6607 N Andover Way · Maineville, OH 45152

$365,000

4 bd · 2.5 ba · 1,828 sqft · SingleFamily public records · 3 Days on market

Built 2002 8,011 sqft lot Est $369k · at est. $58/mo HOA · 2% 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).

• Cash flow +16.9/30.0
• ARV discount +8.0/15.0
• Schools +6.1/10.0
• DSCR +5.3/10.0
• 1% rule +4.3/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 6607 N Andover Way! This spacious home offers over 2,500 square feet of finished living space, featuring 4 bedrooms, 2 full baths, and 2 half baths. The eat-in kitchen includes newer appliances and provides a comfortable space for everyday meals and gatherings. The second level includes convenient laundry and a primary suite with an attached private bathroom. The fully finished basement expands your living options with a large rec room, a dedicated study, and an additional half bath perfect for work, play, or relaxation. Outside, enjoy a flat, fully fenced backyard with a shed and a firepit, ideal for entertaining or quiet evenings at home. Major mechanicals have been updated - Windows, HVAC, Roof, etc. Located in a community that offers pools, play areas, and green space, this home also provides easy access to the Little Miami Bike Trail for outdoor enthusiasts.

Key facts

• Eat-in kitchen
• Dedicated study
• 8,011 sq ft lot

Tags

• EAT-IN KITCHEN
• FULLY FINISHED BASEMENT
• FLAT FULLY FENCED BACKYARD
• DEDICATED STUDY

Property features AI

Finance

• HOA & community: HOA present; owner pays HOA fees; Quarterly association fee of $175; HOA covers association dues, landscaping, community play area, pool, and professional management

Exterior

• Parking: Attached front garage with 2 garage spaces; Driveway parking; On-street parking available
• Security: Smoke alarm; CO detector
• Utilities: Public water; Public sewer; Natural gas; Electric water heater; Electric power
• Home design: Traditional single-family home; Two levels; Poured foundation
• Construction: Brick and vinyl siding exterior; Shingle roof
• Exterior features: Deck; Fire pit; Wood fencing; Shed on the property

Interior

• Kitchen: Eat-in kitchen with wood cabinets; Walkout access from the kitchen; Convection oven, gas cooktop, microwave, refrigerator, dishwasher, garbage disposal
• Bedrooms: Four bedrooms total; Primary bedroom (18 x 14) on level 2; Bedroom 2 (13 x 11) on level 2; Bedroom 3 (15 x 11) on level 2; Bedroom 4 (12 x 10) on level 2
• Flooring: Wall-to-wall carpet in living/family areas and den/study; Laminate flooring in the dining room
• Bathrooms: Two full bathrooms (both on level 2); Two half bathrooms — one on level 1 and one in the basement
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Nine total rooms; Full finished basement with wall-to-wall carpet; Garage door opener, sump pump, water softener; 220 volt, cable, CO detector, recessed lights, smoke alarm
• Laundry & utility: Second-floor laundry room (9 x 8)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/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 $340k (6.9% below list).
• Recommended offer: $340k (6.9% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).
• This rent runs 34% of the median local income ($120k/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 $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.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 24y ago 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 $149k; list at $365k implies a 145% gain — meaningful room to come down on a strong offer.

Recommended offer $339,936 (6.9% below list)

