Moorgate Plan · Miami Heights, OH 45002

$500,000

4 bd · 2.5 ba · 3,484 sqft · SingleFamily · 142 Days on market

Excellent condition Garage

---

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 +13.3/30.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• Condition / age +4.8/5.0
• DSCR +4.0/10.0
• 1% rule +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The Moorgate is a spacious new construction home offering approximately 3,484 square feet of thoughtfully designed living space. With 4 bedrooms, 2.5 bathrooms, and a three-story layout, this home is ideal for buyers seeking large new homes near Cincinnati with flexible living options. The open-concept main level features a modern kitchen with an island, walk-in pantry, and dining area that flows seamlessly into the great roomperfect for entertaining and everyday living. A formal dining room and private study add versatility for remote work or hosting guests.

Key facts

• Formal dining room
• Great room
• Modern kitchen

Tags

• NEW CONSTRUCTION HOME
• OPEN-CONCEPT MAIN LEVEL
• MODERN KITCHEN
• WALK-IN PANTRY
• GREAT ROOM
• FORMAL DINING ROOM

🏗️ New construction. The $500,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $513,992.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $500k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $3 ($35/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 $450k (10.0% below list).
• Recommended offer: $440k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% vs local median 3.8% in Miami Heights — 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 65/100 on livability (#752 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Three Rivers Local (rural): math 58% / reading 61% proficiency, ranked #256 of 656 in OH (top 39%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Three Rivers Elementary (math 65% / reading 52%, grade B-, #708 of 1,584 statewide, top 45%, 793 students, 35% FRL); Taylor Middle School (math 54% / reading 65%, grade B, #271 of 654 statewide, top 43%, 665 students, 40% FRL); Taylor High School (math 24% / reading 67%, grade D-, #463 of 781 statewide, top 59%, 644 students, 32% FRL) — zoned schools at 36% FRL track the district average.
• Market conditions: 82 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• At $4,500/mo this rent would consume 64% of the median local household income ($85k/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 $4k of loan paydown is wiped out by about $15k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($440k) is reasonable based on typical stale-listing flexibility.

Recommended offer $440,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.88% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.02%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (median comp): $513,992
• List price: $500,000
• Delta: -2.72%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3843 Indian Brave Trl	0.34mi	4/3.5	3,653 (+5%)	4mo	$435,000	$119	69
3889 Bear Ln	0.30mi	5/4.5 (+1)	3,376 (-3%)	4mo	$500,000	$148	64
8708 Quietwood Ln	0.22mi	4/3.5	3,040 (-13%)	5mo	$467,000	$154	60
604 Coleberry Ct	0.62mi	5/3.5 (+1)	3,427 (-2%)	1mo	$420,000	$123	59
8711 Quietwood Ln	0.19mi	4/2.5	3,040 (-13%)	19mo	$430,000	$141	54
702 Rosewynne Ct	0.54mi	4/3.5	3,064 (-12%)	8mo	$450,000	$147	44
3736 Bremen Pass	0.69mi	4/2.5	3,134 (-10%)	10mo	$521,500	$166	43
615 Coleberry Ct	0.54mi	4/3.5	3,152 (-10%)	16mo	$575,000	$182	42
562 Laurelwood Dr	0.60mi	4/3.0	3,178 (-9%)	24mo	$439,900	$138	35

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: -16.3%
• Equity multiple: 0.42×
• Total profit: $-83,035
• Equity at exit: $76,638

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-71,790
• Equity at exit: $44,441

Cash invested: $143,918 (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 · 9 under contract
• Months of supply: 10.8 mo (9%/mo absorbed)
• Median asking: $485,348 ($155/sqft)
• Median days on market: 206 d
• This list price: 67% of active listings are priced below it
• ARV vs active asking: -5.0% vs current asking $/sqft

