1049 Stratford Ct

Loveland, OH 45140

$184,900D+

2 bd · 2.5 ba · 1,254 sqft · Built 1982 · Townhouse · Active · 85 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $2,010/mo
• Mortgage (P&I): −$970
• Tax + insurance: −$308
• HOA: −$458
• Vac / Maint / Mgmt: −$422
• Net cashflow: $-148/mo
• Annual: $-1,772/yr
• Cap rate: 5.33%
• Cash-on-cash: -3.42%
• DSCR: 0.85
• 1% rule: 1.09%
• Cash to close: $51,772

Investor read

• This is a 2-bed/2.5-bath townhouse listed at $185k. Condition is rated fair.
• 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).
• It's been on market 85 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $164k (11.6% below list) — sets the bar for cash-flow.
• 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.
• 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.
• Watch-outs: HOA is 23% of rent.
• 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).
• 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.

Questions for listing agent

• 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?
• 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?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?

Repairs flagged (vision-AI assessment)

• 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.