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. 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?
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: 0.93% ✗
• Cap rate: 7.09%
• Cash-on-cash: 2.84%
• DSCR: 1.13
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $369,256
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6607 N Andover Way	0.00mi	4/3.0	1,828 (0%)	1mo	$370,000	$202	97
6714 Bedington Ln	0.15mi	3/2.5 (-1)	1,686 (-8%)	3mo	$313,000	$186	72
6567 N Andover Way	0.04mi	3/2.5 (-1)	1,588 (-13%)	5mo	$315,000	$198	67
1870 Ford Rd	0.46mi	4/2.5	2,009 (+10%)	6mo	$410,000	$204	57
1065 Dunstan Ct	0.73mi	3/3.0 (-1)	1,880 (+3%)	3mo	$480,000	$255	52
6690 Bedington Ln	0.12mi	3/2.5 (-1)	1,588 (-13%)	19mo	$300,000	$189	52
6499 Abingdon Hall	0.12mi	3/3.0 (-1)	1,604 (-12%)	19mo	$305,000	$190	51
7143 Birkdale Dr	0.53mi	3/2.0 (-1)	2,005 (+10%)	5mo	$475,000	$237	48
1389 Carrington Pl	0.57mi	3/2.5 (-1)	1,940 (+6%)	14mo	$375,000	$193	46
1983 Chardonnay Dr	0.60mi	3/2.0 (-1)	1,992 (+9%)	13mo	$550,000	$276	39
911 Elm Tree Dr	0.66mi	3/2.0 (-1)	1,719 (-6%)	19mo	$365,000	$212	37
6156 Hickory Wood Ct	0.74mi	4/2.5	2,022 (+11%)	18mo	$370,000	$183	33

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: -11.8%
• Equity multiple: 0.57×
• Total profit: $-43,761
• Equity at exit: $54,423

10-year hold

• IRR: -2.7%
• Equity multiple: 0.82×
• Total profit: $-18,288
• Equity at exit: $31,559

Cash invested: $102,200 (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: 8.9×

Monthly cashflow live

• Estimated rent: $3,399 high
• Mortgage (P&I): −$1,914
• Tax from tax record: −$320 /mo · $3,838/yr
• Insurance: −$152
• HOA: −$58
• Vacancy / Maint / Mgmt: −$714
• Net cashflow: $242

Break-even live

Break-even rent $3,094

Max offer price $365,000

Occupancy floor 88%

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6976 Briarcliff Ct Maineville, OH	4.0	3.0	2475	$3,595	$1.45	16d	1	0.34mi
1624 Rosemore Ln Morrow, OH	3.0	2.5	1900	$2,601	$1.37	12d	1	1.31mi
5738 Azra Ct Morrow, OH	4.0	2.5	2600	$5,995	$2.31	43d	1	1.31mi
7814 Wilderness Way Maineville, OH	4.0	2.0	2140	$2,671	$1.25	43d	1	1.42mi
903 Pineneedle Pl Maineville, OH	4.0	2.5	1848	$2,231	$1.21	43d	1	1.46mi

HOA detail

• Monthly dues: $58 · $696/yr
• Likely covers: pool

Listing history 9 events

1. 2026-04-27
   status Pending 886-char remark

   Show marketing remark (886 chars)

   Welcome to 6607 N Andover Way! This spacious home offers over 2,500 square feet of finished living space, featuring 4 bedrooms, 2 full baths, and 2 half baths. The eat-in kitchen includes newer appliances and provides a comfortable space for everyday meals and gatherings. The second level includes convenient laundry and a primary suite with an attached private bathroom. The fully finished basement expands your living options with a large rec room, a dedicated study, and an additional half bath perfect for work, play, or relaxation. Outside, enjoy a flat, fully fenced backyard with a shed and a firepit, ideal for entertaining or quiet evenings at home. Major mechanicals have been updated - Windows, HVAC, Roof, etc. Located in a community that offers pools, play areas, and green space, this home also provides easy access to the Little Miami Bike Trail for outdoor enthusiasts.

2. 2026-04-27
   historical Contingency Pending

   Show marketing remark (886 chars)

   Welcome to 6607 N Andover Way! This spacious home offers over 2,500 square feet of finished living space, featuring 4 bedrooms, 2 full baths, and 2 half baths. The eat-in kitchen includes newer appliances and provides a comfortable space for everyday meals and gatherings. The second level includes convenient laundry and a primary suite with an attached private bathroom. The fully finished basement expands your living options with a large rec room, a dedicated study, and an additional half bath perfect for work, play, or relaxation. Outside, enjoy a flat, fully fenced backyard with a shed and a firepit, ideal for entertaining or quiet evenings at home. Major mechanicals have been updated - Windows, HVAC, Roof, etc. Located in a community that offers pools, play areas, and green space, this home also provides easy access to the Little Miami Bike Trail for outdoor enthusiasts.

