5807 Classicway Blvd · Maineville, OH 45152

$515,000

5 bd · 3.5 ba · 3,263 sqft · SingleFamily public records · 7 Days on market

Built 2022 7,749 sqft lot Est $470k · 10% over $42/mo HOA · 1% of rent

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Why this score? — see what drove the C 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 +24.9/30.0
• DSCR +8.1/10.0
• 1% rule +6.5/10.0
• Schools +6.1/10.0
• Livability +3.5/5.0
• ARV discount +3.2/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Why wait to build when you can own better than new? Stunning Ryan Homes Columbia floor plan, built in 2022, offers the perfect blend of modern design, thoughtful upgrades, a desirable water-view setting with direct access to walking path. Featuring 5 bedrooms, 3 full baths, 1 half bath, 2,492 square feet above grade plus a beautifully finished lower level. The open-concept main floor w/ classic modern dcor, stone gas fireplace, first-floor study, custom pantry, gas cooktop w/ double ovens, updated lighting fixtures, and custom blinds. Enjoy the covered deck overlooking the fenced backyard, plus a custom patio and front-yard irrigation system. Upstairs, includes second-floor laundry room and an impressive primary suite featuring a spacious 9'x 13' walk-in closet. Additional upgrades: water softener & radon mitigation system. HOA includes a pool, playground, walking trails, and a stocked lake with catch-and-release fishing. Move-in ready and loaded with upgrades!

Key facts

• Covered deck
• Water view setting
• Custom pantry

Tags

• WATER VIEW SETTING
• DIRECT ACCESS TO WALKING PATH
• CUSTOM PANTRY
• GAS COOKTOP WITH DOUBLE OVENS
• COVERED DECK
• FENCED BACKYARD

Property features AI

Finance

• Other: Garage Door Opener listed under smart/ mechanical features
• HOA & community: Homeowners association (Towne Properties); Quarterly association fee ($125); Association amenities include exercise facility, landscaping, play area, pool, professional management, walking trails and water features; Community offers fitness and walk/run paths

Exterior

• Parking: Attached front garage with 2 garage spaces; Driveway parking; On-street parking available; Garage door opener
• Security: Smoke alarm
• Utilities: Public water; Public sewer; Natural gas service; Water softener; Sump pump; Radon system
• Home design: Traditional single-family home; Two levels; Poured foundation; Shingle roof; Vinyl siding; Vinyl windows; Less than 0.5-acre lot (approximately 0.178 acres)
• Construction: Built with vinyl siding; Poured foundation; Shingle roof
• Exterior features: Covered deck/patio; Patio; Porch; Metal fencing; One stone gas fireplace

Interior

• Kitchen: Solid surface countertops; Eat-in kitchen with island; Dishwasher; Double oven; Garbage disposal; Microwave; Oven/Range; Laminate flooring in kitchen
• Bedrooms: Five bedrooms total; Primary bedroom (Level 2) — 13 x 23; Bedroom 2 (Level 2) — 12 x 12; Bedroom 3 (Level 2) — 13 x 11; Bedroom 4 (Level 2) — 13 x 14; Bedroom 5 (Lower level) — 12 x 12
• Flooring: Laminate flooring in multiple rooms (kitchen, dining room, entry, study, family room); Wall-to-wall carpet in finished basement
• Bathrooms: Three full bathrooms; One half bathroom (partial) on main level; Full bathroom in lower level
• Heating & cooling: Forced air heating (gas); Central air conditioning; Gas water heating
• Interior features: Crown molding; French doors; Multi-panel doors; Recessed lights; Smoke alarm; Finished basement with wall-to-wall carpet
• Laundry & utility: Second-floor laundry room (8 x 5)

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $515k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $515k).
• Cap rate 8.9% vs local median 3.9% in Maineville — 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 69/100 on livability (#529 in OH) — 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.
• Market conditions: 128 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).
• At $5,935/mo this rent would consume 59% of the median local household income ($120k/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.
• Warren County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $54k; list at $515k implies a 852% gain — meaningful room to come down on a strong offer.

