5917 Pepperridge Ct · South Lebanon, OH 45039

$489,900

4 bd · 2.5 ba · 2,948 sqft · SingleFamily public records · 8 Days on market

Built 2003 Est $504k · at est. $46/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).

• Appreciation +10.0/10.0
• ARV discount +8.8/15.0
• Schools +6.1/10.0
• Cash flow +5.4/30.0
• Rent growth +4.4/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• 1% rule +0.8/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Conveniently located near pool, walking trails, playground, pond and shopping! Great cul-de-sac, new carpet, hardwood floors and finished basement! Luxury bath w/huge closets! Move in ready.

Key facts

• Front porch
• Inground pool
• Private cul-de-sac

Tags

• PRIVATE CUL-DE-SAC
• FRONT PORCH
• PRIVATE BACKYARD OASIS
• INGROUND POOL
• COMMUNITY OFFERS POOL
• WALKING TRAILS

Property features AI

Finance

• Other: Zoned residential; Lot under 0.5 acre with fruit trees
• HOA & community: HOA: Stonegate; Annual association fee of $550 covering play area, pool, professional management, and walking trails

Exterior

• Parking: Attached garage (2 spaces); Driveway; On-street parking available
• Security: Smoke alarm
• Utilities: Public water; Public sewer; Natural gas
• Home design: Traditional single-family home; Two levels; Poured foundation
• Construction: Brick and vinyl siding exterior; Shingle roof; Poured foundation; Built with 220-volt electrical service
• Exterior features: Located on a cul-de-sac; Porch; Vinyl fencing; Shed on property; In-ground heated pool with diving board

Interior

• Kitchen: Pantry; Solid surface counters; Eat-in kitchen with island; Walkout access; Dishwasher; Microwave; Oven/Range
• Bedrooms: 4 bedrooms total; Primary bedroom on level 2 (20 x 17); Second bedroom on level 2 (14 x 13); Third bedroom on level 2 (14 x 12); Fourth bedroom on level 2 (11 x 10)
• Flooring: Wood floors in entry and great room; Wall-to-wall carpet in basement
• Bathrooms: Three full bathrooms; One half bathroom; Primary bathroom with shower and tub; Partial bathroom on level 1; Full bathroom on lower level
• Heating & cooling: Central air; Ceiling fans; Gas forced-air heating; Gas water heating
• Interior features: 9 total rooms; Finished basement with wall-to-wall carpet; Bookcases in great room; Fireplace (gas); Garage door opener; Sump pump; Ceiling fan; Smoke alarm
• Laundry & utility: Main-level laundry room (9 x 6)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $490k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $303k (38.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $283k (42.3% below list).
• Recommended offer: $283k (42.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#279 in OH, #4,589 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools F, 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: Rents rising fast (+7.4%/yr); 126 active listings in the ZIP; solid renter incomes; 1,224 units permitted in Warren County in 2024 (474 in 5+ unit buildings).
• This rent runs 31% of the median local income ($109k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $52k of equity ($3k loan paydown + $49k appreciation (10.0% local appreciation)).
• Warren County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$84k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $45k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $220k; list at $490k implies a 123% gain — meaningful room to come down on a strong offer.

Recommended offer $282,561 (42.3% 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. 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 0.58% ✗
• Cap rate: 3.71%
• Cash-on-cash: -9.24%
• DSCR: 0.59
• GRM: 14.4

CMA / ARV

• ARV (on-the-fly): $504,108
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 Red Cedar Ct	0.13mi	3/2.5 (-1)	2,906 (-1%)	1mo	$400,000	$138	85
5830 Turning Leaf Way	0.24mi	4/3.0	2,836 (-4%)	5mo	$425,000	$150	76
6076 Driftwood Ct	0.18mi	5/3.5 (+1)	2,980 (+1%)	8mo	$455,000	$153	74
553 Auburn Grove Dr	0.53mi	4/2.5	2,848 (-3%)	2mo	$540,000	$190	68
5900 Driftwood Ct	0.15mi	4/2.5	2,556 (-13%)	3mo	$425,000	$166	68
5810 Turning Leaf Way	0.29mi	4/2.5	2,670 (-9%)	5mo	$429,900	$161	67
5503 Creek Park Dr	0.39mi	3/3.0 (-1)	3,027 (+3%)	11mo	$575,000	$190	62
5805 Turning Leaf Way	0.31mi	3/3.0 (-1)	2,661 (-10%)	1mo	$430,000	$162	61
477 Auburn Grove Dr	0.46mi	3/2.5 (-1)	2,658 (-10%)	2mo	$575,000	$216	56
5259 Little Turtle Dr	0.48mi	4/2.5	2,592 (-12%)	4mo	$477,500	$184	54
5477 Little Turtle Dr	0.44mi	5/3.5 (+1)	3,178 (+8%)	10mo	$550,000	$173	49
5172 Williams Rdg	0.70mi	4/3.0	3,360 (+14%)	2mo	$574,900	$171	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 7.42% rent growth · sell at horizon

5-year hold

• IRR: 18.8%
• Equity multiple: 2.55×
• Total profit: $212,636
• Equity at exit: $441,341