3. 2026-04-24
   price $365,000
4. 2026-04-23
   listed $365,000 Active 886-char remark

   Show marketing remark (886 chars)

   Welcome to 6607 N Andover Way! This spacious home offers over 2,500 square feet of finished living space, featuring 4 bedrooms, 2 full baths, and 2 half baths. The eat-in kitchen includes newer appliances and provides a comfortable space for everyday meals and gatherings. The second level includes convenient laundry and a primary suite with an attached private bathroom. The fully finished basement expands your living options with a large rec room, a dedicated study, and an additional half bath perfect for work, play, or relaxation. Outside, enjoy a flat, fully fenced backyard with a shed and a firepit, ideal for entertaining or quiet evenings at home. Major mechanicals have been updated - Windows, HVAC, Roof, etc. Located in a community that offers pools, play areas, and green space, this home also provides easy access to the Little Miami Bike Trail for outdoor enthusiasts.

5. 2026-04-23
   listed $360,000 Active

   Show marketing remark (886 chars)

   Welcome to 6607 N Andover Way! This spacious home offers over 2,500 square feet of finished living space, featuring 4 bedrooms, 2 full baths, and 2 half baths. The eat-in kitchen includes newer appliances and provides a comfortable space for everyday meals and gatherings. The second level includes convenient laundry and a primary suite with an attached private bathroom. The fully finished basement expands your living options with a large rec room, a dedicated study, and an additional half bath perfect for work, play, or relaxation. Outside, enjoy a flat, fully fenced backyard with a shed and a firepit, ideal for entertaining or quiet evenings at home. Major mechanicals have been updated - Windows, HVAC, Roof, etc. Located in a community that offers pools, play areas, and green space, this home also provides easy access to the Little Miami Bike Trail for outdoor enthusiasts.

6. 2002-09-30
   soldstatus $148,710 155-char remark

   Show marketing remark (155 chars)

   New Winchester Home Has 4br, 2 1/2 Baths, Living Rm, Family Rm, Kitchen W/ B'fast Area In Diamond Bay Window That Has Walk-out, 2d Fl Laundry, 2 Car Garage

7. 2002-04-09
   listed $149,610 155-char remark

   Show marketing remark (155 chars)

   New Winchester Home Has 4br, 2 1/2 Baths, Living Rm, Family Rm, Kitchen W/ B'fast Area In Diamond Bay Window That Has Walk-out, 2d Fl Laundry, 2 Car Garage

8. 2002-04-04
   soldstatus $80,366
9. 2001-12-28
   soldstatus $225,000

ⓘ 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: $3,838 · $320/mo
• Projected year-2 tax: $4,766 · $397/mo
• Expected delta: +$928/yr (+$77/mo · 24.2%)

ⓘ 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 · 20 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: $40,792
• − Mortgage interest: −$20,446
• − Property taxes: −$3,838
• − Insurance: −$1,825
• − Repairs & maintenance: −$3,263
• − Management: −$3,263
• − HOA: −$696
• − Depreciation: −$10,618
• Taxable loss: −$3,157
• Est. tax savings @ 24.0%: +$758
• After-tax cash flow: $3,656/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

+62.2% since first listed

9 events — show timeline

• 2026-04-27 Pending — Dayton MLS
• 2026-04-27 Contingent — Cincy MLS
• 2026-04-24 Price Changed $365,000 Cincy MLS
• 2026-04-23 Listed $360,000 Cincy MLS
• 2026-04-23 Listed $365,000 Dayton MLS
• 2002-09-30 Sold (MLS) $148,710 Cincy MLS
• 2002-04-09 Listed $149,610 Cincy MLS
• 2002-04-04 Sold (Public Records) $80,366 Public Records
• 2001-12-28 Sold (Public Records) $225,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $3,838 · +0.1% YoY. Source: county tax records.