2776 Aristides Ct · Morrow, OH 45152

$499,900

4 bd · 3.5 ba · 3,235 sqft · SingleFamily public records · 111 Days on market

Built 2022 Good condition 10,402 sqft lot $155/sqft · 14% above area Est $440k · 14% over $40/mo HOA · 1% 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 +26.3/30.0
• DSCR +8.9/10.0
• 1% rule +7.0/10.0
• Schools +6.1/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• ARV discount +1.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Gorgeous, 4 yr old home in popular Villages of Classicway pool community very close to Little Miami HS! 1st flr w 9ft ceilings and easy to maintain LV flrs! Kitchen w upgraded white cabs, huge island w seating, granite cntrs, SS appliances, dbl oven, gas cooktop, and open to dining room, large living room and walkout to large 10 x 15 deck and fenced yard! Second flr features large owners suite, 2 more bedrooms, loft/rec rm, and laundry! Finished LL w 4th bedroom, full bath, family rm, bar area, and lots of storage space! Gas fireplace! Ceiling fans! Recessed Lighting! Covered front porch! Private fenced yard! Quiet CDS street!

Key facts

• 0.24 acre lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $500k. 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 ($6k rent vs $500k).
• Recommended offer: $455k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 3.8% in Morrow — 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 75/100 on livability (#266 in OH, #4,231 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: 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: 128 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 1,224 units permitted in Warren County in 2024 (474 in 5+ unit buildings).
• At $5,995/mo this rent would consume 60% of the median local household income ($120k/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 $3k of loan paydown is wiped out by about $15k of value loss. Plan a longer hold.
• Warren County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $140k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($455k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $420k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $454,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 B-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. 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: 1.20% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.06%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

• ARV (median comp): $439,984
• List price: $499,900
• Delta: 13.62%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2807 Aristides Ct	0.06mi	4/3.5	3,235 (0%)	11mo	$467,000	$144	88
2719 Aristides Ct	0.10mi	3/3.5 (-1)	3,235 (0%)	4mo	$435,000	$134	88
5783 Classicway Blvd	0.27mi	4/3.5	3,195 (-1%)	0mo	$467,000	$146	85
2843 Alysheba Ct	0.07mi	3/3.5 (-1)	3,148 (-3%)	11mo	$440,000	$140	78
2727 Unbridled Way	0.05mi	3/3.5 (-1)	2,769 (-14%)	9mo	$440,000	$159	61
5320 Man O War Dr	0.26mi	4/2.5	2,882 (-11%)	9mo	$380,000	$132	58
5781 Montrose Ct	0.24mi	5/3.5 (+1)	2,826 (-13%)	10mo	$395,000	$140	55
2301 Sir Barton Dr	0.41mi	4/3.5	3,534 (+9%)	14mo	$432,000	$122	53
5185 Appaloosa Cir	0.45mi	3/3.5 (-1)	2,825 (-13%)	10mo	$380,000	$135	45
5259 Venetian Way	0.39mi	4/3.0	2,751 (-15%)	14mo	$430,000	$156	43
5181 Man O War Dr	0.49mi	4/2.5	2,803 (-13%)	13mo	$440,000	$157	40
5518 Chancellor Ln	0.74mi	4/2.5	2,904 (-10%)	6mo	$740,000	$255	39

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: 0.2%
• Equity multiple: 1.01×
• Total profit: $1,278
• Equity at exit: $74,537

10-year hold

• IRR: 9.9%
• Equity multiple: 1.77×
• Total profit: $107,301
• Equity at exit: $43,222

Cash invested: $139,972 (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 45152

• Home prices YoY: -31.1%
• Active inventory: 128
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $5,995 medium
• Mortgage (P&I): −$2,622
• Tax from tax record: −$576 /mo · $6,908/yr
• Insurance: −$208
• HOA: −$40
• Vacancy / Maint / Mgmt: −$1,259
• Net cashflow: $1,291

Break-even live

Break-even rent $4,361

Max offer price $499,900

Occupancy floor 73%

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: $124,975
• Closing costs: $14,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5738 Azra Ct Morrow, OH	4.0	2.5	2600	$5,995	$2.31	44d	1	0.15mi

HOA detail

• Monthly dues: $40 · $480/yr
• Likely covers: gaspool

Listing history 21 events

1. 2026-06-18
   days on market $499,900 Active 111 DOM
2. 2026-06-17
   days on market $499,900 Active 110 DOM
3. 2026-06-16
   days on market $499,900 Active 109 DOM
4. 2026-06-15
   days on market $499,900 Active 108 DOM
5. 2026-06-13
   days on market $499,900 Active 106 DOM
6. 2026-06-09
   days on market $499,900 Active 102 DOM
7. 2026-06-08
   days on market $499,900 Active 101 DOM
8. 2026-06-07
   days on market $499,900 Active 100 DOM
9. 2026-06-03
   days on market $499,900 Active 96 DOM
10. 2026-06-02
    days on market $499,900 Active 95 DOM
11. 2026-06-01
    days on market $499,900 Active 94 DOM
12. 2026-05-31
    days on market $499,900 Active 93 DOM
13. 2026-02-28
    listed $499,900 Active 634-char remark

    Show marketing remark (634 chars)

    Gorgeous, 4 yr old home in popular Villages of Classicway pool community very close to Little Miami HS! 1st flr w 9ft ceilings and easy to maintain LV flrs! Kitchen w upgraded white cabs, huge island w seating, granite cntrs, SS appliances, dbl oven, gas cooktop, and open to dining room, large living room and walkout to large 10 x 15 deck and fenced yard! Second flr features large owners suite, 2 more bedrooms, loft/rec rm, and laundry! Finished LL w 4th bedroom, full bath, family rm, bar area, and lots of storage space! Gas fireplace! Ceiling fans! Recessed Lighting! Covered front porch! Private fenced yard! Quiet CDS street!

