2732 Aristides Ct · Morrow, OH 45152

$404,990

4 bd · 2.5 ba · 3,133 sqft · SingleFamily · 8 Days on market

Built 2026 Good condition Est $451k · 10% under

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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
• ARV discount +12.1/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Schools +6.1/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The final opportunity at the Villages of Classicway is now available!Welcome home to Ryan Homes at The Villages of Classicway, the area's only amenity-filled, pool community with included finished basements and upgraded interiors. Wooded & water view homesites. Little Miami Schools. The Columbia single-family home is just as inviting as it is functional. Discover a magnificently spacious floor plan with custom flex areas. The welcoming family room effortlessly flows into the gourmet kitchen and dining area, so you never miss a moment. Add a covered porch for those warm summer nights and use the family entry to control clutter. On the second floor, 4 large bedrooms await, with the opti

Key facts

• Covered porch
• Walk-in closet
• Gourmet kitchen

Tags

• FINISHED BASEMENTS
• WOODED VIEW HOMESITES
• WATER VIEW HOMESITES
• GOURMET KITCHEN
• COVERED PORCH
• WALK-IN CLOSET

Property features AI

Finance

• Financial info: List price $404,990

Exterior

• Parking: 2 parking spaces (total)
• Utilities: Central air conditioning (listed under cooling)
• Home design: Single-family home, Columbia plan with finished basement
• Exterior features: Living area approximately 3133

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Heating & cooling: Central air conditioning
• Interior features: Spec home (Columbia with Finished Basement plan); Active listing (last updated Jun 9, 2026)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $405k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $405k).
• Cap rate 12.0% 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 $12k 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 $113k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $404,990

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 1.48% ✓
• Cap rate: 12.03%
• Cash-on-cash: 20.50%
• DSCR: 1.91
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $451,152
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5783 Classicway Blvd	0.21mi	4/3.5	3,195 (+2%)	0mo	$467,000	$146	83
2719 Aristides Ct	0.04mi	3/3.5 (-1)	3,235 (+3%)	4mo	$435,000	$134	81
2807 Aristides Ct	0.10mi	4/3.5	3,235 (+3%)	11mo	$467,000	$144	76
2843 Alysheba Ct	0.13mi	3/3.5 (-1)	3,148 (+0%)	11mo	$440,000	$140	75
5320 Man O War Dr	0.26mi	4/2.5	2,882 (-8%)	9mo	$380,000	$132	68
2727 Unbridled Way	0.03mi	3/3.5 (-1)	2,769 (-12%)	9mo	$440,000	$159	62
5781 Montrose Ct	0.17mi	5/3.5 (+1)	2,826 (-10%)	10mo	$395,000	$140	58
5518 Chancellor Ln	0.70mi	4/2.5	2,904 (-7%)	6mo	$740,000	$255	50
5181 Man O War Dr	0.50mi	4/2.5	2,803 (-10%)	13mo	$440,000	$157	48
5259 Venetian Way	0.39mi	4/3.0	2,751 (-12%)	14mo	$430,000	$156	48
2301 Sir Barton Dr	0.35mi	4/3.5	3,534 (+13%)	14mo	$432,000	$122	46
5185 Appaloosa Cir	0.48mi	3/3.5 (-1)	2,825 (-10%)	10mo	$380,000	$135	44

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: 12.8%
• Equity multiple: 1.51×
• Total profit: $57,849
• Equity at exit: $60,385

10-year hold

• IRR: 21.7%
• Equity multiple: 2.85×
• Total profit: $209,619
• Equity at exit: $35,016

Cash invested: $113,397 (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: 5.6×

Monthly cashflow live

• Estimated rent: $5,995 medium
• Mortgage (P&I): −$2,124
• Tax est. 1.5%: −$506 /mo · $6,075/yr
• Insurance: −$169
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,259
• Net cashflow: $1,937

Break-even live

Break-even rent $3,543

Max offer price $404,990

Occupancy floor 63%

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: $101,248
• Closing costs: $12,150
• 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	43d	1	0.13mi

Listing history 6 events

1. 2026-06-17
   days on market $404,990 Active 8 DOM
2. 2026-06-16
   days on market $404,990 Active 7 DOM
3. 2026-06-15
   days on market $404,990 Active 6 DOM
4. 2026-06-13
   days on market $404,990 Active 4 DOM
5. 2026-06-10
   remarks 695-char remark
6. 2026-06-10
   listed $404,990 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 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: $71,940
• − Mortgage interest: −$22,686
• − Property taxes: −$6,075
• − Insurance: −$2,025
• − Repairs & maintenance: −$5,755
• − Management: −$5,755
• − Depreciation: −$11,782
• Taxable income: $17,863
• Est. tax owed @ 24.0%: −$4,287
• After-tax cash flow: $18,960/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 home is move-in ready with a good condition score and modern updates, making it an excellent investment opportunity.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both smart home integration — increases convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both smart home integration — increases convenience and marketability ↑

ⓘ 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