10-year hold

• IRR: 18.3%
• Equity multiple: 6.18×
• Total profit: $710,847
• Equity at exit: $951,768

Cash invested: $137,172 (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 45039

• Home prices YoY: 7.3%
• Rents YoY: 7.4%
• Active inventory: 126
• Price-to-rent: 14.4×

Monthly cashflow live

• Estimated rent: $2,826 medium
• Mortgage (P&I): −$2,569
• Tax from tax record: −$469 /mo · $5,633/yr
• Insurance: −$204
• HOA: −$46
• Vacancy / Maint / Mgmt: −$593
• Net cashflow: $-1,056

Break-even live

Break-even rent $4,163

Max offer price $303,277

Occupancy floor —

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: $122,475
• Closing costs: $14,697
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $46 · $552/yr
• Likely covers: pool

Listing history 20 events

1. 2026-06-18
   days on market $489,900 Active 8 DOM
2. 2026-06-17
   days on market $489,900 Active 7 DOM
3. 2026-06-16
   days on market $489,900 Active 6 DOM
4. 2026-06-15
   days on market $489,900 Active 5 DOM
5. 2026-06-13
   pricedays on marketlisting id $489,900 Active 3 DOM
6. 2026-06-09
   days on market $519,900 Active 14 DOM
7. 2026-06-08
   days on market $519,900 Active 13 DOM
8. 2026-06-07
   pricedays on market $519,900 Active 12 DOM
9. 2026-06-03
   days on market $535,000 Active 8 DOM
10. 2026-06-02
    days on market $535,000 Active 7 DOM
11. 2026-06-01
    days on market $535,000 Active 6 DOM
12. 2026-05-31
    days on market $535,000 Active 5 DOM
13. 2026-05-27
    listed $535,000 Active
14. 2016-07-26
    soldstatus $220,000 Sold 190-char remark

    Show marketing remark (190 chars)

    Conveniently located near pool, walking trails, playground, pond and shopping! Great cul-de-sac, new carpet, hardwood floors and finished basement! Luxury bath w/huge closets! Move in ready.

15. 2016-07-11
    historical Accept Backup Offers 190-char remark

    Show marketing remark (190 chars)

    Conveniently located near pool, walking trails, playground, pond and shopping! Great cul-de-sac, new carpet, hardwood floors and finished basement! Luxury bath w/huge closets! Move in ready.

16. 2016-06-23
    listed $230,000 Active 190-char remark

    Show marketing remark (190 chars)

    Conveniently located near pool, walking trails, playground, pond and shopping! Great cul-de-sac, new carpet, hardwood floors and finished basement! Luxury bath w/huge closets! Move in ready.

17. 2007-10-01
    soldstatus $196,000
18. 2007-09-25
    soldstatus $196,000 182-char remark

    Show marketing remark (182 chars)

    Spectacular 4 Bdrm on a quiet Cul-de-sac lot ...Owner pride at it's best! Hardwood family rm and entry, Luxury owner suite, Back yard adjoins common area with open view of the woods.

19. 2006-08-04
    listed $199,000 182-char remark

    Show marketing remark (182 chars)

    Spectacular 4 Bdrm on a quiet Cul-de-sac lot ...Owner pride at it's best! Hardwood family rm and entry, Luxury owner suite, Back yard adjoins common area with open view of the woods.

20. 2004-06-25
    soldstatus $41,900

ⓘ 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: $5,633 · $469/mo
• Projected year-2 tax: $6,638 · $553/mo
• Expected delta: +$1,005/yr (+$84/mo · 17.8%)

ⓘ 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: $33,907
• − Mortgage interest: −$27,442
• − Property taxes: −$5,633
• − Insurance: −$2,450
• − Repairs & maintenance: −$2,713
• − Management: −$2,713
• − HOA: −$552
• − Depreciation: −$14,252
• Taxable loss: −$21,846
• Est. tax savings @ 24.0%: +$5,243
• After-tax cash flow: $-7,434/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 — South Lebanon

• Score: 74/100
• State rank: #279
• US rank: #4589

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 County · 196,906 people
• City population: 7,053
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 28,335
• Household income: $108,794
• Rent vs Own: 16.2% rent · 83.8% own
• Severe rent burden: 307.0

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 5% Two or more races 5% Asian 3% Black 2%
• Common ancestry: Romanian 2% Scotch-Irish 2% Lithuanian 2%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 3% Russian/Polish/Slavic 2% Other Indo-European 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: ▲ 38.63%
• Current HPI: 568.09
• Rent YoY: ▲ 7.42%
• 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

+1176.8% since first listed

8 events — show timeline

• 2026-05-27 Listed $535,000 Cincy MLS
• 2016-07-26 Sold (MLS) $220,000 Cincy MLS
• 2016-07-11 Contingent — Cincy MLS
• 2016-06-23 Listed $230,000 Cincy MLS
• 2007-10-01 Sold (Public Records) $196,000 Public Records
• 2007-09-25 Sold (MLS) $196,000 Cincy MLS
• 2006-08-04 Listed $199,000 Cincy MLS
• 2004-06-25 Sold (Public Records) $41,900 Public Records

Property tax history

+3.7%/yr

Latest (2025): $5,633 · -0.0% YoY. Source: county tax records.