14. 2026-01-09
    historical 676-char remark

    Show marketing remark (676 chars)

    Modern 2022 home at 2776 Aristedes Court! This spacious 4-bed, 3.5-bath,3,395 sq ft, 2-car garage house boasts a full finished basement with a bedroom, bathroom, and a tiled bar. The main level shines with granite countertops, upgraded cabinets, backsplash, double ovens, gas range, and a Samsung screen fridge within the stainless steel appliance suite. Relax by the gas fireplace or on the 10x15' deck overlooking the fenced yard. The master suite is a true retreat: a huge 24x14' bedroom with two ceiling fans, and a luxurious double shower with two heads inside the 16x7.5' master closet. A loft and French door-enclosed office complete this stunning property. A must-see!

15. 2025-11-13
    price $510,000
16. 2025-10-29
    price $510,000 676-char remark

    Show marketing remark (676 chars)

    Modern 2022 home at 2776 Aristedes Court! This spacious 4-bed, 3.5-bath,3,395 sq ft, 2-car garage house boasts a full finished basement with a bedroom, bathroom, and a tiled bar. The main level shines with granite countertops, upgraded cabinets, backsplash, double ovens, gas range, and a Samsung screen fridge within the stainless steel appliance suite. Relax by the gas fireplace or on the 10x15' deck overlooking the fenced yard. The master suite is a true retreat: a huge 24x14' bedroom with two ceiling fans, and a luxurious double shower with two heads inside the 16x7.5' master closet. A loft and French door-enclosed office complete this stunning property. A must-see!

17. 2025-10-21
    price $520,000 676-char remark

    Show marketing remark (676 chars)

    Modern 2022 home at 2776 Aristedes Court! This spacious 4-bed, 3.5-bath,3,395 sq ft, 2-car garage house boasts a full finished basement with a bedroom, bathroom, and a tiled bar. The main level shines with granite countertops, upgraded cabinets, backsplash, double ovens, gas range, and a Samsung screen fridge within the stainless steel appliance suite. Relax by the gas fireplace or on the 10x15' deck overlooking the fenced yard. The master suite is a true retreat: a huge 24x14' bedroom with two ceiling fans, and a luxurious double shower with two heads inside the 16x7.5' master closet. A loft and French door-enclosed office complete this stunning property. A must-see!

18. 2025-10-20
    listed $520,000,000 Active 676-char remark

    Show marketing remark (676 chars)

    Modern 2022 home at 2776 Aristedes Court! This spacious 4-bed, 3.5-bath,3,395 sq ft, 2-car garage house boasts a full finished basement with a bedroom, bathroom, and a tiled bar. The main level shines with granite countertops, upgraded cabinets, backsplash, double ovens, gas range, and a Samsung screen fridge within the stainless steel appliance suite. Relax by the gas fireplace or on the 10x15' deck overlooking the fenced yard. The master suite is a true retreat: a huge 24x14' bedroom with two ceiling fans, and a luxurious double shower with two heads inside the 16x7.5' master closet. A loft and French door-enclosed office complete this stunning property. A must-see!

19. 2022-07-03
    soldstatus $420,180
20. 2022-07-03
    listed $420,180
21. 2022-02-28
    soldstatus $54,075

ⓘ 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: $6,908 · $576/mo
• Projected year-2 tax: $7,353 · $613/mo
• Expected delta: +$445/yr (+$37/mo · 6.4%)

ⓘ 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 · 20 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: $71,940
• − Mortgage interest: −$28,002
• − Property taxes: −$6,908
• − Insurance: −$2,500
• − Repairs & maintenance: −$5,755
• − Management: −$5,755
• − HOA: −$480
• − Depreciation: −$14,543
• Taxable income: $7,998
• Est. tax owed @ 24.0%: −$1,919
• After-tax cash flow: $13,568/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 Cosmetic rehab

This 4-year-old home in a popular community is in good condition with minimal repairs needed. It offers a spacious layout, upgraded kitchen, and a well-maintained exterior. Value-adding updates include painting the exterior and replacing the front porch furniture.

Value-add opportunities

• Both Paint the exterior siding — Enhances curb appeal and value
• Both Replace the front porch furniture — Improves comfort and functionality
• Both Install new ceiling fans in bedrooms — Enhances comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Enhances curb appeal and value ↑
• Both Replace the front porch furniture — Improves comfort and functionality ↑
• Both Install new ceiling fans in bedrooms — Enhances comfort and 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: 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 — Morrow

• Score: 75/100
• State rank: #266
• US rank: #4231

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Warren · 227,646 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 13,577
• Household income: $120,340
• Rent vs Own: 11.8% rent · 88.2% own
• Severe rent burden: 5.6

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Two or more races 3% Black 2% Asian 2%
• Common ancestry: Romanian 7% Italian 3% Lithuanian 2%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 2% Chinese 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: ▼ -108.41%
• Current HPI: 239.7828
• 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

+824.5% since first listed

9 events — show timeline

• 2026-02-28 Listed $499,900 Cincy MLS
• 2026-01-09 Listing Removed — Cincy MLS
• 2025-11-13 Price Changed $510,000 Dayton MLS
• 2025-10-29 Price Changed $510,000 Cincy MLS
• 2025-10-21 Price Changed $520,000 Cincy MLS
• 2025-10-20 Listed $520,000,000 Cincy MLS
• 2022-07-03 Listed $420,180 Cincy MLS
• 2022-07-03 Sold (MLS) $420,180 Cincy MLS
• 2022-02-28 Sold (Public Records) $54,075 Public Records

Property tax history

+72.6%/yr

Latest (2025): $6,908 · -0.1% YoY. Source: county tax records.