5519 Charismatic Ct · Maineville, OH 45152

$479,900

4 bd · 2.5 ba · 2,256 sqft · SingleFamily · 52 Days on market

Excellent condition 6,098 sqft lot $213/sqft · 14% above area Est $422k · 14% over $42/mo HOA · 1% of rent

---

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 +25.9/30.0
• DSCR +8.7/10.0
• 1% rule +7.0/10.0
• Schools +6.1/10.0
• Condition / age +5.0/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• ARV discount +1.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

New construction by Fischer Homes in the beautiful Villages of Classicway community, featuring the stunning Yosemite design. This thoughtfully designed layout is perfect for style and practicality with, 4 bedrooms 2 full baths, and 1 half baths. The inviting family room is the heart of this plan, making it the perfect gathering space. The open kitchen with a large island and walk-in pantry connects to the morning room. The owner's suite features a private bath and walk-in closet. The spacious 2-bay garage completes this exceptional home.

Key facts

• 6,098 sq ft lot
• 2 garage spots
• Listed 52 days

Property features AI

Finance

• Other: Residential zoning
• HOA & community: HOA active (Towne Properties); Quarterly association fee of $125 paid by owner

Exterior

• Parking: Attached front-entry garage with 2 spaces; Driveway parking
• Utilities: Public water; Public sewer; Electric service
• Home design: Traditional single-family home; New construction by Fischer Homes; Two levels; Poured foundation; Smoke alarm installed
• Construction: Vinyl siding; Shingle roof; New construction (foundation stage noted)
• Exterior features: Patio; Less than 0.5 acre lot; Lot dimensions approximately 55 x 115

Interior

• Kitchen: Pantry; Quartz counters; Kitchen island; Wood cabinets; Dishwasher; Garbage disposal; Microwave; Oven/Range
• Bedrooms: Primary bedroom on level 2 (21 x 14); Second bedroom on level 2 (13 x 13); Third bedroom on level 2 (15 x 11); Fourth bedroom on level 2 (10 x 12)
• Flooring: Wall-to-wall carpet in family room
• Bathrooms: Two full bathrooms (both on level 2); One half bathroom (on level 1); Primary bathroom includes a shower
• Heating & cooling: Electric heat pump; Central air conditioning; Electric water heater
• Interior features: 9-foot (or higher) ceilings; Multi-panel doors; Full unfinished basement with concrete floor and rough-in for bath
• Laundry & utility: Basement rough-in for bath (utility-ready)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $480k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $480k).
• Recommended offer: $466k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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; 2 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 $5,743/mo this rent would consume 57% 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 $14k 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

• It's been on market 52 days — a 3% lower offer ($466k) is reasonable based on typical stale-listing flexibility.
• 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.

Recommended offer $465,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.20% ✓
• Cap rate: 9.24%
• Cash-on-cash: 10.53%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

• ARV (median comp): $422,213
• List price: $479,900
• Delta: 13.66%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5976 Outlook Ct	0.17mi	4/2.5	2,423 (+7%)	2mo	$515,000	$213	78
2713 Aristides Ct	0.22mi	3/2.0 (-1)	2,335 (+4%)	6mo	$409,900	$176	72
5521 Appaloosa Cir	0.53mi	4/2.5	2,352 (+4%)	5mo	$373,000	$159	64
2657 Affirmed Dr	0.37mi	4/2.5	2,559 (+13%)	12mo	$403,000	$157	51
2681 Affirmed Dr	0.36mi	3/2.5 (-1)	2,559 (+13%)	7mo	$395,000	$154	50
2854 Alysheba Ct	0.42mi	3/3.0 (-1)	2,560 (+14%)	2mo	$420,000	$164	49
1870 Ford Rd	0.68mi	4/2.5	2,009 (-11%)	6mo	$410,000	$204	45
5527 Appaloosa Cir	0.54mi	3/2.5 (-1)	1,992 (-12%)	10mo	$355,500	$178	42
5209 Man O War Dr	0.66mi	4/3.0	2,518 (+12%)	8mo	$430,000	$171	41
5224 Man O War Dr	0.63mi	3/3.5 (-1)	1,992 (-12%)	3mo	$331,000	$166	40
5617 Appaloosa Cir	0.69mi	3/2.5 (-1)	1,940 (-14%)	2mo	$347,000	$179	38
5663 Appaloosa Cir	0.74mi	3/3.5 (-1)	2,100 (-7%)	13mo	$389,900	$186	34

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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-2,580
• Equity at exit: $71,555

10-year hold

• IRR: 9.2%
• Equity multiple: 1.71×
• Total profit: $94,878
• Equity at exit: $41,493

Cash invested: $134,372 (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: 7.0×

Monthly cashflow live

• Estimated rent: $5,743 medium
• Mortgage (P&I): −$2,517
• Tax est. 1.5%: −$600 /mo · $7,198/yr
• Insurance: −$200
• HOA: −$42
• Vacancy / Maint / Mgmt: −$1,206
• Net cashflow: $1,179

Break-even live

Break-even rent $4,251

Max offer price $479,900

Occupancy floor 74%

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: $119,975
• Closing costs: $14,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.15mi
6976 Briarcliff Ct Maineville, OH	4.0	3.0	2475	$3,595	$1.45	16d	1	1.39mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 14 events

1. 2026-06-18
   days on market $479,900 Active 52 DOM
2. 2026-06-17
   days on market $479,900 Active 51 DOM
3. 2026-06-16
   days on market $479,900 Active 50 DOM
4. 2026-06-15
   days on market $479,900 Active 49 DOM
5. 2026-06-13
   days on market $479,900 Active 47 DOM
6. 2026-06-09
   days on market $479,900 Active 43 DOM
7. 2026-06-08
   days on market $479,900 Active 42 DOM
8. 2026-06-07
   days on market $479,900 Active 41 DOM
9. 2026-06-03
   days on market $479,900 Active 37 DOM
10. 2026-06-02
    days on market $479,900 Active 36 DOM
11. 2026-06-01
    days on market $479,900 Active 35 DOM
12. 2026-05-31
    days on market $479,900 Active 34 DOM
13. 2026-04-28
    listed $479,900 Active 543-char remark

    Show marketing remark (543 chars)

    New construction by Fischer Homes in the beautiful Villages of Classicway community, featuring the stunning Yosemite design. This thoughtfully designed layout is perfect for style and practicality with, 4 bedrooms 2 full baths, and 1 half baths. The inviting family room is the heart of this plan, making it the perfect gathering space. The open kitchen with a large island and walk-in pantry connects to the morning room. The owner's suite features a private bath and walk-in closet. The spacious 2-bay garage completes this exceptional home.

14. 2026-04-27
    listed $479,900 Active 543-char remark

ⓘ 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: $68,919
• − Mortgage interest: −$26,882
• − Property taxes: −$7,198
• − Insurance: −$2,400
• − Repairs & maintenance: −$5,514
• − Management: −$5,514
• − HOA: −$504
• − Depreciation: −$13,961
• Taxable income: $6,948
• Est. tax owed @ 24.0%: −$1,667
• After-tax cash flow: $12,477/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 · 6 photos

Excellent 100/100 None rehab

This new construction home in the Villages of Classicway community is move-in ready with excellent condition and modern selections.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value
• Both Lighting — Improves safety and aesthetics
• Both Flooring — Modernizes the interior and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Lighting — Improves safety and aesthetics ↑
• Both Flooring — Modernizes the interior and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.0% since first listed

2 events — show timeline

• 2026-04-28 Listed $479,900 Zillow
• 2026-04-27 Listed $479,900 Cincy MLS