7419 Buttercup Ct · Maineville, OH 45039

$400,000

4 bd · 2.5 ba · 2,898 sqft · SingleFamily public records · 1 Days on market

Built 2000 0.32 ac lot $138/sqft · 10% below area Est $443k · 10% under $68/mo HOA · 2% of rent

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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 +12.1/30.0
• ARV discount +11.8/15.0
• Appreciation +10.0/10.0
• Schools +6.1/10.0
• Rent growth +4.4/5.0
• DSCR +3.6/10.0
• 1% rule +3.5/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Move in ready! This gorgeous home has vltd grt rm, hdwd flrs, upgrd kit w/mpl cabs, granite cntrs, SS appl, vltd mstr bdrm w/lux bth & huge w/i clst! Soundprf bsmt rec rm w/o to treed yrd! CDS! Upscale V-O-G ammen! Home Warranty!

Key facts

• Cul-de-sac lot
• Hardwood flooring
• Open floorplan

Tags

• CUL-DE-SAC LOT
• OPEN FLOORPLAN
• KITCHEN FLOWS INTO LIVING ROOM
• HARDWOOD FLOORING
• GAS FIREPLACE
• PRIMARY BEDROOM WITH ENSUITE

Property features AI

Finance

• Other: Residential zoning; Lot less than 0.5 acre (approximately 0.322 acres)
• HOA & community: HOA present with annual fee of $810; Association amenities include clubhouse, landscaping, pool, tennis courts, and walking trails; Association dues included

Exterior

• Parking: Built-in side-entry garage; 2 garage spaces; Garage door opener
• Utilities: Public water; Public sewer; Natural gas service
• Home design: Single-family home; Traditional architectural style; Two levels; Poured foundation
• Construction: Brick and vinyl siding exterior; Shingle roof
• Exterior features: Located on a cul-de-sac; Deck; Porch; One gas fireplace

Interior

• Kitchen: Pantry; Walkout access from the kitchen; Wood cabinets; Wood flooring; Marble/Granite/Slate surfaces
• Bedrooms: Three bedrooms total; Primary bedroom on level 2 (20 x 12); Second bedroom on level 2 (14 x 13); Third bedroom on level 2 (13 x 11)
• Flooring: Wood floors in kitchen, dining room, entry, and living area; Wall-to-wall carpet in den/study and basement
• Bathrooms: Two full bathrooms (both on level 2); One partial bathroom on level 1; Primary bathroom with shower and tub
• Heating & cooling: Forced air heating (gas); Central air conditioning; Gas water heating
• Interior features: Multi-panel doors; Vaulted ceiling; Finished walkout basement with wall-to-wall carpet; Fireplace (gas)
• Laundry & utility: Laundry room on level 1 (8 x 5); Washer and dryer included

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-88 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $384k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $342k (14.6% below list).
• Recommended offer: $342k (14.6% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: Rents rising fast (+7.4%/yr); 126 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,224 units permitted in Warren County in 2024 (474 in 5+ unit buildings).
• This rent runs 38% 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 $43k of equity ($3k loan paydown + $40k 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 ~$69k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 24y ago; this cycle's ask has dropped $25k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $203k; list at $400k implies a 97% gain — meaningful room to come down on a strong offer.

Recommended offer $341,502 (14.6% 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. 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: 0.85% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.95%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

• ARV (median comp): $442,683
• List price: $400,000
• Delta: -3.99%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7606 Harwood Ct	0.24mi	4/2.5	2,623 (-10%)	2mo	$460,000	$175	72
1448 Soaring Way	0.45mi	4/2.5	2,746 (-5%)	1mo	$515,000	$188	69
7000 Quellin Blvd	0.64mi	4/2.5	2,857 (-1%)	1mo	$614,900	$215	67
1123 Carrington Pl	0.23mi	4/2.5	2,496 (-14%)	2mo	$465,000	$186	64
1200 Carrington Pl	0.28mi	4/2.5	2,480 (-14%)	1mo	$378,000	$152	62
7173 Birkdale Dr	0.41mi	4/2.5	2,555 (-12%)	0mo	$495,000	$194	61
1236 Sinclair Dr	0.29mi	5/4.5 (+1)	3,132 (+8%)	0mo	$525,000	$168	60
7009 Briarcliff Ct	0.57mi	4/3.5	3,100 (+7%)	1mo	$620,000	$200	57
1479 Englewood Ct	0.55mi	4/2.5	3,205 (+11%)	2mo	$540,000	$168	55
7673 Hempston Cir	0.68mi	3/2.0 (-1)	3,071 (+6%)	0mo	$460,000	$150	51
616 Haybrooke Dr	0.62mi	4/2.5	3,245 (+12%)	0mo	$475,000	$146	51
794 Owls Nest Ct	0.58mi	4/3.0	2,520 (-13%)	2mo	$382,500	$152	47

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: 25.1%
• Equity multiple: 3.04×
• Total profit: $228,155
• Equity at exit: $360,352

10-year hold

• IRR: 23.3%
• Equity multiple: 7.38×
• Total profit: $714,852
• Equity at exit: $777,112

Cash invested: $112,000 (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: 9.8×

Monthly cashflow live

• Estimated rent: $3,415 high
• Mortgage (P&I): −$2,098
• Tax from tax record: −$454 /mo · $5,446/yr
• Insurance: −$167
• HOA: −$68
• Vacancy / Maint / Mgmt: −$717
• Net cashflow: $-88

