873 Tradewind Dr · Mason, OH 45040

$425,000

4 bd · 2.0 ba · 2,427 sqft · SingleFamily public records · 9 Days on market

Built 1973 9,784 sqft lot Est $439k · at est.

---

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 +10.3/30.0
• ARV discount +9.0/15.0
• Schools +7.2/10.0
• Livability +4.2/5.0
• Rent growth +3.4/5.0
• DSCR +2.9/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Must See in Mason! Beautifully updated and meticulously maintained 4-bedroom, 2-bath bi-level home in one of the most sought-after areas of Mason, Ohio! This home offers a spacious lower-level primary suite featuring a walk-in closet and private ensuite bath - perfect for added comfort and privacy. Step outside to your own backyard oasis, ideal for entertaining, complete with a covered bar, fire pit, wood deck, storage shed, and plenty of yard space to enjoy! The kitchen shines with new stainless steel appliances, and major updates - including roof, HVAC, water heater, and windows - provide peace of mind for years to come. Electrical updated as of June 2026. Move-in ready and packed with value... this one won't last long!

Key facts

• Walk-in closet
• Backyard oasis
• Fire pit

Tags

• LOWER-LEVEL PRIMARY SUITE
• WALK-IN CLOSET
• PRIVATE ENSUITE BATH
• BACKYARD OASIS
• COVERED BAR
• FIRE PIT

Property features AI

Finance

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

Exterior

• Parking: Attached front garage with 2 garage spaces
• Utilities: Public water; Public sewer; Natural gas
• Home design: Traditional single-family home; Poured foundation
• Construction: Aluminum siding; Brick construction; Poured foundation; Shingle roof
• Exterior features: Aluminum siding and brick exterior; Vinyl insulated windows; Shingle roof; Residential zoning

Interior

• Kitchen: Kitchen (10 x 11)
• Bedrooms: 4 bedrooms total; Primary bedroom (20 x 12) on the lower level; Bedroom 2 (9 x 12) on the upper level; Bedroom 3 (15 x 11) on the upper level; Bedroom 4 (11 x 11) on the upper level
• Bathrooms: 2 full bathrooms; Full bathroom on the lower level; Full bathroom on the upper level
• Heating & cooling: Forced air heating (gas); Central air conditioning; Gas water heating
• Interior features: 8 total rooms; Finished full basement
• Laundry & utility: Basement utility area

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $425k.

Deal economics

• At list price, monthly cash flow is $-235 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $383k (9.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $317k (25.3% below list).
• Recommended offer: $317k (25.3% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.2% in Mason — 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 85/100 on livability (#43 in OH, #590 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, employment A+; Watch: health & safety C-, commute F.
• Mason City (suburban): math 81% / reading 81% proficiency, ranked #33 of 656 in OH (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical; only 6% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+3.5%/yr); 139 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,224 units permitted in Warren County in 2024 (474 in 5+ unit buildings).

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.
• Warren County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $319k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $317,354 (25.3% 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. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.75% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.37%
• DSCR: 0.89
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $439,287
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6955 Grand Oaks Ct	0.48mi	4/2.5	2,548 (+5%)	8mo	$490,000	$192	60
1424 Hillary Ln	0.37mi	4/2.5	2,184 (-10%)	11mo	$395,000	$181	55
962 Western Row Rd	0.68mi	3/2.0 (-1)	2,128 (-12%)	17mo	$333,000	$156	29

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 · 3.51% rent growth · sell at horizon

5-year hold

• IRR: -19.7%
• Equity multiple: 0.31×
• Total profit: $-82,277
• Equity at exit: $63,369

10-year hold

• IRR: -11.7%
• Equity multiple: 0.29×
• Total profit: $-84,432
• Equity at exit: $36,746

Cash invested: $119,000 (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 45040

• Rents YoY: 3.5%
• Active inventory: 139
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $3,174 high
• Mortgage (P&I): −$2,229
• Tax from tax record: −$336 /mo · $4,036/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$666
• Net cashflow: $-235

Break-even live

Break-even rent $3,471

Max offer price $383,469

Occupancy floor —

Sensitivity live

Price	-10% $5	-5% $-115	+0% $-235	+5% $-355	+10% $-476
Rent	-10% $-486	-5% $-360	+0% $-235	+5% $-110	+10% $16
Rate	-1.0pp $-21	-0.5pp $-127	base $-235	+0.5pp $-345	+1.0pp $-457

