Tallmadge Plan · Mount Repose, OH 45122

$299,900

3 bd · 2.5 ba · 1,635 sqft · Townhouse · 246 Days on market

Good condition ↓ 8% since listing

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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 +10.6/30.0
• ARV discount +7.5/15.0
• Schools +5.6/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• 1% rule +3.1/10.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the Tallmadge townhome in Goshen, OH at The Towns at Lakfield Place, a beautifully crafted two-story interior unit that seamlessly combines modern style with functional living. With 3 spacious bedrooms, 2.5 well-appointed bathrooms, and a 2-car garage, this home provides ample space for families, professionals, or anyone in search of a comfortable and stylish living environment. As you step inside, you're welcomed by a bright and airy great room that fosters an open and inviting atmosphere. The kitchen features a large island, an oversized pantry, and stunning finishes, making it perfect for both daily meals and entertaining guests. On the second floor, the primary bedroom suite serves as an ideal retreat, complete with an ensuite bathroom featuring a dual vanity sink and a generous walk-in closet for ample storage. This well-planned layout also includes two additional spacious bedrooms, a full bathroom, and a convenient laundry area upstairs. Every D. R. Horton home is equipped with cutting-edge smart home technology, enhancing comfort, convenience, and security right at your fingertips. Enjoy staying connected and benefit from energy-efficient features that ensure your home operates seamlessly. Come and see The Tallmadge today! Pictures are representative of the plan only.

Key facts

• Tallmadge townhome
• Large island
• Oversized pantry

Tags

• TALLMADGE TOWNHOME
• THE TOWNS AT LAKFIELD PLACE
• TWO-STORY INTERIOR UNIT
• BRIGHT AND AIRY GREAT ROOM
• LARGE ISLAND
• OVERSIZED PANTRY

🏗️ New construction. The $299,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $304,900.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $300k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-152 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $283k (5.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $248k (17.5% below list).
• Recommended offer: $248k (17.5% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 2.8% in Mount Repose — 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 78/100 on livability (#177 in OH, #2,752 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, health & safety F.
• Goshen Local (rural): math 66% / reading 66% proficiency, ranked #193 of 656 in OH (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 84 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 996 units permitted in Clermont County in 2024 (210 in 5+ unit buildings).
• This rent runs 35% of the median local income ($86k/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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 246 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.

Recommended offer $247,500 (17.5% 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 246 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 5.70%
• Cash-on-cash: -2.13%
• DSCR: 0.91
• GRM: 10.3

CMA / ARV

• ARV (median comp): $304,900
• List price: $299,900
• Delta: -1.64%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1878 Vista Lake Dr	0.05mi	3/2.5	1,635 (0%)	2mo	$304,900	$186	96
1880 Vista Lake Dr	0.05mi	3/2.5	1,635 (0%)	3mo	$281,230	$172	95
1876 Vista Lake Dr	0.07mi	4/2.5 (+1)	1,811 (+11%)	5mo	$327,900	$181	70

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: -19.8%
• Equity multiple: 0.31×
• Total profit: $-59,041
• Equity at exit: $45,462

10-year hold

• IRR: -12.7%
• Equity multiple: 0.25×
• Total profit: $-63,713
• Equity at exit: $26,362

Cash invested: $85,372 (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 45122

• Home prices YoY: -29.7%
• Active inventory: 84
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,475 medium
• Mortgage (P&I): −$1,599
• Tax est. 1.5%: −$381 /mo · $4,574/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$520
• Net cashflow: $-152

Break-even live

Break-even rent $2,667

Max offer price $282,928

Occupancy floor —

Sensitivity live

Price	-10% $59	-5% $-46	+0% $-152	+5% $-257	+10% $-363
Rent	-10% $-347	-5% $-250	+0% $-152	+5% $-54	+10% $44
Rate	-1.0pp $2	-0.5pp $-74	base $-152	+0.5pp $-231	+1.0pp $-311

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: $76,225
• Closing costs: $9,147
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1500 Summerview Ln Milford, OH	3.0	2.5	1676	$2,475	$1.48	3d	1	1.23mi

Listing history 19 events

1. 2026-06-21
   days on market $299,900 Active 246 DOM
2. 2026-06-18
   days on market $299,900 Active 243 DOM
3. 2026-06-17
   days on market $299,900 Active 242 DOM
4. 2026-06-16
   days on market $299,900 Active 241 DOM
5. 2026-06-15
   days on market $299,900 Active 240 DOM
6. 2026-06-13
   days on market $299,900 Active 238 DOM
7. 2026-06-09
   days on market $299,900 Active 234 DOM
8. 2026-06-08
   days on market $299,900 Active 233 DOM
9. 2026-06-07
   days on market $299,900 Active 232 DOM
10. 2026-06-05
    days on market $299,900 Active 229 DOM
11. 2026-06-03
    days on market $299,900 Active 228 DOM
12. 2026-06-02
    days on market $299,900 Active 227 DOM
13. 2026-06-01
    days on market $299,900 Active 226 DOM
14. 2026-05-31
    days on market $299,900 Active 225 DOM
15. 2026-02-18
    price $299,900 1307-char remark

