220 Carrington Pl #206 · Loveland, OH 45140

$189,000

2 bd · 2.0 ba · 1,112 sqft · Condo · 172 Days on market

Built 1992 $170/sqft · 9% below area Est $208k · 9% under $391/mo HOA · 19% 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).

• ARV discount +11.7/15.0
• Cash flow +10.7/30.0
• Schools +7.4/10.0
• 1% rule +5.8/10.0
• Livability +4.2/5.0
• Rent growth +3.6/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely rebuilt condo in Carrington Crossing! This stunning 2nd-floor unit was renovated down to the studs with all new electric, drywall, paint, HVAC, hot water heater, flooring, and stainless steel appliances (with warranty). Features upgraded luxury flooring and a private deck with peaceful wooded views. The 2nd-floor location helps keep energy bills low. Assigned parking space #74. Enjoy resort-style living with community amenities including a pool and tennis courts. HOA covers water, trash, and sanitation. Truly better than newmove-in ready and beautifully done!

Key facts

• Private deck
• Community amenities
• Wooded views

Tags

• REBUILT CONDO
• PRIVATE DECK
• WOODED VIEWS
• ASSIGNED PARKING SPACE
• COMMUNITY AMENITIES
• POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $189k.

Deal economics

• At list price, monthly cash flow is $-90 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $176k (6.9% below list).
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $166k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.7% vs local median 3.1% in Loveland — 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 84/100 on livability (#49 in OH, #696 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, amenities A+; Watch: commute F.
• Sycamore Community City (suburban): math 83% / reading 84% proficiency, ranked #30 of 656 in OH (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical; only 13% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+4.4%/yr); 161 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 172 days — a 12% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 28y ago; this cycle's ask has dropped $41k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $115k; list at $189k implies a 64% gain — meaningful room to come down on a strong offer.

Recommended offer $166,320 (12.0% 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 172 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.08% ✓
• Cap rate: 5.72%
• Cash-on-cash: -2.04%
• DSCR: 0.91
• GRM: 7.7

CMA / ARV

• ARV (median comp): $208,224
• List price: $189,000
• Delta: -9.23%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.36% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.37×
• Total profit: $-33,259
• Equity at exit: $28,181

10-year hold

• IRR: -6.3%
• Equity multiple: 0.56×
• Total profit: $-23,328
• Equity at exit: $16,341

Cash invested: $52,920 (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 45140

• Rents YoY: 4.4%
• Active inventory: 161
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,034 high
• Mortgage (P&I): −$991
• Tax est. 1.5%: −$236 /mo · $2,835/yr
• Insurance: −$79
• HOA: −$391
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $-90

Break-even live

Break-even rent $2,148

Max offer price $175,993

Occupancy floor 99%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 Carrington Ln Apt 208 Loveland, OH	2.0	2.0	1200	$2,095	$1.75	1d	1	0.03mi
8713 Harper Point Dr Cincinnati, OH	1.0–3.0	1.0–2.5	1050	$1,948	$1.85	1d	19	0.34mi
9169 Dominion Cir Cincinnati, OH	2.0	2.5	1486	$2,100	$1.41	23d	1	0.40mi
9630 Waterford Pl Loveland, OH	1.0–2.0	1.0–2.0	1084	$2,105	$1.94	1d	30	0.45mi
9980 Hanover Way Loveland, OH	1.0–3.0	1.0–2.5	1230	$1,926	$1.57	1d	21	0.77mi
2071 Stratford Ct Loveland, OH	3.0	1.5	1120	$1,895	$1.69	43d	1	0.82mi
3030 Stratford Ct Loveland, OH	2.0	2.5	1500	$2,100	$1.40	14d	1	0.84mi
3029 Stratford Ct Loveland, OH	3.0	2.0	1315	$2,250	$1.71	17d	1	0.90mi
3580 Steeplechase Ln Loveland, OH	1.0–2.0	1.0–2.0	864	$1,780	$2.06	1d	12	0.96mi
8770 Wales Dr Cincinnati, OH	1.0–2.0	2.5	1100	$1,695	$1.54	1d	10	1.10mi
8650 Governors Hill Dr Cincinnati, OH	2.0	1.0–2.0	948	$2,492	$2.63	1d	23	1.18mi
12131 Sycamore Terrace Dr Cincinnati, OH	1.0–3.0	1.0–2.0	1000	$1,532	$1.53	1d	10	1.23mi
12193 Brisben Pl Cincinnati, OH	2.0	2.5	1100	$2,400	$2.18	14d	1	1.23mi
3569 Nantucket Cir Loveland, OH	1.0–3.0	1.0–2.5	1070	$2,018	$1.88	1d	21	1.26mi
5265 Natorp Blvd Mason, OH	1.0–2.0	1.0–2.0	965	$2,060	$2.13	1d	13	1.38mi
11513 Village Brook Dr Cincinnati, OH	1.0–3.0	1.0–2.0	1088	$2,297	$2.11	1d	34	1.40mi
9295 One Deerfield Pl Mason, OH	1.0–2.0	1.0–2.0	1097	$2,895	$2.64	1d	23	1.45mi
5177 Parkway Dr Mason, OH	1.0–2.0	1.0–2.0	1238	$3,425	$2.77	1d	33	1.46mi

