6211 Avebury Ct · South Lebanon, OH 45152

$465,000

4 bd · 2.5 ba · 2,506 sqft · SingleFamily public records · 27 Days on market

Built 2003 0.37 ac lot Est $449k · at est. $34/mo HOA · 1% of rent

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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).

• Cash flow +16.6/30.0
• Schools +6.1/10.0
• ARV discount +5.9/15.0
• DSCR +5.2/10.0
• 1% rule +4.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this stunning and spacious property designed to fit all your lifestyle needs. The main level welcomes you with a dedicated home office perfect for remote work, a convenient first-floor laundry room, and a grand, large family room that serves as the heart of the home for gatherings and relaxation. Upstairs, you will find four generously sized bedrooms and beautifully appointed bathrooms, ensuring plenty of private space for everyone. The incredible finished basement elevates this home to the next level, boasting a second full kitchen that is ideal for hosting guests or ultimate game-day entertaining. Complete with 3 full baths, 1 half bath, and a pristine 2-car side-entry gar

Key facts

• Second full kitchen
• Finished basement
• Home office

Tags

• HOME OFFICE
• FIRST-FLOOR LAUNDRY ROOM
• FINISHED BASEMENT
• SECOND FULL KITCHEN

Property features AI

Finance

• Financial info: Lease not considered
• HOA & community: Homeowners association in place; Annual association fee of $408; Association dues include pool and professional management

Exterior

• Parking: Attached side garage with 2 garage spaces; Driveway parking; On-street parking available; Garage door opener
• Security: No specific security system listed
• Utilities: Public water; Public sewer; Natural gas; Gas water heater
• Home design: Traditional single-family home; Two levels; Poured foundation
• Construction: Brick and vinyl siding exterior; Shingle roof; Built with poured foundation
• Exterior features: Deck; Porch; One gas fireplace; Window features: double pane vinyl

Interior

• Kitchen: Gourmet kitchen with island; Pantry and eat-in space; Tile floor and wood cabinets; Window treatments
• Bedrooms: 4 bedrooms total; Primary bedroom (2nd level) approximately 13 x 16; Bedroom 2 (2nd level) approximately 11 x 11; Bedroom 3 (2nd level) approximately 11 x 13; Bedroom 4 (2nd level) approximately 11 x 10
• Flooring: Wood floors in living, dining, family room, and study; Tile flooring in kitchen
• Bathrooms: Three full bathrooms; One half bathroom; Primary bathroom includes shower and tub; One full bath on lower level; A partial bath on the main level
• Heating & cooling: Gas forced-air heating; Central air conditioning; 220 volt service
• Interior features: 9+ foot and vaulted ceilings; French doors; Multi-panel doors; Recessed lighting; Ceiling fan; Finished full basement with concrete floor; Total of 13 rooms
• Laundry & utility: Main-level laundry room (approx. 5 x 7); Washer and dryer included; Sump pump; Water softener

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $465k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $439k (5.5% below list).
• Recommended offer: $439k (5.5% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 3.5% in South Lebanon — 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 74/100 on livability (#279 in OH, #4,589 nationally) — 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: 127 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,224 units permitted in Warren County in 2024 (474 in 5+ unit buildings).
• This rent runs 44% of the median local income ($120k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k 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

• It's been on market 27 days — a 2% lower offer ($458k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $188k; list at $465k implies a 147% gain — meaningful room to come down on a strong offer.

Recommended offer $439,418 (5.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
5. 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.
6. 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.
7. 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: 0.94% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.62%
• DSCR: 1.12
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $448,574
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6515 Thistle Grv	0.36mi	4/2.5	2,422 (-3%)	6mo	$421,000	$174	72
6203 Silver Wood Dr	0.17mi	3/3.0 (-1)	2,610 (+4%)	8mo	$370,000	$142	71
6556 Thistle Grv	0.49mi	4/2.5	2,547 (+2%)	8mo	$400,000	$157	68
6270 Pine Cv	0.33mi	3/2.0 (-1)	2,382 (-5%)	4mo	$425,000	$178	66
6287 Binley Woods	0.12mi	5/3.5 (+1)	2,304 (-8%)	9mo	$490,000	$213	64
6502 Thistle Grv	0.35mi	4/2.5	2,300 (-8%)	9mo	$430,000	$187	62
6640 Waverly Park	0.51mi	4/2.5	2,252 (-10%)	5mo	$385,000	$171	55
1327 Chelsea Ct	0.54mi	3/2.5 (-1)	2,222 (-11%)	2mo	$402,000	$181	49
6595 Thistle Grv	0.59mi	4/3.0	2,232 (-11%)	4mo	$412,000	$185	49
5598 Noble Ct	0.72mi	4/2.5	2,275 (-9%)	3mo	$400,000	$176	49
6610 Waverly Park	0.49mi	4/3.5	2,178 (-13%)	8mo	$390,000	$179	45
6671 Waverly Park	0.51mi	3/3.5 (-1)	2,157 (-14%)	3mo	$401,000	$186	42

