218 Chakeres Way · Wilmington, OH 45177

$324,900

5 bd · 3.0 ba · 2,415 sqft · SingleFamily · 1 Days on market

Built 2026 Good condition 6,359 sqft lot Est $343k · 5% under $50/mo HOA · 1% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• ARV discount +9.9/15.0
• 1% rule +8.9/10.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover the perfect blend of modern comfort and thoughtful design in this captivating two-story residence, ideally situated in the vibrant Creekview community. This home offers an expansive 2,415 sq. ft. of meticulously crafted living space, providing an exceptional environment for both relaxation and entertaining. The open-concept layout immediately welcomes you, fostering a seamless flow throughout the main living areas, ideal for contemporary lifestyles and memorable gatherings. The heart of the home features a functional kitchen, complete with an inviting eat-in island and sleek stainless-steel appliances, perfectly positioned to serve the adjacent dining area. The generously sized gre

Key facts

• Two story residence
• Functional kitchen
• Eat in island

Tags

• TWO STORY RESIDENCE
• OPEN CONCEPT LAYOUT
• FUNCTIONAL KITCHEN
• EAT IN ISLAND
• STAINLESS STEEL APPLIANCES
• GREAT ROOM

Property features AI

Finance

• Other: Home warranty included
• HOA & community: Homeowners association (Omni Community Mgmt); Annual association fee of $600

Exterior

• Parking: Attached two-car garage
• Security: Smoke detector(s)
• Utilities: Natural gas available; Public water; Water available
• Home design: Two-story home; New construction; Stone and vinyl siding exterior; Slab foundation
• Construction: Built as new construction; Stone and vinyl siding
• Exterior features: Irregular lot; Residential zoning; Smoke detector(s)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range
• Bedrooms: Main level bedroom (13 x 10); Second level bedroom (11 x 11); Second level bedroom (11 x 11); Second level bedroom (11 x 11); Second level bedroom (15 x 19); Second level loft (17 x 10)
• Bathrooms: Three full bathrooms; One main-level bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Kitchen island; Kitchen/family room combo; Laminate counters; Pantry; Walk-in closet(s); Double pane, insulated vinyl windows
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $325k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $325k).
• Cap rate 10.9% vs local median 6.2% in Wilmington — 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 77/100 on livability (#202 in OH, #3,127 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities D, commute F.
• Wilmington City (town): math 42% / reading 51% proficiency, ranked #492 of 656 in OH (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 107 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 119 units permitted in Clinton County in 2024 (0 in 5+ unit buildings).
• At $4,500/mo this rent would consume 77% of the median local household income ($70k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Clinton County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $91k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $324,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.39% ✓
• Cap rate: 10.95%
• Cash-on-cash: 16.62%
• DSCR: 1.74
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $342,930
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
96 S Kentucky Ave	0.70mi	5/3.0	2,415 (0%)	16mo	$340,866	$141	54
158 E Kentucky Ave	0.65mi	5/3.0	2,415 (0%)	21mo	$329,270	$136	52
538 Cheyenne Ct	0.73mi	4/3.0 (-1)	2,260 (-6%)	10mo	$340,000	$150	42
1400 Woodside Dr	0.74mi	4/2.0 (-1)	2,124 (-12%)	12mo	$302,500	$142	27

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: 7.8%
• Equity multiple: 1.30×
• Total profit: $27,681
• Equity at exit: $48,444

10-year hold

• IRR: 17.1%
• Equity multiple: 2.40×
• Total profit: $127,814
• Equity at exit: $28,091

Cash invested: $90,972 (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 45177

• Active inventory: 107
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $4,500 medium
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,874/yr
• Insurance: −$135
• HOA: −$50
• Vacancy / Maint / Mgmt: −$945
• Net cashflow: $1,260

Break-even live

Break-even rent $2,905

Max offer price $324,900

Occupancy floor 67%

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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
160 Columbus St Wilmington, OH	4.0	1.5	2962	$4,500	$1.52	3d	1	1.29mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 2 events

1. 2026-06-17
   remarks 699-char remark
2. 2026-06-17
   listed $324,900 Active 1 DOM

ⓘ 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 3/10 Moderate 7 d/yr ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $54,000
• − Mortgage interest: −$18,199
• − Property taxes: −$4,874
• − Insurance: −$1,624
• − Repairs & maintenance: −$4,320
• − Management: −$4,320
• − HOA: −$600
• − Depreciation: −$9,452
• Taxable income: $10,611
• Est. tax owed @ 24.0%: −$2,547
• After-tax cash flow: $12,570/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 · 2 photos

Good 80/100 None rehab

This two-story home in the Creekview community is in excellent condition with no visible repairs needed. It offers a spacious and well-designed layout with modern amenities, making it an ideal investment property.

Value-add opportunities

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping — Enhanced landscaping can improve curb appeal and attract potential buyers
• Both Interior updates — Updating fixtures and decor can make the home more appealing to a broader audience

Renovation cost estimate screening

Value-add ROI direction

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping — Enhanced landscaping can improve curb appeal and attract potential buyers ↑
• Both Interior updates — Updating fixtures and decor can make the home more appealing to a broader audience ↑

ⓘ 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: Wilmington City
• NCES district ID: 3904511
• Math proficiency: 42% ▼ -16.00%
• Reading proficiency: 51% ▼ -6.00%
• Median HH income: $43,201
• Composite: 39.2/100
• National rank: #4020
• State rank: #492 of 656 in OH

Livability — Wilmington

• Score: 77/100
• State rank: #202
• US rank: #3127

Category grades

Amenities D Commute F Cost of living A+ Crime C Employment F Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Clinton · 46,911 people
• Population (ZIP): 22,442
• Household income: $70,483
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 9.5

Population outlook (Clinton County) Hauer SSP2

• Today (2025): 41,352 people
• By 2030: 40,831 · -1.3%
• By 2040: 39,049 · -5.6%
• By 2050: 36,408 · -12.0%
• By 2075: 29,652 · -28.3%
• By 2100: 20,736 · -49.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 3% Black 3% Hispanic / Latino 2% Asian 1%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 2%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Clinton

• 2024 margin: Solid R (+54.6) · D 22.3% · R 76.9%
• 2008→2024 swing: -24.3pp toward R · 2008: -30.3pp · 2024: -54.6pp
• All cycles: 2024: R+54.6 2020: R+52.6 2016: R+52.6 2012: R+35.2 2008: R+30.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -150.35%
• Current HPI: 238.9182
• 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

1 event — show timeline

• 2026-06-17 Listed $324,900 Dayton MLS