA / ARV

• ARV (median comp): $331,379
• List price: $329,000
• Delta: -0.72%
• 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
1300 Blue Spruce Ln	0.08mi	4/3.0	1,797 (-4%)	19mo	$426,244	$237	72
432 Red Maple Ln	0.17mi	4/3.0	1,802 (-4%)	17mo	$449,940	$250	70
918 Willow Bend Dr	0.22mi	3/2.5 (-1)	1,704 (-9%)	1mo	$328,250	$193	69
86 Rita Pl	0.49mi	5/3.0 (+1)	1,853 (-1%)	2mo	$263,000	$142	66
1150 Sylvan Dr	0.48mi	3/2.5 (-1)	1,762 (-6%)	2mo	$260,000	$148	61
914 Hickory Trail Dr	0.45mi	3/3.0 (-1)	1,994 (+6%)	3mo	$480,000	$241	58
1282 Ridge Rd	0.53mi	4/2.5	1,896 (+1%)	23mo	$250,000	$132	54
21 Garden Cir	0.56mi	3/2.0 (-1)	1,853 (-1%)	16mo	$314,900	$170	52
1985 St Rt 730	0.71mi	3/3.0 (-1)	1,860 (-1%)	9mo	$305,000	$164	52
932 Willow Bend Dr	0.20mi	3/2.0 (-1)	1,660 (-11%)	17mo	$285,000	$172	50
1313 Westmoor Dr	0.49mi	3/1.5 (-1)	1,596 (-15%)	2mo	$240,000	$150	42
1087 Warren Dr	0.62mi	3/2.5 (-1)	2,100 (+12%)	7mo	$285,000	$136	40

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: 14.0%
• Equity multiple: 1.56×
• Total profit: $51,847
• Equity at exit: $49,410

10-year hold

• IRR: 22.8%
• Equity multiple: 2.95×
• Total profit: $181,262
• Equity at exit: $28,652

Cash invested: $92,786 (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: 18 active · 10 under contract
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $334,062 ($189/sqft)
• Median days on market: 169 d
• This list price: 44% 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 45177

• Active inventory: 145
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $4,995 high
• Mortgage (P&I): −$1,738
• Tax est. 1.5%: −$414 /mo · $4,971/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,049
• Net cashflow: $1,656

Break-even live

Break-even rent $2,899

Max offer price $331,379

Occupancy floor 62%

Sensitivity live

Price	-10% $1,885	-5% $1,770	+0% $1,656	+5% $1,541	+10% $1,427
Rent	-10% $1,261	-5% $1,459	+0% $1,656	+5% $1,853	+10% $2,051
Rate	-1.0pp $1,823	-0.5pp $1,740	base $1,656	+0.5pp $1,570	+1.0pp $1,483

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: $82,845
• Closing costs: $9,941
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Southwind Blvd Wilmington, OH	3.0	2.0	1344	$4,995	$3.72	0d	1	0.71mi
121 Southwind Blvd Wilmington, OH	3.0	2.0	1344	$4,995	$3.72	0d	1	0.72mi
145 Southwind Blvd Wilmington, OH	3.0	2.0	1370	$4,995	$3.65	0d	1	0.72mi
148 Southwind Blvd Wilmington, OH	3.0	2.0	1550	$4,995	$3.22	0d	1	0.76mi
210 Taylor Dr Wilmington, OH	3.0	2.0	1370	$4,995	$3.65	0d	1	0.77mi
224 Taylor Dr Wilmington, OH	3.0	2.0	1370	$4,995	$3.65	0d	1	0.79mi
229 Taylor Dr Wilmington, OH	3.0	2.0	1242	$2,000	$1.61	123d	1	0.80mi
2224 Morris Ave Wilmington, OH	3.0	2.0	1560	$4,995	$3.20	0d	1	0.80mi