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: -12.2%
• Equity multiple: 0.56×
• Total profit: $-57,221
• Equity at exit: $69,333

10-year hold

• IRR: -3.0%
• Equity multiple: 0.80×
• Total profit: $-26,344
• Equity at exit: $40,205

Cash invested: $130,200 (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 45152

• Home prices YoY: -31.1%
• Active inventory: 127
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $4,394 medium
• Mortgage (P&I): −$2,439
• Tax from tax record: −$521 /mo · $6,256/yr
• Insurance: −$194
• HOA: −$34
• Vacancy / Maint / Mgmt: −$923
• Net cashflow: $284

Break-even live

Break-even rent $4,035

Max offer price $465,000

Occupancy floor 89%

Sensitivity live

Price	-10% $547	-5% $415	+0% $284	+5% $152	+10% $21
Rent	-10% $-63	-5% $110	+0% $284	+5% $457	+10% $631
Rate	-1.0pp $518	-0.5pp $402	base $284	+0.5pp $163	+1.0pp $41

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: $116,250
• Closing costs: $13,950
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6965 Quellin Blvd Maineville, OH	5.0	2.5	3640	$7,500	$2.06	45d	1	0.86mi
6976 Briarcliff Ct Maineville, OH	4.0	3.0	2475	$3,595	$1.45	17d	1	0.86mi
1256 Carrington Pl Maineville, OH	4.0	2.5	3000	$2,521	$0.84	25d	1	0.99mi

HOA detail

• Monthly dues: $34 · $408/yr

Listing history 15 events

1. 2026-06-21
   days on market $465,000 Active 27 DOM
2. 2026-06-18
   days on market $465,000 Active 24 DOM
3. 2026-06-17
   days on market $465,000 Active 23 DOM
4. 2026-06-16
   days on market $465,000 Active 22 DOM
5. 2026-06-15
   days on market $465,000 Active 21 DOM
6. 2026-06-13
   pricedays on market $465,000 Active 19 DOM
7. 2026-06-09
   days on market $475,000 Active 15 DOM
8. 2026-06-08
   days on market $475,000 Active 14 DOM
9. 2026-06-07
   days on market $475,000 Active 13 DOM
10. 2026-06-03
    days on market $475,000 Active 9 DOM
11. 2026-06-02
    days on market $475,000 Active 8 DOM
12. 2026-06-01
    days on market $475,000 Active 7 DOM
13. 2026-05-31
    days on market $475,000 Active 6 DOM
14. 2026-05-25
    listed $475,000 Active
15. 2003-08-13
    soldstatus $188,121

ⓘ 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: $6,256 · $521/mo
• Projected year-2 tax: $6,755 · $563/mo
• Expected delta: +$499/yr (+$42/mo · 8.0%)

ⓘ 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 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: $52,730
• − Mortgage interest: −$26,047
• − Property taxes: −$6,256
• − Insurance: −$2,325
• − Repairs & maintenance: −$4,218
• − Management: −$4,218
• − HOA: −$408
• − Depreciation: −$13,527
• Taxable loss: −$4,270
• Est. tax savings @ 24.0%: +$1,025
• After-tax cash flow: $4,431/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: 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

Livability — South Lebanon

• Score: 74/100
• State rank: #279
• US rank: #4589

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 · 227,646 people
• City population: 7,053
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 13,577
• Household income: $120,340
• Rent vs Own: 11.8% rent · 88.2% own
• Severe rent burden: 5.6

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Two or more races 3% Black 2% Asian 2%
• Common ancestry: Romanian 7% Italian 3% Lithuanian 2%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 2% Chinese 1%

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: ▼ -108.41%
• Current HPI: 239.7828
• 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

+152.5% since first listed

2 events — show timeline

• 2026-05-25 Listed $475,000 Cincy MLS
• 2003-08-13 Sold (Public Records) $188,121 Public Records

Property tax history

+2.9%/yr

Latest (2025): $6,256 · +0.0% YoY. Source: county tax records.