1049 Stratford Ct · Loveland, OH 45140

$184,900

2 bd · 2.5 ba · 1,254 sqft · Townhouse · 85 Days on market

Built 1982 Fair condition 0.62 ac lot $147/sqft · 16% below area Est $219k · 16% under $458/mo HOA · 23% of rent ↓ 3% since listing

---

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 +14.6/15.0
• Cash flow +8.9/30.0
• Schools +6.9/10.0
• 1% rule +5.9/10.0
• Livability +4.2/5.0
• Rent growth +3.6/5.0
• DSCR +2.5/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful Opportunity to buy WELL BELOW the Market.Gain instant equity with new paint and carpet! Great 2-bedroom townhome in Hidden Creek Community just waiting for your touches! Large Family Room! Charming Dining Room! Equipped Kitchen as Stove & Refrigerator Stay! 2 Large Bedrooms w/ Full Bath! Finished Lower Level w/ Rec Rm, Full Bath & Laundry Room! Deck, Patio & Privacy Fence! Gilkey Windows! HOA includes water, sewer, trash, mature-tree lined setting, access to the pool and walking trails! Condo within walking distance to the Loveland Bike Trail! Great Location.

Key facts

• Privacy fence
• Gilkey windows
• Access to the pool

Tags

• EQUIPPED KITCHEN
• FINISHED LOWER LEVEL
• PRIVACY FENCE
• GILKEY WINDOWS
• ACCESS TO THE POOL
• WALKING TRAILS

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $185k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-148 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (11.6% below list).
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $164k (11.6% below list) — sets the bar for cash-flow.
• Cap rate 5.3% 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.
• Loveland City (suburban): math 76% / reading 78% proficiency, ranked #50 of 656 in OH (top 8%) — strong family-tenant draw, lease renewals of 3-5y typical; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+4.4%/yr); 161 active listings in the ZIP; 14 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 85 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $163,533 (11.6% 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 85 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 1.09% ✓
• Cap rate: 5.33%
• Cash-on-cash: -3.42%
• DSCR: 0.85
• GRM: 7.7

CMA / ARV

• ARV (median comp): $219,392
• List price: $184,900
• Delta: -15.72%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4044 White Chapel Ln	0.15mi	2/2.0	1,315 (+5%)	2mo	$206,000	$157	82
3016 Stratford Ct	0.16mi	2/2.5	1,200 (-4%)	9mo	$189,000	$158	78
3029 Stratford Ct #164	0.14mi	3/2.0 (+1)	1,315 (+5%)	2mo	$193,000	$147	76
5022 Bristol Ct	0.16mi	2/2.5	1,334 (+6%)	7mo	$210,000	$157	76
1059 Stratford Ct #35	0.03mi	2/1.5	1,174 (-6%)	13mo	$235,000	$200	73
4019 White Chapel Ln #141	0.12mi	2/2.0	1,065 (-15%)	0mo	$167,500	$157	67
3023 Stratford Ct #157	0.14mi	3/2.0 (+1)	1,315 (+5%)	14mo	$237,500	$181	66
4015 White Chapel Ln #139	0.12mi	2/2.0	1,065 (-15%)	8mo	$205,000	$192	61
220 Carrington Pl #104	0.71mi	2/2.0	1,112 (-11%)	0mo	$188,000	$169	46
220 Carrington Pl #312	0.71mi	2/2.0	1,112 (-11%)	2mo	$196,000	$176	44
220 Carrington Ln #311	0.71mi	2/2.0	1,112 (-11%)	2mo	$201,000	$181	44
210 Carrington Ln #207	0.71mi	2/2.0	1,112 (-11%)	5mo	$200,000	$180	42

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 · 4.36% rent growth · sell at horizon

5-year hold

• IRR: -19.7%
• Equity multiple: 0.30×
• Total profit: $-36,267
• Equity at exit: $27,569

10-year hold

• IRR: -8.8%
• Equity multiple: 0.41×
• Total profit: $-30,662
• Equity at exit: $15,987