HOA detail condo

• Monthly dues: $391 · $4,692/yr
• Likely covers: watertrashelectricpoolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-18
   days on market $189,000 Active 172 DOM
2. 2026-06-17
   days on market $189,000 Active 171 DOM
3. 2026-06-16
   days on market $189,000 Active 170 DOM
4. 2026-06-15
   days on market $189,000 Active 169 DOM
5. 2026-06-13
   days on market $189,000 Active 167 DOM
6. 2026-06-13
   days on market $189,000 Active 166 DOM
7. 2026-06-09
   days on market $189,000 Active 163 DOM
8. 2026-06-08
   days on market $189,000 Active 162 DOM
9. 2026-06-07
   days on market $189,000 Active 161 DOM
10. 2026-06-05
    days on market $189,000 Active 158 DOM
11. 2026-06-03
    days on market $189,000 Active 157 DOM
12. 2026-06-02
    days on market $189,000 Active 156 DOM
13. 2026-06-01
    days on market $189,000 Active 155 DOM
14. 2026-05-31
    days on market $189,000 Active 154 DOM
15. 2026-05-05
    price $189,000 576-char remark

    Show marketing remark (576 chars)

    Completely rebuilt condo in Carrington Crossing! This stunning 2nd-floor unit was renovated down to the studs with all new electric, drywall, paint, HVAC, hot water heater, flooring, and stainless steel appliances (with warranty). Features upgraded luxury flooring and a private deck with peaceful wooded views. The 2nd-floor location helps keep energy bills low. Assigned parking space #74. Enjoy resort-style living with community amenities including a pool and tennis courts. HOA covers water, trash, and sanitation. Truly better than newmove-in ready and beautifully done!

16. 2026-04-10
    price $199,900 576-char remark

    Show marketing remark (576 chars)

    Completely rebuilt condo in Carrington Crossing! This stunning 2nd-floor unit was renovated down to the studs with all new electric, drywall, paint, HVAC, hot water heater, flooring, and stainless steel appliances (with warranty). Features upgraded luxury flooring and a private deck with peaceful wooded views. The 2nd-floor location helps keep energy bills low. Assigned parking space #74. Enjoy resort-style living with community amenities including a pool and tennis courts. HOA covers water, trash, and sanitation. Truly better than newmove-in ready and beautifully done!

17. 2026-04-10
    status Active 576-char remark

    Show marketing remark (576 chars)

    Completely rebuilt condo in Carrington Crossing! This stunning 2nd-floor unit was renovated down to the studs with all new electric, drywall, paint, HVAC, hot water heater, flooring, and stainless steel appliances (with warranty). Features upgraded luxury flooring and a private deck with peaceful wooded views. The 2nd-floor location helps keep energy bills low. Assigned parking space #74. Enjoy resort-style living with community amenities including a pool and tennis courts. HOA covers water, trash, and sanitation. Truly better than newmove-in ready and beautifully done!

18. 2026-02-09
    historical 576-char remark

    Show marketing remark (576 chars)

    Completely rebuilt condo in Carrington Crossing! This stunning 2nd-floor unit was renovated down to the studs with all new electric, drywall, paint, HVAC, hot water heater, flooring, and stainless steel appliances (with warranty). Features upgraded luxury flooring and a private deck with peaceful wooded views. The 2nd-floor location helps keep energy bills low. Assigned parking space #74. Enjoy resort-style living with community amenities including a pool and tennis courts. HOA covers water, trash, and sanitation. Truly better than newmove-in ready and beautifully done!

19. 2025-11-24
    price $200,000 576-char remark

    Show marketing remark (576 chars)

    Completely rebuilt condo in Carrington Crossing! This stunning 2nd-floor unit was renovated down to the studs with all new electric, drywall, paint, HVAC, hot water heater, flooring, and stainless steel appliances (with warranty). Features upgraded luxury flooring and a private deck with peaceful wooded views. The 2nd-floor location helps keep energy bills low. Assigned parking space #74. Enjoy resort-style living with community amenities including a pool and tennis courts. HOA covers water, trash, and sanitation. Truly better than newmove-in ready and beautifully done!

