Wesley Plan · Morrow, OH 45152

$401,900

3 bd · 2.5 ba · 1,842 sqft · SingleFamily · 433 Days on market

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This stylish two-story home includes everything you need for your next home. The kitchen features a large serving island with room for seating. A private staircase in the back of the home leads to 3 bedroomswith loft or optional 4th bedroom. The owner's suite includes a generous walk-in closet and a private bathroom. Additional features of the Wesley include a living room/study and a convenient 1st-floor laundry room.

Key facts

• 2 garage spots
• Listed 433 days

🏗️ New construction. The $401,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $375,519.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $402k.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $402k).
• Recommended offer: $354k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.1% vs local median 3.8% in Morrow — 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 75/100 on livability (#266 in OH, #4,231 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute 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; 1 comparable units currently listed for rent nearby; high-income renter base; 1,224 units permitted in Warren County in 2024 (474 in 5+ unit buildings).
• At $5,995/mo this rent would consume 60% 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 $3k of loan paydown is wiped out by about $11k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $105k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 433 days — a 12% lower offer ($354k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask is 12% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $353,672 (12.0% below list)

Questions for the listing agent

1. It's been on market 433 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 B-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. 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: 1.60% ✓
• Cap rate: 13.13%
• Cash-on-cash: 24.43%
• DSCR: 2.09
• GRM: 5.2

CMA / ARV

• ARV (median comp): $375,519
• List price: $401,900
• Delta: 7.03%
• 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
5418 Appaloosa Cir	0.29mi	3/2.5	1,828 (-1%)	11mo	$365,000	$200	76
5609 Shetland Ct	0.39mi	3/3.5	1,819 (-1%)	4mo	$375,000	$206	72
5652 Shetland Ct	0.32mi	3/2.5	1,840 (-0%)	20mo	$320,000	$174	68
5617 Appaloosa Cir	0.52mi	3/2.5	1,940 (+5%)	2mo	$347,000	$179	65
5993 Outlook Ct	0.29mi	4/3.5 (+1)	1,860 (+1%)	14mo	$405,000	$218	64
5454 Appaloosa Cir	0.30mi	3/3.5	1,808 (-2%)	19mo	$341,040	$189	63
5527 Appaloosa Cir	0.37mi	3/2.5	1,992 (+8%)	10mo	$355,500	$178	61
5224 Man O War Dr	0.49mi	3/3.5	1,992 (+8%)	3mo	$331,000	$166	57
5241 Man O War Dr	0.44mi	3/2.5	1,720 (-7%)	14mo	$315,000	$183	57
6550 Morrow Cozaddale Rd	0.63mi	3/2.5	2,032 (+10%)	13mo	$696,780	$343	42
1983 Chardonnay Dr	0.69mi	3/2.0	1,992 (+8%)	13mo	$550,000	$276	41
5663 Appaloosa Cir	0.58mi	3/3.5	2,100 (+14%)	13mo	$389,900	$186	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: 17.8%
• Equity multiple: 1.72×
• Total profit: $75,597
• Equity at exit: $55,991

10-year hold

• IRR: 26.2%
• Equity multiple: 3.30×
• Total profit: $241,776
• Equity at exit: $32,468

Cash invested: $105,145 (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: 5.6×

Monthly cashflow live

• Estimated rent: $5,995 medium
• Mortgage (P&I): −$1,969
• Tax est. 1.5%: −$469 /mo · $5,633/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,259
• Net cashflow: $2,141

Break-even live

Break-even rent $3,285

Max offer price $375,519

Occupancy floor 59%

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: $93,880
• Closing costs: $11,266
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5738 Azra Ct Morrow, OH	4.0	2.5	2600	$5,995	$2.31	43d	1	0.10mi