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

ZIP-level market 45002

• Home prices YoY: -28.9%
• Active inventory: 82
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $4,500 medium
• Mortgage (P&I): −$2,695
• Tax est. 1.5%: −$642 /mo · $7,710/yr
• Insurance: −$214
• HOA: −$0
• Vacancy / Maint / Mgmt: −$945
• Net cashflow: $3

Break-even live

Break-even rent $4,496

Max offer price $513,992

Occupancy floor 95%

Sensitivity live

Price	-10% $358	-5% $181	+0% $3	+5% $-175	+10% $-352
Rent	-10% $-353	-5% $-175	+0% $3	+5% $181	+10% $358
Rate	-1.0pp $262	-0.5pp $134	base $3	+0.5pp $-130	+1.0pp $-266

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: $128,498
• Closing costs: $15,420
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8705 Quietwood Ln Cleves, OH	4.0	2.5	3708	$4,500	$1.21	139d	1	0.23mi

Property features AI

Finance

• Other: Listing status: Active
• Financial info: List price $500,000

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: New construction planPlan name: Moorgate
• Construction: Living area approximately 3484Built as part of a new plan
• Exterior features: Located at 8770 Silver Bell Trl, Cleves, OH 45002

Interior

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

Listing history 50 events

1. 2026-09-23
   days on market $500,000 Active 142 DOM
2. 2026-09-21
   days on market $500,000 Active 140 DOM
3. 2026-09-20
   days on market $500,000 Active 139 DOM
4. 2026-09-19
   days on market $500,000 Active 138 DOM
5. 2026-09-19
   days on market $500,000 Active 137 DOM
6. 2026-09-17
   days on market $500,000 Active 136 DOM
7. 2026-09-17
   days on market $500,000 Active 135 DOM
8. 2026-09-16
   days on market $500,000 Active 134 DOM
9. 2026-09-14
   days on market $500,000 Active 133 DOM
10. 2026-09-13
    days on market $500,000 Active 132 DOM
11. 2026-09-12
    days on market $500,000 Active 131 DOM
12. 2026-09-11
    days on market $500,000 Active 130 DOM
13. 2026-09-05
    days on market $500,000 Active 124 DOM
14. 2026-09-04
    days on market $500,000 Active 123 DOM
15. 2026-09-03
    days on market $500,000 Active 122 DOM
16. 2026-09-02
    days on market $500,000 Active 121 DOM
17. 2026-08-30
    days on market $500,000 Active 118 DOM
18. 2026-08-29
    days on market $500,000 Active 117 DOM
19. 2026-08-28
    days on market $500,000 Active 116 DOM
20. 2026-08-27
    days on market $500,000 Active 115 DOM
21. 2026-08-26
    days on market $500,000 Active 114 DOM
22. 2026-08-25
    days on market $500,000 Active 113 DOM
23. 2026-08-24
    days on market $500,000 Active 112 DOM
24. 2026-08-23
    days on market $500,000 Active 111 DOM
25. 2026-08-22
    days on market $500,000 Active 110 DOM
26. 2026-08-21
    days on market $500,000 Active 109 DOM
27. 2026-08-20
    days on market $500,000 Active 108 DOM
28. 2026-08-19
    days on market $500,000 Active 107 DOM
29. 2026-08-18
    days on market $500,000 Active 106 DOM
30. 2026-08-17
    days on market $500,000 Active 105 DOM
31. 2026-08-16
    days on market $500,000 Active 104 DOM
32. 2026-08-15
    days on market $500,000 Active 103 DOM
33. 2026-08-13
    days on market $500,000 Active 101 DOM
34. 2026-08-12
    days on market $500,000 Active 100 DOM
35. 2026-08-11
    days on market $500,000 Active 99 DOM
36. 2026-08-10
    days on market $500,000 Active 98 DOM
37. 2026-08-09
    days on market $500,000 Active 97 DOM
38. 2026-08-08
    days on market $500,000 Active 96 DOM
39. 2026-08-07
    days on market $500,000 Active 95 DOM
40. 2026-08-06
    days on market $500,000 Active 94 DOM
41. 2026-08-05
    days on market $500,000 Active 93 DOM
42. 2026-08-04
    days on market $500,000 Active 92 DOM
43. 2026-08-03
    days on market $500,000 Active 91 DOM
44. 2026-07-31
    days on market $500,000 Active 88 DOM
45. 2026-07-30
    days on market $500,000 Active 87 DOM
46. 2026-07-29
    days on market $500,000 Active 86 DOM
47. 2026-07-27
    days on market $500,000 Active 84 DOM
48. 2026-07-25
    days on market $500,000 Active 82 DOM
49. 2026-07-24
    days on market $500,000 Active 81 DOM
50. 2026-07-23
    days on market $500,000 Active 80 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: $54,000
• − Mortgage interest: −$28,792
• − Property taxes: −$7,710
• − Insurance: −$2,570
• − Repairs & maintenance: −$4,320
• − Management: −$4,320
• − Depreciation: −$14,952
• Taxable loss: −$8,664
• Est. tax savings @ 24.0%: +$2,079
• After-tax cash flow: $2,114/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