Cash invested: $51,772 (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: $2,010 high
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,774/yr
• Insurance: −$77
• HOA: −$458
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-148

Break-even live

Break-even rent $2,197

Max offer price $163,533

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2071 Stratford Ct Loveland, OH	3.0	1.5	1120	$1,895	$1.69	44d	1	0.09mi
3029 Stratford Ct Loveland, OH	3.0	2.0	1315	$2,250	$1.71	17d	1	0.14mi
3021 Stratford Ct Unit 1 Loveland, OH	3.0	2.0	1550	$2,125	$1.37	23d	1	0.15mi
3030 Stratford Ct Loveland, OH	2.0	2.5	1500	$2,100	$1.40	14d	1	0.16mi
8713 Harper Point Dr Cincinnati, OH	1.0–3.0	1.0–2.5	1050	$1,948	$1.85	1d	19	0.61mi
120 Carrington Ln Apt 208 Loveland, OH	2.0	2.0	1200	$2,095	$1.75	1d	1	0.82mi
9169 Dominion Cir Cincinnati, OH	2.0	2.5	1486	$2,100	$1.41	23d	1	0.92mi
9124 Dominion Cir Cincinnati, OH	3.0	2.5	1646	$2,250	$1.37	44d	1	0.94mi
9110 Dominion Cir Cincinnati, OH	2.0	2.5	1646	$2,100	$1.28	1d	1	0.96mi
11513 Village Brook Dr Cincinnati, OH	1.0–3.0	1.0–2.0	1088	$2,297	$2.11	1d	34	0.96mi
9630 Waterford Pl Loveland, OH	1.0–2.0	1.0–2.0	1084	$2,105	$1.94	1d	30	1.20mi
8650 Governors Hill Dr Cincinnati, OH	2.0	1.0–2.0	948	$2,492	$2.63	1d	23	1.24mi
8770 Wales Dr Cincinnati, OH	1.0–2.0	2.5	1100	$1,695	$1.54	1d	10	1.40mi
12131 Sycamore Terrace Dr Cincinnati, OH	1.0–3.0	1.0–2.0	1000	$1,532	$1.53	1d	10	1.44mi

HOA detail

• Monthly dues: $458 · $5,496/yr
• Likely covers: watersewertrashpool

Listing history 16 events

1. 2026-06-18
   days on market $184,900 Active 85 DOM
2. 2026-06-17
   days on market $184,900 Active 84 DOM
3. 2026-06-16
   days on market $184,900 Active 83 DOM
4. 2026-06-15
   days on market $184,900 Active 82 DOM
5. 2026-06-13
   days on market $184,900 Active 80 DOM
6. 2026-06-13
   days on market $184,900 Active 79 DOM
7. 2026-06-09
   days on market $184,900 Active 76 DOM
8. 2026-06-08
   days on market $184,900 Active 75 DOM
9. 2026-06-07
   days on market $184,900 Active 74 DOM
10. 2026-06-05
    days on market $184,900 Active 71 DOM
11. 2026-06-03
    days on market $184,900 Active 70 DOM
12. 2026-06-02
    days on market $184,900 Active 69 DOM
13. 2026-06-01
    days on market $184,900 Active 68 DOM
14. 2026-05-31
    days on market $184,900 Active 67 DOM
15. 2026-04-29
    price $184,900 587-char remark

    Show marketing remark (587 chars)

    Wonderful Opportunity to buy WELL BELOW the Market.Gain instant equity with new paint and carpet! Great 2-bedroom townhome in Hidden Creek Community just waiting for your touches! Large Family Room! Charming Dining Room! Equipped Kitchen as Stove & Refrigerator Stay! 2 Large Bedrooms w/ Full Bath! Finished Lower Level w/ Rec Rm, Full Bath & Laundry Room! Deck, Patio & Privacy Fence! Gilkey Windows! HOA includes water, sewer, trash, mature-tree lined setting, access to the pool and walking trails! Condo within walking distance to the Loveland Bike Trail! Great Location.