Break-even live

Break-even rent $3,527

Max offer price $384,402

Occupancy floor 98%

Sensitivity live

Price	-10% $138	-5% $25	+0% $-88	+5% $-202	+10% $-315
Rent	-10% $-358	-5% $-223	+0% $-88	+5% $47	+10% $181
Rate	-1.0pp $113	-0.5pp $13	base $-88	+0.5pp $-192	+1.0pp $-297

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1256 Carrington Pl Maineville, OH	4.0	2.5	3000	$2,521	$0.84	24d	1	0.31mi
7814 Wilderness Way Maineville, OH	4.0	2.0	2140	$2,671	$1.25	44d	1	0.49mi
6976 Briarcliff Ct Maineville, OH	4.0	3.0	2475	$3,595	$1.45	17d	1	0.64mi
6965 Quellin Blvd Maineville, OH	5.0	2.5	3640	$7,500	$2.06	44d	1	0.70mi
7831 Healy Dr Maineville, OH	3.0	2.5	2084	$2,671	$1.28	44d	1	0.77mi

HOA detail

• Monthly dues: $68 · $816/yr

Listing history 31 events

1. 2026-06-18
   pricedays on marketlisting id $400,000 Active 1 DOM
2. 2026-06-18
   days on market $425,000 Active 34 DOM
3. 2026-06-17
   days on market $425,000 Active 33 DOM
4. 2026-06-16
   days on market $425,000 Active 32 DOM
5. 2026-06-15
   days on market $425,000 Active 31 DOM
6. 2026-06-13
   days on market $425,000 Active 29 DOM
7. 2026-06-09
   days on market $425,000 Active 25 DOM
8. 2026-06-08
   days on market $425,000 Active 24 DOM
9. 2026-06-07
   days on market $425,000 Active 23 DOM
10. 2026-06-03
    days on market $425,000 Active 19 DOM
11. 2026-06-02
    days on market $425,000 Active 18 DOM
12. 2026-06-01
    days on market $425,000 Active 17 DOM
13. 2026-05-31
    days on market $425,000 Active 16 DOM
14. 2026-05-15
    listed $425,000 Active 469-char remark
15. 2011-12-29
    soldstatus $202,900
16. 2011-12-16
    soldstatus $202,900 233-char remark

    Show marketing remark (233 chars)

    Move in ready! This gorgeous home has vltd grt rm, hdwd flrs, upgrd kit w/mpl cabs, granite cntrs, SS appl, vltd mstr bdrm w/lux bth & huge w/i clst! Soundprf bsmt rec rm w/o to treed yrd! CDS! Upscale V-O-G ammen! Home Warranty!

17. 2011-09-02
    historical
18. 2011-08-31
    listed $209,500 233-char remark

    Show marketing remark (233 chars)

    Move in ready! This gorgeous home has vltd grt rm, hdwd flrs, upgrd kit w/mpl cabs, granite cntrs, SS appl, vltd mstr bdrm w/lux bth & huge w/i clst! Soundprf bsmt rec rm w/o to treed yrd! CDS! Upscale V-O-G ammen! Home Warranty!

19. 2011-05-07
    listed $212,900
20. 2006-08-07
    soldstatus $226,500
21. 2006-08-07
    soldstatus $226,500
22. 2006-07-18
    soldstatus $226,500
23. 2006-03-18
    listed $229,900
24. 2002-10-23
    soldstatus $205,000
25. 2002-10-23
    soldstatus $205,000
26. 2002-10-17
    soldstatus $205,000
27. 2002-07-16
    listed $210,000
28. 2002-07-16
    historical
29. 2002-05-15
    listed $214,900
30. 2000-06-16
    soldstatus $98,900
31. 1998-10-07
    soldstatus $135,366

ⓘ 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: $5,446 · $454/mo
• Projected year-2 tax: $5,843 · $487/mo
• Expected delta: +$397/yr (+$33/mo · 7.3%)

ⓘ 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: $40,980
• − Mortgage interest: −$22,406
• − Property taxes: −$5,446
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,278
• − Management: −$3,278
• − HOA: −$816
• − Depreciation: −$11,636
• Taxable loss: −$7,881
• Est. tax savings @ 24.0%: +$1,892
• After-tax cash flow: $832/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 — 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 County · 196,906 people
• 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

+214.0% since first listed

18 events — show timeline

• 2026-05-15 Listed $425,000 Cincy MLS
• 2011-12-29 Sold (Public Records) $202,900 Public Records
• 2011-12-16 Sold (MLS) $202,900 Cincy MLS
• 2011-09-02 Listing Removed — Cincy MLS
• 2011-08-31 Listed $209,500 Cincy MLS
• 2011-05-07 Listed $212,900 Cincy MLS
• 2006-08-07 Sold (Public Records) $226,500 Public Records
• 2006-08-07 Sold (Public Records) $226,500 Public Records
• 2006-07-18 Sold (MLS) $226,500 Cincy MLS
• 2006-03-18 Listed $229,900 Cincy MLS
• 2002-10-23 Sold (Public Records) $205,000 Public Records
• 2002-10-23 Sold (Public Records) $205,000 Public Records
• 2002-10-17 Sold (MLS) $205,000 Cincy MLS
• 2002-07-16 Listing Removed — Cincy MLS
• 2002-07-16 Listed $210,000 Cincy MLS
• 2002-05-15 Listed $214,900 Cincy MLS
• 2000-06-16 Sold (Public Records) $98,900 Public Records
• 1998-10-07 Sold (Public Records) $135,366 Public Records

Property tax history

+2.3%/yr

Latest (2025): $5,446 · -0.0% YoY. Source: county tax records.