Elm Plan · Wilmington, OH 45177

$310,900

5 bd · 3.0 ba · 2,415 sqft · SingleFamily · 801 Days on market

Excellent condition ↓ 9% since listing

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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 +9.6/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Schools +4.7/10.0
• Livability +3.9/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come see the gorgeous Elm Floorplan at Creekview, a new home community in Wilmington, OH! This 5 bedroom and 3 bath two-story home is ideal home for you. As you enter the home from the covered front porch you will be greeted by a modern layout where the foyer leads to the dining room or optional flex space. The Elm offers an open environment that allows for easy flow from the kitchen, dining nook, the great room, and backyard. The kitchen provides storage space, an expansive eat-in island, and stainless-steel appliances. For your convenience, the kitchen offers direct access to the garage, a full bathroom, and a bedroom. Upstairs provides ample space with wide hallways, a loft, and walk-in laundry room. Four spacious bedrooms await you upstairs, each with spacious closets for your family's storage needs. The third bathroom is centrally located with double vanity sinks and low-maintenance vinyl flooring. The spacious primary bedroom features two built-in windows providing natural light, a deluxe 4-piece bathroom, and a walk-in closet for additional storage. Located in the beautiful Creekview Community in Wilmington, OH, the Elm offers not just a home, but a community with amenities that cater to a vibrant lifestyle. Schedule a visit today and discover why the Elm is the perfect place to call home. We can't wait to welcome you to the neighborhood! Please note that the images are representative of the plan only.

Key facts

• Large center island
• Private bath
• Walk-in closets

Tags

• CONCRETE PATIO
• LARGE CENTER ISLAND
• PRIVATE BATH
• WALK-IN CLOSETS

🏗️ New construction. The $310,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $324,430.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $311k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-222 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $292k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $256k (17.8% below list).
• Recommended offer: $256k (17.8% below list) — sets the bar for 1% rule.

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: Denver Place Elementary School (math 59% / reading 56%, grade C+, #721 of 1,584 statewide, top 46%, 473 students, 52% 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 49% FRL track the district average.
• Market conditions: 142 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 119 units permitted in Clinton County in 2024 (0 in 5+ unit buildings).
• This rent runs 44% of the median local income ($70k/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 $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.

Negotiation context

• It's been on market 801 days — a 12% lower offer ($274k) is reasonable based on typical stale-listing flexibility.

Recommended offer $255,665 (17.8% 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 801 days. Have you received any prior offers? Is the seller open to a 18% 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. 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: 0.79% ✗
• Cap rate: 5.47%
• Cash-on-cash: -2.94%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

• ARV (median comp): $324,430
• List price: $310,900
• Delta: -4.17%
• 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
977 N South St	0.22mi	5/3.0	2,415 (0%)	6mo	$324,900	$135	85
42 E Kentucky Ave	0.24mi	5/3.0	2,415 (0%)	14mo	$348,110	$144	77
15 E Kentucky Ave	0.24mi	5/3.0	2,415 (0%)	15mo	$353,375	$146	76
375 Curtis Dr	0.23mi	4/2.5 (-1)	2,330 (-4%)	6mo	$295,000	$127	71
440 Hiatt Ave	0.52mi	4/2.5 (-1)	2,368 (-2%)	3mo	$359,000	$152	63
987 N South St	0.22mi	4/2.5 (-1)	2,156 (-11%)	7mo	$270,000	$125	59
988 N South St	0.22mi	4/2.5 (-1)	2,156 (-11%)	8mo	$335,063	$155	59
69 E Kentucky Ave	0.16mi	4/2.5 (-1)	2,156 (-11%)	12mo	$344,900	$160	58
988 N South St	0.22mi	4/2.5 (-1)	2,156 (-11%)	9mo	$335,063	$155	58
23 E Kentucky Ave	0.17mi	4/2.5 (-1)	2,156 (-11%)	13mo	$339,415	$157	56
34 E Kentucky Ave	0.24mi	4/2.5 (-1)	2,156 (-11%)	12mo	$282,000	$131	54
5 W Kentucky Ave	0.24mi	4/2.5 (-1)	2,156 (-11%)	14mo	$340,750	$158	52

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: -21.2%
• Equity multiple: 0.27×
• Total profit: $-66,692
• Equity at exit: $48,374

10-year hold

• IRR: -14.7%
• Equity multiple: 0.16×
• Total profit: $-76,150
• Equity at exit: $28,051

Cash invested: $90,840 (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: 13 active · 6 under contract
• Months of supply: 11.1 mo (9%/mo absorbed)
• Median asking: $314,900 ($146/sqft)
• Median days on market: 58 d
• This list price: 38% of active listings are priced below it
• ARV vs active asking: -8.0% vs current asking $/sqft

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

ZIP-level market 45177

• Active inventory: 142
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,557 medium
• Mortgage (P&I): −$1,701
• Tax est. 1.5%: −$406 /mo · $4,866/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$537
• Net cashflow: $-222

Break-even live

Break-even rent $2,838

Max offer price $292,261

Occupancy floor —

Sensitivity live

Price	-10% $2	-5% $-110	+0% $-222	+5% $-334	+10% $-447
Rent	-10% $-424	-5% $-323	+0% $-222	+5% $-121	+10% $-20
Rate	-1.0pp $-59	-0.5pp $-140	base $-222	+0.5pp $-306	+1.0pp $-392

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: $81,108
• Closing costs: $9,733
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
148 Chakeres Way Wilmington, OH	5.0	3.0	2415	$2,495	$1.03	0d	1	0.06mi
114 Chakeres Way Wilmington, OH	5.0	3.0	2415	$2,495	$1.03	0d	1	0.08mi
90 Chakeres Way Wilmington, OH	5.0	3.0	2415	$2,495	$1.03	0d	1	0.11mi
160 Columbus St Wilmington, OH	4.0	1.5	2962	$4,500	$1.52	0d	1	0.87mi