16. 2026-03-25
    listed $189,900 Active 587-char remark

    Show marketing remark (587 chars)

    Wonderful Opportunity to buy WELL BELOW the Market.Gain instant equity with new paint and carpet! Great 2-bedroom townhome in Hidden Creek Community just waiting for your touches! Large Family Room! Charming Dining Room! Equipped Kitchen as Stove & Refrigerator Stay! 2 Large Bedrooms w/ Full Bath! Finished Lower Level w/ Rec Rm, Full Bath & Laundry Room! Deck, Patio & Privacy Fence! Gilkey Windows! HOA includes water, sewer, trash, mature-tree lined setting, access to the pool and walking trails! Condo within walking distance to the Loveland Bike Trail! Great Location.

ⓘ 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: $24,124
• − Mortgage interest: −$10,357
• − Property taxes: −$2,774
• − Insurance: −$924
• − Repairs & maintenance: −$1,930
• − Management: −$1,930
• − HOA: −$5,496
• − Depreciation: −$5,379
• Taxable loss: −$4,666
• Est. tax savings @ 24.0%: +$1,120
• After-tax cash flow: $-652/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 · 12 photos

Fair 45/100 Moderate rehab

This townhouse requires moderate renovations, including painting, flooring, and kitchen/bathroom updates, to significantly increase its resale and rental value.

Repairs flagged

• Major Paint — Peeling wallpaper and worn carpet indicate significant paint issues.
• Major Flooring — Worn carpet and outdated wallpaper suggest the need for new flooring and paint.
• Moderate Kitchen — Outdated cabinets and countertops indicate the need for a kitchen renovation.
• Moderate Bathrooms — Outdated fixtures and finishes suggest the need for bathroom renovations.
• Minor Landscaping — Basic landscaping could be improved to enhance curb appeal.

Value-add opportunities

• Both Paint and wallpaper removal — Updating the interior with fresh paint and removing outdated wallpaper will improve both resale and rental value.
• Both New flooring — Replacing worn carpet with modern flooring will enhance both resale and rental value.
• Both Kitchen renovation — Updating the kitchen with new cabinets, countertops, and appliances will significantly increase both resale and rental value.
• Both Bathroom renovations — Upgrading bathroom fixtures and finishes will improve both resale and rental value.
• Both Landscaping improvements — Enhancing the landscaping will improve curb appeal and potentially increase both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Peeling wallpaper and worn carpet indicate significant paint issues.	Major	$15,000–50,000
Flooring · Worn carpet and outdated wallpaper suggest the need for new flooring and paint.	Major	$15,000–50,000
Kitchen · Outdated cabinets and countertops indicate the need for a kitchen renovation.	Moderate	$3,000–15,000
Bathrooms · Outdated fixtures and finishes suggest the need for bathroom renovations.	Moderate	$3,000–15,000
Landscaping · Basic landscaping could be improved to enhance curb appeal.	Minor	$500–3,000
Total estimated repair cost · 5 items		$36,500–133,000

Value-add ROI direction

• Both Paint and wallpaper removal — Updating the interior with fresh paint and removing outdated wallpaper will improve both resale and rental value. ↑
• Both New flooring — Replacing worn carpet with modern flooring will enhance both resale and rental value. ↑
• Both Kitchen renovation — Updating the kitchen with new cabinets, countertops, and appliances will significantly increase both resale and rental value. ↑
• Both Bathroom renovations — Upgrading bathroom fixtures and finishes will improve both resale and rental value. ↑
• Both Landscaping improvements — Enhancing the landscaping will improve curb appeal and potentially increase both resale and rental 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: Loveland City
• NCES district ID: 3904427
• Math proficiency: 76% ▼ -8.00%
• Reading proficiency: 78% ▼ -5.00%
• Median HH income: $93,598
• Composite: 69.34/100
• National rank: #314
• State rank: #50 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

-2.6% since first listed

2 events — show timeline

• 2026-04-29 Price Changed $184,900 Cincy MLS
• 2026-03-25 Listed $189,900 Cincy MLS