Bradford Plan · South Lebanon, OH 45039

$351,990

3 bd · 2.0 ba · 1,613 sqft · SingleFamily · 261 Days on market

Good condition

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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).

• Appreciation +10.0/10.0
• Cash flow +9.3/30.0
• ARV discount +7.5/15.0
• Schools +6.1/10.0
• Rent growth +4.4/5.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• 1% rule +2.8/10.0
• DSCR +2.6/10.0

Listing remarks MLS

The Bradford is the perfect ranch-style floorplan for those looking to downsize or enjoy single-level living with plenty of space. Starting at 1,611 square feet, this three-bedroom, two-bath home can be personalized to fit your lifestyle - with an optional second-floor bonus room for even more living space. Step inside from the charming front porch and you're greeted by a versatile flex room. Use it as a dining area, home office, or creative space - the choice is yours. The L-shaped kitchen offers ample cabinet storage and counter space, with the option to add an island for extra prep area. The open layout connects seamlessly to the great room, perfect for entertaining or spending time with loved ones. The private primary suite is tucked away for relaxation and features an ensuite bath that can be upgraded to include a tiled shower, a 60" shower, or a luxurious garden tub/shower combo. Two additional bedrooms provide space for guests or hobbies. Add a sunroom to enjoy the outdoors year-round, or unwind on the covered patio during warm evenings. With flexible options and thoughtful design, The Bradford by Arbor Homes delivers comfort, convenience, and style - all on one level.

Key facts

• L-shaped kitchen
• Open floorplan
• Ranch floorplan

Tags

• RANCH FLOORPLAN
• FLEX ROOM
• L-SHAPED KITCHEN
• OPTIONAL KITCHEN ISLAND
• OPEN FLOORPLAN
• PRIMARY BEDROOM

🏗️ New construction. The $351,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $366,181.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $352k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-265 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $328k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $287k (18.5% below list).
• Recommended offer: $287k (18.5% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.5% in South Lebanon — 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 74/100 on livability (#279 in OH, #4,589 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools F, amenities F, commute 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; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,224 units permitted in Warren County in 2024 (474 in 5+ unit buildings).
• This rent runs 32% 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 $39k of equity ($3k loan paydown + $37k 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 ~$63k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 261 days — a 12% lower offer ($310k) is reasonable based on typical stale-listing flexibility.

Recommended offer $286,746 (18.5% 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 261 days. Have you received any prior offers? Is the seller open to a 19% 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 0.78% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.11%
• DSCR: 0.86
• GRM: 10.6

CMA / ARV

• ARV (median comp): $366,181
• List price: $351,990
• Delta: -3.88%
• 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
1156 Meadow Vista Dr	0.27mi	3/2.0	1,660 (+3%)	8mo	$410,000	$247	76
1304 Shadowood Trl	0.14mi	2/2.0 (-1)	1,536 (-5%)	12mo	$280,000	$182	70
1172 Wild Flower Ln	0.19mi	3/2.5	1,416 (-12%)	0mo	$335,000	$237	69
988 Weeping Willow Ln	0.15mi	3/2.5	1,418 (-12%)	3mo	$320,000	$226	69
588 Weeping Willow Ln	0.50mi	3/2.5	1,624 (+1%)	9mo	$340,000	$209	66
476 Indian Pointe Dr	0.58mi	3/2.5	1,630 (+1%)	7mo	$320,000	$196	63
1152 Meadow Vista Dr	0.26mi	2/2.0 (-1)	1,718 (+6%)	11mo	$390,000	$227	63
946 Weeping Willow Ln	0.19mi	4/2.5 (+1)	1,757 (+9%)	8mo	$376,100	$214	62
609 Jewelweed Ct	0.42mi	3/2.5	1,500 (-7%)	11mo	$340,000	$227	58
6711 Bayberry Ct	0.35mi	4/2.5 (+1)	1,826 (+13%)	10mo	$412,000	$226	46
6804 Sandharbor Ct	0.53mi	2/3.0 (-1)	1,490 (-8%)	12mo	$329,500	$221	44
6846 Pelicans Run Ct	0.57mi	2/2.5 (-1)	1,416 (-12%)	10mo	$337,500	$238	38