Listing history 26 events

1. 2026-06-18
   days on market $401,900 Active 433 DOM
2. 2026-06-17
   days on market $401,900 Active 432 DOM
3. 2026-06-16
   days on market $401,900 Active 431 DOM
4. 2026-06-15
   days on market $401,900 Active 430 DOM
5. 2026-06-13
   days on market $401,900 Active 428 DOM
6. 2026-06-09
   days on market $401,900 Active 424 DOM
7. 2026-06-08
   days on market $401,900 Active 423 DOM
8. 2026-06-07
   days on market $401,900 Active 422 DOM
9. 2026-06-03
   days on market $401,900 Active 418 DOM
10. 2026-06-02
    days on market $401,900 Active 417 DOM
11. 2026-06-01
    days on market $401,900 Active 416 DOM
12. 2026-05-31
    days on market $401,900 Active 415 DOM
13. 2026-05-12
    price $401,900 421-char remark

    Show marketing remark (421 chars)

    This stylish two-story home includes everything you need for your next home. The kitchen features a large serving island with room for seating. A private staircase in the back of the home leads to 3 bedroomswith loft or optional 4th bedroom. The owner's suite includes a generous walk-in closet and a private bathroom. Additional features of the Wesley include a living room/study and a convenient 1st-floor laundry room.

14. 2026-04-22
    price $399,900 421-char remark

    Show marketing remark (421 chars)

    This stylish two-story home includes everything you need for your next home. The kitchen features a large serving island with room for seating. A private staircase in the back of the home leads to 3 bedroomswith loft or optional 4th bedroom. The owner's suite includes a generous walk-in closet and a private bathroom. Additional features of the Wesley include a living room/study and a convenient 1st-floor laundry room.

15. 2026-04-02
    price $396,900 421-char remark

    Show marketing remark (421 chars)

    This stylish two-story home includes everything you need for your next home. The kitchen features a large serving island with room for seating. A private staircase in the back of the home leads to 3 bedroomswith loft or optional 4th bedroom. The owner's suite includes a generous walk-in closet and a private bathroom. Additional features of the Wesley include a living room/study and a convenient 1st-floor laundry room.

16. 2026-01-02
    price $393,900 421-char remark

    Show marketing remark (421 chars)

    This stylish two-story home includes everything you need for your next home. The kitchen features a large serving island with room for seating. A private staircase in the back of the home leads to 3 bedroomswith loft or optional 4th bedroom. The owner's suite includes a generous walk-in closet and a private bathroom. Additional features of the Wesley include a living room/study and a convenient 1st-floor laundry room.

17. 2025-09-21
    price $390,900 421-char remark

    Show marketing remark (421 chars)

    This stylish two-story home includes everything you need for your next home. The kitchen features a large serving island with room for seating. A private staircase in the back of the home leads to 3 bedroomswith loft or optional 4th bedroom. The owner's suite includes a generous walk-in closet and a private bathroom. Additional features of the Wesley include a living room/study and a convenient 1st-floor laundry room.

18. 2025-09-04
    status Active 421-char remark

    Show marketing remark (421 chars)

    This stylish two-story home includes everything you need for your next home. The kitchen features a large serving island with room for seating. A private staircase in the back of the home leads to 3 bedroomswith loft or optional 4th bedroom. The owner's suite includes a generous walk-in closet and a private bathroom. Additional features of the Wesley include a living room/study and a convenient 1st-floor laundry room.

19. 2025-09-04
    price $386,900 421-char remark

    Show marketing remark (421 chars)

    This stylish two-story home includes everything you need for your next home. The kitchen features a large serving island with room for seating. A private staircase in the back of the home leads to 3 bedroomswith loft or optional 4th bedroom. The owner's suite includes a generous walk-in closet and a private bathroom. Additional features of the Wesley include a living room/study and a convenient 1st-floor laundry room.

20. 2024-07-17
    historical 421-char remark

    Show marketing remark (421 chars)

    This stylish two-story home includes everything you need for your next home. The kitchen features a large serving island with room for seating. A private staircase in the back of the home leads to 3 bedroomswith loft or optional 4th bedroom. The owner's suite includes a generous walk-in closet and a private bathroom. Additional features of the Wesley include a living room/study and a convenient 1st-floor laundry room.