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1455 Baymeadows Dr Mason, OH	4.0	2.5	2292	$3,200	$1.40	45d	1	0.35mi
6342 Coverage CT Mason, OH	3.0	2.5	1676	$3,250	$1.94	45d	1	0.74mi
5646 Santa Fe Trl Mason, OH	3.0	3.5	2808	$3,495	$1.24	13d	1	1.22mi
7763 Hunters Trl Mason, OH	4.0	2.5	2802	$3,495	$1.25	45d	1	1.24mi
6173 Greenbrier Gln Mason, OH	4.0	3.5	2608	$3,400	$1.30	25d	1	1.24mi
5920 Thornberry Ct Mason, OH	4.0	3.5	3200	$3,698	$1.16	5d	1	1.33mi
5707 Villas Creek Dr Mason, OH	4.0	2.5	2070	$2,981	$1.44	45d	1	1.35mi
6370 Sherman Terrace Dr Mason, OH	4.0	2.5	2542	$2,531	$1.00	8d	1	1.40mi
6907 Keeneland Way Mason, OH	4.0	2.5	3086	$3,650	$1.18	45d	1	1.48mi

Listing history 7 events

1. 2026-06-21
   days on market $425,000 Active 9 DOM
2. 2026-06-18
   days on market $425,000 Active 6 DOM
3. 2026-06-17
   days on market $425,000 Active 5 DOM
4. 2026-06-16
   days on market $425,000 Active 4 DOM
5. 2026-06-15
   days on market $425,000 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $425,000 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: $4,036 · $336/mo
• Projected year-2 tax: $5,333 · $444/mo
• Expected delta: +$1,297/yr (+$108/mo · 32.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,082
• − Mortgage interest: −$23,807
• − Property taxes: −$4,036
• − Insurance: −$2,125
• − Repairs & maintenance: −$3,047
• − Management: −$3,047
• − Depreciation: −$12,364
• Taxable loss: −$10,342
• Est. tax savings @ 24.0%: +$2,482
• After-tax cash flow: $-339/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: Mason City
• NCES district ID: 3905045
• Math proficiency: 81% ▼ -8.00%
• Reading proficiency: 81% ▼ -5.00%
• Median HH income: $91,430
• Composite: 72.46/100
• National rank: #200
• State rank: #33 of 656 in OH

Livability — Mason

• Score: 85/100
• State rank: #43
• US rank: #590

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mason, OH
• County: Warren County · 196,906 people
• City population: 59,518
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 59,518
• Household income: $133,240
• Rent vs Own: 22.3% rent · 77.7% own
• Severe rent burden: 562.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Asian 19% Two or more races 6% Black 4% Hispanic / Latino 3%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 20% · China, Canada, Vietnam
• Languages at home: 77% English-only · Other Asian/Pacific 6% Other Indo-European 6% Chinese 4%

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: ▼ -210.08%
• Current HPI: 234.0754
• Rent YoY: ▲ 3.51%
• Metro: Cincinnati, OH-KY-IN
• 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

+679.8% since first listed

15 events — show timeline

• 2026-06-12 Relisted — Cincy MLS
• 2026-06-12 Listed $425,000 Cincy MLS
• 2026-06-12 Listing Removed — Cincy MLS
• 2026-05-14 Listing Removed — Cincy MLS
• 2026-04-22 Contingent — Cincy MLS
• 2026-04-16 Listed $425,000 Cincy MLS
• 2025-11-18 Listing Removed — Cincy MLS
• 2025-09-03 Listed $399,000 Cincy MLS
• 2022-06-28 Sold (Public Records) $318,780 Public Records
• 2022-06-21 Sold (MLS) $316,780 Cincy MLS
• 2022-05-06 Contingent — Cincy MLS
• 2022-04-29 Listed $295,000 Cincy MLS
• 1988-08-29 Sold (Public Records) $69,000 Public Records
• 1987-12-14 Sold (Public Records) $66,900 Public Records
• 1985-08-22 Sold (Public Records) $54,500 Public Records

Property tax history

+2.9%/yr

Latest (2025): $4,036 · -0.5% YoY. Source: county tax records.