20. 2025-10-29
    listed $230,000 Active 576-char remark

    Show marketing remark (576 chars)

    Completely rebuilt condo in Carrington Crossing! This stunning 2nd-floor unit was renovated down to the studs with all new electric, drywall, paint, HVAC, hot water heater, flooring, and stainless steel appliances (with warranty). Features upgraded luxury flooring and a private deck with peaceful wooded views. The 2nd-floor location helps keep energy bills low. Assigned parking space #74. Enjoy resort-style living with community amenities including a pool and tennis courts. HOA covers water, trash, and sanitation. Truly better than newmove-in ready and beautifully done!

21. 2018-12-19
    soldstatus $115,000 Sold 168-char remark

    Show marketing remark (168 chars)

    Freshly updated unit with a view of the woods. Split bedroom design. Brand new black stainless steel appliances. New flooring throughout. Sycamore Schools. Owner Agent.

22. 2018-11-19
    historical Accept Backup Offers 168-char remark

    Show marketing remark (168 chars)

    Freshly updated unit with a view of the woods. Split bedroom design. Brand new black stainless steel appliances. New flooring throughout. Sycamore Schools. Owner Agent.

23. 2018-10-29
    listed $119,900 Active 168-char remark

    Show marketing remark (168 chars)

    Freshly updated unit with a view of the woods. Split bedroom design. Brand new black stainless steel appliances. New flooring throughout. Sycamore Schools. Owner Agent.

24. 2018-07-19
    soldstatus $78,000 Sold
25. 2018-06-21
    historical Accept Backup Offers
26. 2018-06-07
    listed $86,000 Active
27. 2009-12-29
    soldstatus $83,000
28. 2009-10-02
    listed $87,500
29. 2009-09-21
    historical
30. 2009-03-20
    listed $87,500
31. 2005-06-10
    soldstatus $87,500
32. 2005-04-27
    listed $89,900
33. 1998-10-14
    soldstatus $72,500
34. 1998-03-05
    listed $74,900

ⓘ 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 ≥102°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 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,414
• − Mortgage interest: −$10,587
• − Property taxes: −$2,835
• − Insurance: −$945
• − Repairs & maintenance: −$1,953
• − Management: −$1,953
• − HOA: −$4,692
• − Depreciation: −$5,498
• Taxable loss: −$4,049
• Est. tax savings @ 24.0%: +$972
• After-tax cash flow: $-107/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: Sycamore Community City
• NCES district ID: 3904486
• Math proficiency: 83% ▼ -4.00%
• Reading proficiency: 84% ▼ -2.00%
• Median HH income: $82,990
• Composite: 73.72/100
• National rank: #172
• State rank: #30 of 656 in OH

Livability — Loveland

• Score: 84/100
• State rank: #49
• US rank: #696

Category grades

Amenities A+ 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

• Census place: Loveland, OH
• County: Clermont County · 173,169 people
• City population: 57,211
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 57,211
• Household income: $114,827
• Rent vs Own: 19.6% rent · 80.4% own
• Severe rent burden: 928.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 5% Hispanic / Latino 4% Asian 4% Black 2%
• Common ancestry: Slovak 3% Romanian 3% Italian 3%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 92% English-only · Other Asian/Pacific 2% Spanish 2% Russian/Polish/Slavic 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: ▼ -240.61%
• Current HPI: 243.9481
• Rent YoY: ▲ 4.36%
• Metro: Cincinnati, OH-KY-IN
• 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

+152.3% since first listed

20 events — show timeline

• 2026-05-05 Price Changed $189,000 Cincy MLS
• 2026-04-10 Price Changed $199,900 Cincy MLS
• 2026-04-10 Relisted — Cincy MLS
• 2026-02-09 Listing Removed — Cincy MLS
• 2025-11-24 Price Changed $200,000 Cincy MLS
• 2025-10-29 Listed $230,000 Cincy MLS
• 2018-12-19 Sold (MLS) $115,000 Cincy MLS
• 2018-11-19 Contingent — Cincy MLS
• 2018-10-29 Listed $119,900 Cincy MLS
• 2018-07-19 Sold (MLS) $78,000 Cincy MLS
• 2018-06-21 Contingent — Cincy MLS
• 2018-06-07 Listed $86,000 Cincy MLS
• 2009-12-29 Sold (MLS) $83,000 Cincy MLS
• 2009-10-02 Listed $87,500 Cincy MLS
• 2009-09-21 Listing Removed — Cincy MLS
• 2009-03-20 Listed $87,500 Cincy MLS
• 2005-06-10 Sold (MLS) $87,500 Cincy MLS
• 2005-04-27 Listed $89,900 Cincy MLS
• 1998-10-14 Sold (MLS) $72,500 Cincy MLS
• 1998-03-05 Listed $74,900 Cincy MLS