    Show marketing remark (1307 chars)

    Discover the Tallmadge townhome in Goshen, OH at The Towns at Lakfield Place, a beautifully crafted two-story interior unit that seamlessly combines modern style with functional living. With 3 spacious bedrooms, 2.5 well-appointed bathrooms, and a 2-car garage, this home provides ample space for families, professionals, or anyone in search of a comfortable and stylish living environment. As you step inside, you're welcomed by a bright and airy great room that fosters an open and inviting atmosphere. The kitchen features a large island, an oversized pantry, and stunning finishes, making it perfect for both daily meals and entertaining guests. On the second floor, the primary bedroom suite serves as an ideal retreat, complete with an ensuite bathroom featuring a dual vanity sink and a generous walk-in closet for ample storage. This well-planned layout also includes two additional spacious bedrooms, a full bathroom, and a convenient laundry area upstairs. Every D. R. Horton home is equipped with cutting-edge smart home technology, enhancing comfort, convenience, and security right at your fingertips. Enjoy staying connected and benefit from energy-efficient features that ensure your home operates seamlessly. Come and see The Tallmadge today! Pictures are representative of the plan only.

16. 2026-02-17
    price $300,900 1307-char remark

    Show marketing remark (1307 chars)

    Discover the Tallmadge townhome in Goshen, OH at The Towns at Lakfield Place, a beautifully crafted two-story interior unit that seamlessly combines modern style with functional living. With 3 spacious bedrooms, 2.5 well-appointed bathrooms, and a 2-car garage, this home provides ample space for families, professionals, or anyone in search of a comfortable and stylish living environment. As you step inside, you're welcomed by a bright and airy great room that fosters an open and inviting atmosphere. The kitchen features a large island, an oversized pantry, and stunning finishes, making it perfect for both daily meals and entertaining guests. On the second floor, the primary bedroom suite serves as an ideal retreat, complete with an ensuite bathroom featuring a dual vanity sink and a generous walk-in closet for ample storage. This well-planned layout also includes two additional spacious bedrooms, a full bathroom, and a convenient laundry area upstairs. Every D. R. Horton home is equipped with cutting-edge smart home technology, enhancing comfort, convenience, and security right at your fingertips. Enjoy staying connected and benefit from energy-efficient features that ensure your home operates seamlessly. Come and see The Tallmadge today! Pictures are representative of the plan only.

17. 2026-02-10
    price $299,900 1307-char remark

    Show marketing remark (1307 chars)

    Discover the Tallmadge townhome in Goshen, OH at The Towns at Lakfield Place, a beautifully crafted two-story interior unit that seamlessly combines modern style with functional living. With 3 spacious bedrooms, 2.5 well-appointed bathrooms, and a 2-car garage, this home provides ample space for families, professionals, or anyone in search of a comfortable and stylish living environment. As you step inside, you're welcomed by a bright and airy great room that fosters an open and inviting atmosphere. The kitchen features a large island, an oversized pantry, and stunning finishes, making it perfect for both daily meals and entertaining guests. On the second floor, the primary bedroom suite serves as an ideal retreat, complete with an ensuite bathroom featuring a dual vanity sink and a generous walk-in closet for ample storage. This well-planned layout also includes two additional spacious bedrooms, a full bathroom, and a convenient laundry area upstairs. Every D. R. Horton home is equipped with cutting-edge smart home technology, enhancing comfort, convenience, and security right at your fingertips. Enjoy staying connected and benefit from energy-efficient features that ensure your home operates seamlessly. Come and see The Tallmadge today! Pictures are representative of the plan only.

18. 2026-01-20
    price $327,900 1307-char remark

    Show marketing remark (1307 chars)

    Discover the Tallmadge townhome in Goshen, OH at The Towns at Lakfield Place, a beautifully crafted two-story interior unit that seamlessly combines modern style with functional living. With 3 spacious bedrooms, 2.5 well-appointed bathrooms, and a 2-car garage, this home provides ample space for families, professionals, or anyone in search of a comfortable and stylish living environment. As you step inside, you're welcomed by a bright and airy great room that fosters an open and inviting atmosphere. The kitchen features a large island, an oversized pantry, and stunning finishes, making it perfect for both daily meals and entertaining guests. On the second floor, the primary bedroom suite serves as an ideal retreat, complete with an ensuite bathroom featuring a dual vanity sink and a generous walk-in closet for ample storage. This well-planned layout also includes two additional spacious bedrooms, a full bathroom, and a convenient laundry area upstairs. Every D. R. Horton home is equipped with cutting-edge smart home technology, enhancing comfort, convenience, and security right at your fingertips. Enjoy staying connected and benefit from energy-efficient features that ensure your home operates seamlessly. Come and see The Tallmadge today! Pictures are representative of the plan only.