Listing history 50 events

1. 2026-09-23
   days on market $310,900 Active 801 DOM
2. 2026-09-22
   days on market $310,900 Active 800 DOM
3. 2026-09-21
   days on market $310,900 Active 799 DOM
4. 2026-09-20
   days on market $310,900 Active 798 DOM
5. 2026-09-19
   days on market $310,900 Active 797 DOM
6. 2026-09-18
   days on market $310,900 Active 796 DOM
7. 2026-09-17
   days on market $310,900 Active 795 DOM
8. 2026-09-16
   days on market $310,900 Active 794 DOM
9. 2026-09-15
   days on market $310,900 Active 793 DOM
10. 2026-09-14
    days on market $310,900 Active 792 DOM
11. 2026-09-13
    days on market $310,900 Active 791 DOM
12. 2026-09-12
    days on market $310,900 Active 790 DOM
13. 2026-09-11
    pricedays on market $310,900 Active 789 DOM
14. 2026-09-05
    days on market $309,900 Active 783 DOM
15. 2026-09-04
    days on market $309,900 Active 782 DOM
16. 2026-09-03
    days on market $309,900 Active 781 DOM
17. 2026-08-31
    days on market $309,900 Active 778 DOM
18. 2026-08-30
    days on market $309,900 Active 777 DOM
19. 2026-08-29
    days on market $309,900 Active 776 DOM
20. 2026-08-28
    days on market $309,900 Active 775 DOM
21. 2026-08-27
    days on market $309,900 Active 774 DOM
22. 2026-08-26
    days on market $309,900 Active 773 DOM
23. 2026-08-25
    days on market $309,900 Active 772 DOM
24. 2026-08-24
    days on market $309,900 Active 771 DOM
25. 2026-08-23
    days on market $309,900 Active 770 DOM
26. 2026-08-22
    days on market $309,900 Active 769 DOM
27. 2026-08-21
    days on market $309,900 Active 768 DOM
28. 2026-08-20
    days on market $309,900 Active 767 DOM
29. 2026-08-19
    days on market $309,900 Active 766 DOM
30. 2026-08-18
    days on market $309,900 Active 765 DOM
31. 2026-08-17
    days on market $309,900 Active 764 DOM
32. 2026-08-16
    days on market $309,900 Active 763 DOM
33. 2026-08-15
    days on market $309,900 Active 762 DOM
34. 2026-08-15
    days on market $309,900 Active 761 DOM
35. 2026-08-13
    days on market $309,900 Active 760 DOM
36. 2026-08-12
    days on market $309,900 Active 759 DOM
37. 2026-08-11
    days on market $309,900 Active 758 DOM
38. 2026-08-10
    days on market $309,900 Active 757 DOM
39. 2026-08-09
    days on market $309,900 Active 756 DOM
40. 2026-08-08
    days on market $309,900 Active 755 DOM
41. 2026-08-07
    days on market $309,900 Active 754 DOM
42. 2026-08-06
    days on market $309,900 Active 753 DOM
43. 2026-08-05
    days on market $309,900 Active 752 DOM
44. 2026-08-04
    days on market $309,900 Active 751 DOM
45. 2026-08-03
    days on market $309,900 Active 750 DOM
46. 2026-07-31
    days on market $309,900 Active 747 DOM
47. 2026-07-30
    days on market $309,900 Active 746 DOM
48. 2026-07-30
    days on market $309,900 Active 745 DOM
49. 2026-07-28
    days on market $309,900 Active 744 DOM
50. 2026-07-26
    days on market $309,900 Active 742 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: $30,680
• − Mortgage interest: −$18,173
• − Property taxes: −$4,866
• − Insurance: −$1,622
• − Repairs & maintenance: −$2,454
• − Management: −$2,454
• − Depreciation: −$9,438
• Taxable loss: −$8,329
• Est. tax savings @ 24.0%: +$1,999
• After-tax cash flow: $-669/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 100/100 None rehab

This move-in-ready home in Wilmington, OH, offers a modern floorplan with excellent curb appeal and no visible repairs or maintenance needed.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Resale Kitchen appliances upgrade — Modernizes the kitchen and appeals to potential buyers. ↑
• Resale Bathroom updates — Modernizes bathrooms and enhances the overall appeal of the home. ↑

F Composite school gradezoned avg 47/100

Zoned Schools

Elementary Denver Place Elementary School C+ OH #721/1,584 Nat'l #8,415/41,679 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%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 2%
• Foreign-born: 3% · Canada, Jamaica
• 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

-9.4% since first listed

16 events — show timeline

• 2026-02-18 Price Changed $309,900 Zillow
• 2026-02-17 Price Changed $310,900 Zillow
• 2026-02-11 Price Changed $309,900 Zillow
• 2026-02-10 Price Changed $319,900 Zillow
• 2025-12-17 Price Changed $353,900 Zillow
• 2025-12-16 Price Changed $352,900 Zillow
• 2025-12-16 Price Changed $353,900 Zillow
• 2025-11-11 Price Changed $352,900 Zillow
• 2025-10-21 Price Changed $351,900 Zillow
• 2025-09-09 Price Changed $350,900 Zillow
• 2025-08-06 Price Changed $349,900 Zillow
• 2025-07-03 Price Changed $319,900 Zillow
• 2025-07-02 Price Changed $348,900 Zillow
• 2025-06-04 Price Changed $347,900 Zillow
• 2025-01-03 Price Changed $344,900 Zillow
• 2024-07-14 Listed $341,900 Zillow