Listing history 50 events

1. 2026-11-08
   days on market $329,000 Active 425 DOM
2. 2026-11-07
   days on market $329,000 Active 424 DOM
3. 2026-11-06
   days on market $329,000 Active 423 DOM
4. 2026-11-05
   days on market $329,000 Active 422 DOM
5. 2026-11-04
   days on market $329,000 Active 421 DOM
6. 2026-11-02
   days on market $329,000 Active 419 DOM
7. 2026-11-01
   days on market $329,000 Active 418 DOM
8. 2026-10-31
   days on market $329,000 Active 417 DOM
9. 2026-10-30
   days on market $329,000 Active 416 DOM
10. 2026-10-29
    days on market $329,000 Active 415 DOM
11. 2026-10-28
    days on market $329,000 Active 414 DOM
12. 2026-10-27
    days on market $329,000 Active 413 DOM
13. 2026-10-26
    days on market $329,000 Active 412 DOM
14. 2026-10-25
    days on market $329,000 Active 411 DOM
15. 2026-10-24
    days on market $329,000 Active 410 DOM
16. 2026-10-23
    days on market $329,000 Active 409 DOM
17. 2026-10-22
    days on market $329,000 Active 408 DOM
18. 2026-10-21
    days on market $329,000 Active 407 DOM
19. 2026-10-20
    days on market $329,000 Active 406 DOM
20. 2026-10-19
    days on market $329,000 Active 405 DOM
21. 2026-10-18
    days on market $329,000 Active 404 DOM
22. 2026-10-17
    days on market $329,000 Active 403 DOM
23. 2026-10-16
    days on market $329,000 Active 402 DOM
24. 2026-10-15
    days on market $329,000 Active 401 DOM
25. 2026-10-14
    days on market $329,000 Active 400 DOM
26. 2026-10-13
    days on market $329,000 Active 399 DOM
27. 2026-10-12
    days on market $329,000 Active 398 DOM
28. 2026-10-11
    days on market $329,000 Active 397 DOM
29. 2026-10-11
    price $329,000 Active 396 DOM
30. 2026-10-10
    days on market $335,000 Active 396 DOM
31. 2026-10-09
    days on market $335,000 Active 395 DOM
32. 2026-10-08
    days on market $335,000 Active 394 DOM
33. 2026-10-07
    days on market $335,000 Active 393 DOM
34. 2026-10-06
    days on market $335,000 Active 392 DOM
35. 2026-10-05
    days on market $335,000 Active 391 DOM
36. 2026-10-04
    days on market $335,000 Active 390 DOM
37. 2026-10-04
    days on market $335,000 Active 389 DOM
38. 2026-10-02
    days on market $335,000 Active 388 DOM
39. 2026-10-01
    days on market $335,000 Active 387 DOM
40. 2026-09-30
    days on market $335,000 Active 386 DOM
41. 2026-09-29
    days on market $335,000 Active 385 DOM
42. 2026-09-28
    days on market $335,000 Active 384 DOM
43. 2026-09-27
    days on market $335,000 Active 383 DOM
44. 2026-09-25
    days on market $335,000 Active 381 DOM
45. 2026-09-24
    days on market $335,000 Active 380 DOM
46. 2026-09-23
    days on market $335,000 Active 379 DOM
47. 2026-09-22
    days on market $335,000 Active 378 DOM
48. 2026-09-21
    days on market $335,000 Active 377 DOM
49. 2026-09-20
    days on market $335,000 Active 376 DOM
50. 2026-09-19
    days on market $335,000 Active 375 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 3/10 Moderate 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $59,940
• − Mortgage interest: −$18,562
• − Property taxes: −$4,971
• − Insurance: −$1,657
• − Repairs & maintenance: −$4,795
• − Management: −$4,795
• − Depreciation: −$9,640
• Taxable income: $15,519
• Est. tax owed @ 24.0%: −$3,725
• After-tax cash flow: $16,147/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 None rehab

This Silverstone Plan home is in excellent condition with no visible repairs needed. It offers a good balance of curb appeal and interior features, making it a great investment.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Resale New flooring in bathrooms — Improves functionality and appearance ↑

F Composite school gradezoned avg 41/100

Zoned Schools

Elementary Roy E Holmes Elementary School Middle Rodger O. Borror Middle School F OH #519/654 Nat'l #6,151/14,009 High Wilmington High School F OH #494/781 Nat'l #7,439/17,239

Schools (NCES district)

• District: Wilmington City
• NCES district ID: 3904511
• Math proficiency: 42% ▼ -16.00%
• Reading proficiency: 51% ▼ -6.00%
• Median HH income: $43,201
• Composite: 39.2/100
• National rank: #4020
• State rank: #492 of 656 in OH

B Composite livability gradescore 77/100

Livability — Wilmington

• Score: 77/100
• State rank: #202
• US rank: #3127

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilmington, OH
• County: Clinton · 41,352 people
• Population (ZIP): 22,442
• Household income: $70,483
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 10% of renters

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Population outlook (Clinton County) Hauer SSP2

• Today (2025): 41,352 people
• By 2030: 40,831 · -1.3%
• By 2040: 39,049 · -5.6%
• By 2050: 36,408 · -12.0%
• By 2075: 29,652 · -28.3%
• By 2100: 20,736 · -49.9%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 3% Black 3% Hispanic / Latino 2% Asian 1%
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1%

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Political lean MEDSL · Clinton

• 2024 margin: Solid R (+54.6) · D 22.3% · R 76.9%
• 2008→2024 swing: -24.3pp toward R · 2008: -30.3pp · 2024: -54.6pp
• All cycles: 2024: R+54.6 2020: R+52.6 2016: R+52.6 2012: R+35.2 2008: R+30.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -150.35%
• Current HPI: 238.9182
• 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

Price history

+2.3% since first listed

3 events — show timeline

• 2026-05-06 Price Changed $311,000 Zillow
• 2026-02-24 Price Changed $310,200 Zillow
• 2025-09-09 Listed $304,100 Zillow