Recommended offer $515,000

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 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?
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: 1.15% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.20%
• DSCR: 1.41
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $469,872
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5783 Classicway Blvd	0.07mi	4/3.5 (-1)	3,195 (-2%)	0mo	$467,000	$146	88
2807 Aristides Ct	0.36mi	4/3.5 (-1)	3,235 (-1%)	11mo	$467,000	$144	67
5781 Montrose Ct	0.10mi	5/3.5	2,826 (-13%)	10mo	$395,000	$140	65
2301 Sir Barton Dr	0.10mi	4/3.5 (-1)	3,534 (+8%)	14mo	$432,000	$122	65
2689 Aristides Ct	0.20mi	4/3.5 (-1)	3,195 (-2%)	23mo	$445,000	$139	63
6107 Old Rosebud Dr	0.25mi	4/2.5 (-1)	2,973 (-9%)	19mo	$488,584	$164	48
2806 Alysheba Ct	0.38mi	4/3.5 (-1)	3,046 (-7%)	22mo	$410,000	$135	47
5320 Man O War Dr	0.40mi	4/2.5 (-1)	2,882 (-12%)	9mo	$380,000	$132	46
2676 Unbridled Way	0.27mi	4/3.5 (-1)	2,798 (-14%)	17mo	$420,000	$150	45
2675 Affirmed Dr	0.34mi	4/3.0 (-1)	2,947 (-10%)	23mo	$405,000	$137	42
5518 Chancellor Ln	0.59mi	4/2.5 (-1)	2,904 (-11%)	6mo	$740,000	$255	40
5181 Man O War Dr	0.63mi	4/2.5 (-1)	2,803 (-14%)	13mo	$440,000	$157	27

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: -2.4%
• Equity multiple: 0.91×
• Total profit: $-12,967
• Equity at exit: $76,788

10-year hold

• IRR: 7.3%
• Equity multiple: 1.55×
• Total profit: $79,759
• Equity at exit: $44,528

Cash invested: $144,200 (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: 128
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $5,935 medium
• Mortgage (P&I): −$2,701
• Tax from tax record: −$627 /mo · $7,520/yr
• Insurance: −$215
• HOA: −$42
• Vacancy / Maint / Mgmt: −$1,246
• Net cashflow: $1,105

Break-even live

Break-even rent $4,537

Max offer price $515,000

Occupancy floor 76%

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: $128,750
• Closing costs: $15,450
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5738 Azra Ct Morrow, OH	4.0	2.5	2600	$5,995	$2.31	44d	1	0.20mi
6965 Quellin Blvd Maineville, OH	5.0	2.5	3640	$7,500	$2.06	44d	1	1.30mi
6976 Briarcliff Ct Maineville, OH	4.0	3.0	2475	$3,595	$1.45	16d	1	1.35mi

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: watergaspool

Listing history 6 events

1. 2026-06-18
   days on market $515,000 Active 7 DOM
2. 2026-06-17
   days on market $515,000 Active 6 DOM
3. 2026-06-16
   days on market $515,000 Active 5 DOM
4. 2026-06-15
   days on market $515,000 Active 4 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $515,000 Active 2 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: $7,520 · $627/mo
• Projected year-2 tax: $7,777 · $648/mo
• Expected delta: +$257/yr (+$21/mo · 3.4%)

ⓘ 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: $71,226
• − Mortgage interest: −$28,848
• − Property taxes: −$7,520
• − Insurance: −$2,575
• − Repairs & maintenance: −$5,698
• − Management: −$5,698
• − HOA: −$504
• − Depreciation: −$14,982
• Taxable income: $5,400
• Est. tax owed @ 24.0%: −$1,296
• After-tax cash flow: $11,964/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 — Maineville

• Score: 69/100
• State rank: #529
• US rank: #9001

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
• 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

+852.4% since first listed

3 events — show timeline

• 2026-06-12 Listed $515,000 Dayton MLS
• 2026-06-12 Listed $515,000 Cincy MLS
• 2022-03-07 Sold (Public Records) $54,075 Public Records

Property tax history

+110.6%/yr

Latest (2025): $7,520 · -0.2% YoY. Source: county tax records.