21. 2024-03-27
    price $371,900 421-char remark

    Show marketing remark (421 chars)

    This stylish two-story home includes everything you need for your next home. The kitchen features a large serving island with room for seating. A private staircase in the back of the home leads to 3 bedroomswith loft or optional 4th bedroom. The owner's suite includes a generous walk-in closet and a private bathroom. Additional features of the Wesley include a living room/study and a convenient 1st-floor laundry room.

22. 2024-03-01
    price $367,900 421-char remark

    Show marketing remark (421 chars)

    This stylish two-story home includes everything you need for your next home. The kitchen features a large serving island with room for seating. A private staircase in the back of the home leads to 3 bedroomswith loft or optional 4th bedroom. The owner's suite includes a generous walk-in closet and a private bathroom. Additional features of the Wesley include a living room/study and a convenient 1st-floor laundry room.

23. 2024-02-27
    price $363,900 421-char remark

    Show marketing remark (421 chars)

    This stylish two-story home includes everything you need for your next home. The kitchen features a large serving island with room for seating. A private staircase in the back of the home leads to 3 bedroomswith loft or optional 4th bedroom. The owner's suite includes a generous walk-in closet and a private bathroom. Additional features of the Wesley include a living room/study and a convenient 1st-floor laundry room.

24. 2024-02-26
    price $358,900 421-char remark

    Show marketing remark (421 chars)

    This stylish two-story home includes everything you need for your next home. The kitchen features a large serving island with room for seating. A private staircase in the back of the home leads to 3 bedroomswith loft or optional 4th bedroom. The owner's suite includes a generous walk-in closet and a private bathroom. Additional features of the Wesley include a living room/study and a convenient 1st-floor laundry room.

25. 2024-02-23
    price $363,900 421-char remark

    Show marketing remark (421 chars)

    This stylish two-story home includes everything you need for your next home. The kitchen features a large serving island with room for seating. A private staircase in the back of the home leads to 3 bedroomswith loft or optional 4th bedroom. The owner's suite includes a generous walk-in closet and a private bathroom. Additional features of the Wesley include a living room/study and a convenient 1st-floor laundry room.

26. 2024-02-22
    listed $358,900 Active 421-char remark

    Show marketing remark (421 chars)

    This stylish two-story home includes everything you need for your next home. The kitchen features a large serving island with room for seating. A private staircase in the back of the home leads to 3 bedroomswith loft or optional 4th bedroom. The owner's suite includes a generous walk-in closet and a private bathroom. Additional features of the Wesley include a living room/study and a convenient 1st-floor laundry room.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $71,940
• − Mortgage interest: −$21,035
• − Property taxes: −$5,633
• − Insurance: −$1,878
• − Repairs & maintenance: −$5,755
• − Management: −$5,755
• − Depreciation: −$10,924
• Taxable income: $20,960
• Est. tax owed @ 24.0%: −$5,030
• After-tax cash flow: $20,661/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 — Morrow

• Score: 75/100
• State rank: #266
• US rank: #4231

Category grades

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

+12.0% since first listed

14 events — show timeline

• 2026-05-12 Price Changed $401,900 Zillow
• 2026-04-22 Price Changed $399,900 Zillow
• 2026-04-02 Price Changed $396,900 Zillow
• 2026-01-02 Price Changed $393,900 Zillow
• 2025-09-21 Price Changed $390,900 Zillow
• 2025-09-04 Price Changed $386,900 Zillow
• 2025-09-04 Relisted — Zillow
• 2024-07-17 Delisted — Zillow
• 2024-03-27 Price Changed $371,900 Zillow
• 2024-03-01 Price Changed $367,900 Zillow
• 2024-02-27 Price Changed $363,900 Zillow
• 2024-02-26 Price Changed $358,900 Zillow
• 2024-02-23 Price Changed $363,900 Zillow
• 2024-02-22 Listed $358,900 Zillow