Excellent 95/100 None rehab

This new construction home in Miami Heights, OH, is in excellent condition with no visible repairs needed. It offers a spacious layout and modern amenities, making it ideal for both resale and rental markets.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value. ↑
• Resale Interior paint touch-ups — Fresh paint can make a home more appealing to buyers. ↑
• Both Kitchen appliances — Modern appliances can increase both resale and rental value. ↑
• Both Bathroom updates — Fresh bathrooms can significantly boost both resale and rental value. ↑
• Both Landscaping and curb appeal — A well-maintained exterior can attract more buyers and renters. ↑

D Composite school gradezoned avg 55/100

Zoned Schools

Elementary Three Rivers Elementary B- OH #708/1,584 Nat'l #8,158/41,679 Middle Taylor Middle School B OH #271/654 Nat'l #1,836/14,009 High Taylor High School D- OH #463/781 Nat'l #6,725/17,239

Schools (NCES district)

• District: Three Rivers Local
• NCES district ID: 3904739
• Math proficiency: 58% ▼ -9.00%
• Reading proficiency: 61% ▼ -10.00%
• Median HH income: $72,973
• Composite: 52.85/100
• National rank: #1533
• State rank: #256 of 656 in OH

C Composite livability gradescore 65/100

Livability — Miami Heights

• Score: 65/100
• State rank: #752
• US rank: #13562

Category grades

Amenities F Commute F Cost of living B+ 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: Miami Heights, OH
• County: Hamilton · 826,054 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 14,647
• Household income: $84,597
• Rent vs Own: 24.8% rent · 75.2% own
• Severe rent burden: 12% of renters

---

Population outlook (Hamilton County) Hauer SSP2

• Today (2025): 826,054 people
• By 2030: 830,947 · +0.6%
• By 2040: 832,319 · +0.8%
• By 2050: 822,428 · -0.4%
• By 2075: 788,688 · -4.5%
• By 2100: 710,674 · -14.0%

---

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Romanian 2% Slovak 2% Italian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

---

Political lean MEDSL · Hamilton

• 2024 margin: D (+14.9) · D 57.0% · R 42.1%
• 2008→2024 swing: +7.9pp toward D · 2008: 7.0pp · 2024: 14.9pp
• All cycles: 2024: D+14.9 2020: D+15.9 2016: D+9.5 2012: D+4.9 2008: D+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -85.62%
• Current HPI: 210.9397
• 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

Property features AI

Finance

• Other: Listing status: Active
• Financial info: List price $500,000

Exterior

• Parking: 2 garage spaces (2 total parking spaces)
• Home design: New construction planPlan name: Moorgate
• Construction: Living area approximately 3484Built as part of a new plan
• Exterior features: Located at 8770 Silver Bell Trl, Cleves, OH 45002

Interior

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