19. 2025-10-18
    listed $326,900 Active 1307-char remark

    Show marketing remark (1307 chars)

    Discover the Tallmadge townhome in Goshen, OH at The Towns at Lakfield Place, a beautifully crafted two-story interior unit that seamlessly combines modern style with functional living. With 3 spacious bedrooms, 2.5 well-appointed bathrooms, and a 2-car garage, this home provides ample space for families, professionals, or anyone in search of a comfortable and stylish living environment. As you step inside, you're welcomed by a bright and airy great room that fosters an open and inviting atmosphere. The kitchen features a large island, an oversized pantry, and stunning finishes, making it perfect for both daily meals and entertaining guests. On the second floor, the primary bedroom suite serves as an ideal retreat, complete with an ensuite bathroom featuring a dual vanity sink and a generous walk-in closet for ample storage. This well-planned layout also includes two additional spacious bedrooms, a full bathroom, and a convenient laundry area upstairs. Every D. R. Horton home is equipped with cutting-edge smart home technology, enhancing comfort, convenience, and security right at your fingertips. Enjoy staying connected and benefit from energy-efficient features that ensure your home operates seamlessly. Come and see The Tallmadge today! Pictures are representative of the plan only.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $29,700
• − Mortgage interest: −$17,079
• − Property taxes: −$4,574
• − Insurance: −$1,524
• − Repairs & maintenance: −$2,376
• − Management: −$2,376
• − Depreciation: −$8,870
• Taxable loss: −$7,099
• Est. tax savings @ 24.0%: +$1,704
• After-tax cash flow: $-118/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

Good 80/100 None rehab

This well-maintained townhouse in Goshen, OH, offers a bright and open living space with modern finishes and ample natural light. It is move-in ready and ready for minor updates to enhance its curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value.
• Resale Updating the kitchen backsplash — A fresh backsplash can make the kitchen more appealing to potential buyers.
• Both Adding smart home features — Smart home features can increase convenience and appeal to both buyers and renters.
• Resale Upgrading the flooring in the bathrooms — Updated flooring can make bathrooms more appealing to potential buyers.
• Rental Adding a smart thermostat — Smart thermostats can help reduce energy costs and attract renters who value energy efficiency.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Resale Updating the kitchen backsplash — A fresh backsplash can make the kitchen more appealing to potential buyers. ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to both buyers and renters. ↑
• Resale Upgrading the flooring in the bathrooms — Updated flooring can make bathrooms more appealing to potential buyers. ↑
• Rental Adding a smart thermostat — Smart thermostats can help reduce energy costs and attract renters who value energy efficiency. ↑

ⓘ 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: Goshen Local
• NCES district ID: 3904634
• Math proficiency: 66% ▼ -7.00%
• Reading proficiency: 66% ▼ -6.00%
• Median HH income: $53,709
• Composite: 56.41/100
• National rank: #1159
• State rank: #193 of 656 in OH

Livability — Mount Repose

• Score: 78/100
• State rank: #177
• US rank: #2752

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: Clermont · 218,829 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 11,195
• Household income: $85,750
• Rent vs Own: 14.7% rent · 85.3% own
• Severe rent burden: 2.5

Population outlook (Clermont County) Hauer SSP2

• Today (2025): 210,162 people
• By 2030: 212,463 · +1.1%
• By 2040: 212,504 · +1.1%
• By 2050: 205,957 · -2.0%
• By 2075: 182,728 · -13.1%
• By 2100: 143,986 · -31.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Serbian 2% Lithuanian 2% Romanian 1%
• Foreign-born: 1%

Political lean MEDSL · Clermont

• 2024 margin: Solid R (+35.8) · D 31.7% · R 67.4%
• 2008→2024 swing: -3.4pp toward R · 2008: -32.4pp · 2024: -35.8pp
• All cycles: 2024: R+35.8 2020: R+36.6 2016: R+41.3 2012: R+35.5 2008: R+32.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -114.38%
• Current HPI: 270.9026
• 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

-8.3% since first listed

5 events — show timeline

• 2026-02-18 Price Changed $299,900 Zillow
• 2026-02-17 Price Changed $300,900 Zillow
• 2026-02-10 Price Changed $299,900 Zillow
• 2026-01-20 Price Changed $327,900 Zillow
• 2025-10-18 Listed $326,900 Zillow