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: 23.5%
• Equity multiple: 2.91×
• Total profit: $195,898
• Equity at exit: $329,885

10-year hold

• IRR: 22.0%
• Equity multiple: 7.07×
• Total profit: $622,521
• Equity at exit: $711,409

Cash invested: $102,531 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,867 medium
• Mortgage (P&I): −$1,920
• Tax est. 1.5%: −$458 /mo · $5,493/yr
• Insurance: −$153
• HOA: −$0
• Vacancy / Maint / Mgmt: −$602
• Net cashflow: $-265

Break-even live

Break-even rent $3,203

Max offer price $327,791

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: $91,545
• Closing costs: $10,985
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1409 Grandin Rd Maineville, OH	2.0	2.0	1460	$4,200	$2.88	1d	1	0.62mi

Listing history 13 events

1. 2026-06-18
   days on market $351,990 Active 261 DOM
2. 2026-06-17
   days on market $351,990 Active 260 DOM
3. 2026-06-16
   days on market $351,990 Active 259 DOM
4. 2026-06-15
   days on market $351,990 Active 258 DOM
5. 2026-06-13
   days on market $351,990 Active 256 DOM
6. 2026-06-09
   days on market $351,990 Active 252 DOM
7. 2026-06-08
   days on market $351,990 Active 251 DOM
8. 2026-06-07
   days on market $351,990 Active 250 DOM
9. 2026-06-03
   days on market $351,990 Active 246 DOM
10. 2026-06-02
    days on market $351,990 Active 245 DOM
11. 2026-06-01
    days on market $351,990 Active 244 DOM
12. 2026-05-31
    days on market $351,990 Active 243 DOM
13. 2025-10-01
    listed $351,990 Active 1199-char remark

    Show marketing remark (1199 chars)

    The Bradford is the perfect ranch-style floorplan for those looking to downsize or enjoy single-level living with plenty of space. Starting at 1,611 square feet, this three-bedroom, two-bath home can be personalized to fit your lifestyle - with an optional second-floor bonus room for even more living space. Step inside from the charming front porch and you're greeted by a versatile flex room. Use it as a dining area, home office, or creative space - the choice is yours. The L-shaped kitchen offers ample cabinet storage and counter space, with the option to add an island for extra prep area. The open layout connects seamlessly to the great room, perfect for entertaining or spending time with loved ones. The private primary suite is tucked away for relaxation and features an ensuite bath that can be upgraded to include a tiled shower, a 60" shower, or a luxurious garden tub/shower combo. Two additional bedrooms provide space for guests or hobbies. Add a sunroom to enjoy the outdoors year-round, or unwind on the covered patio during warm evenings. With flexible options and thoughtful design, The Bradford by Arbor Homes delivers comfort, convenience, and style - all on one level.

ⓘ 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: $34,410
• − Mortgage interest: −$20,512
• − Property taxes: −$5,493
• − Insurance: −$1,831
• − Repairs & maintenance: −$2,753
• − Management: −$2,753
• − Depreciation: −$10,653
• Taxable loss: −$9,584
• Est. tax savings @ 24.0%: +$2,300
• After-tax cash flow: $-883/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 single-family home with a good condition score is ready for immediate occupancy. Minor exterior touch-ups and routine maintenance would further enhance its value.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal
• Rental Clean gutters — Keeps property in good condition

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal ↑
• Rental Clean gutters — Keeps property in good condition ↑

ⓘ 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: 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 — South Lebanon

• Score: 74/100
• State rank: #279
• US rank: #4589

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
• City population: 7,053
• 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

1 event — show timeline

• 2025-10-01 Listed $351,990 Zillow