Chattanooga Plan · Miami Heights, OH 45002

$473,295

4 bd · 2.5 ba · 3,800 sqft · SingleFamily · 375 Days on market

Excellent condition ↓ 8% since listing

---

Why this score? — see what drove the D 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 +13.3/30.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• Condition / age +4.8/5.0
• DSCR +4.0/10.0
• 1% rule +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Explore the Chattanooga Spacious, Flexible, and Built for the Way You Live Welcome to the Chattanooga, a thoughtfully designed single-family home from Maronda Homes' Americana Series. With 2,965-3,228 square feet of finished living space, this home offers both comfort and versatility-perfect for growing families or those who love to entertain. Choose the layout that fits your lifestyle, with options for: 3 to 5 bedrooms 2.5 to 6.5 bathrooms A first- or second-floor owner's suite And a 2-car garage Step inside to a grand, open-concept living area featuring a soaring two-story family room. To the left, you'll find a private owner's suite with a huge walk-in closet and your choice of three spa-style bath packages: Silver, Gold, or Deluxe Platinum. Upstairs, enjoy a balcony overlook of the main living area, plus access to additional bedrooms, lofts, and a centrally located laundry room for everyday convenience. Personalize your Chattanooga today and design the perfect home for your lifestyle.

Key facts

• Chef's island
• Huge walk in closet
• 2 garage spots

Tags

• OPEN CONCEPT LIVING AREA
• TWO STORY FAMILY ROOM
• CHEF'S ISLAND
• PRIVATE OWNER'S SUITE
• HUGE WALK IN CLOSET
• SPA STYLE BATH PACKAGES

🏗️ New construction. The $473,295 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $514,457.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $473k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $0 ($-4/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $450k (4.9% below list).
• Recommended offer: $416k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% vs local median 3.8% in Miami Heights — 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 65/100 on livability (#752 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Three Rivers Local (rural): math 58% / reading 61% proficiency, ranked #256 of 656 in OH (top 39%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Three Rivers Elementary (math 65% / reading 52%, grade B-, #708 of 1,584 statewide, top 45%, 793 students, 35% FRL); Taylor Middle School (math 54% / reading 65%, grade B, #271 of 654 statewide, top 43%, 665 students, 40% FRL); Taylor High School (math 24% / reading 67%, grade D-, #463 of 781 statewide, top 59%, 644 students, 32% FRL) — zoned schools at 36% FRL track the district average.
• Market conditions: 82 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• At $4,500/mo this rent would consume 64% of the median local household income ($85k/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 $4k of loan paydown is wiped out by about $15k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 375 days — a 12% lower offer ($416k) is reasonable based on typical stale-listing flexibility.

Recommended offer $416,499 (12.0% 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 375 days. Have you received any prior offers? Is the seller open to a 12% 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 D-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.87% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.00%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (median comp): $514,457
• List price: $473,295
• Delta: -7.34%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3843 Indian Brave Trl	0.25mi	4/3.5	3,653 (-4%)	4mo	$435,000	$119	75
4387 St Cloud Way	0.73mi	3/2.5 (-1)	3,727 (-2%)	0mo	$580,000	$156	58
3889 Bear Ln	0.25mi	5/4.5 (+1)	3,376 (-11%)	4mo	$500,000	$148	53
3817 Legendary Ridge Ln	0.69mi	3/3.0 (-1)	3,843 (+1%)	11mo	$489,900	$127	50
604 Coleberry Ct	0.57mi	5/3.5 (+1)	3,427 (-10%)	1mo	$420,000	$123	47

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: -16.3%
• Equity multiple: 0.42×
• Total profit: $-83,315
• Equity at exit: $76,707

10-year hold

• IRR: -8.0%
• Equity multiple: 0.50×
• Total profit: $-72,297
• Equity at exit: $44,481

Cash invested: $144,048 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 12 active · 6 under contract
• Months of supply: 9.0 mo (11%/mo absorbed)
• Median asking: $489,848 ($142/sqft)
• Median days on market: 373 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: -4.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 45002

• Home prices YoY: -28.9%
• Active inventory: 82
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $4,500 medium
• Mortgage (P&I): −$2,698
• Tax est. 1.5%: −$643 /mo · $7,717/yr
• Insurance: −$214
• HOA: −$0
• Vacancy / Maint / Mgmt: −$945
• Net cashflow: $-0

Break-even live

Break-even rent $4,500

Max offer price $514,414

Occupancy floor 95%

Sensitivity live

Price	-10% $355	-5% $177	+0% $0	+5% $-178	+10% $-356
Rent	-10% $-356	-5% $-178	+0% $0	+5% $177	+10% $355
Rate	-1.0pp $259	-0.5pp $131	base $0	+0.5pp $-134	+1.0pp $-269

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: $128,614
• Closing costs: $15,434
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8705 Quietwood Ln Cleves, OH	4.0	2.5	3708	$4,500	$1.21	139d	1	0.14mi

Listing history 50 events

1. 2026-09-23
   days on market $473,295 Active 375 DOM
2. 2026-09-21
   days on market $473,295 Active 373 DOM
3. 2026-09-20
   days on market $473,295 Active 372 DOM
4. 2026-09-19
   pricedays on market $473,295 Active 371 DOM
5. 2026-09-19
   days on market $476,695 Active 370 DOM
6. 2026-09-17
   days on market $476,695 Active 369 DOM
7. 2026-09-17
   days on market $476,695 Active 368 DOM
8. 2026-09-16
   days on market $476,695 Active 367 DOM
9. 2026-09-14
   days on market $476,695 Active 366 DOM
10. 2026-09-13
    days on market $476,695 Active 365 DOM
11. 2026-09-12
    days on market $476,695 Active 364 DOM
12. 2026-09-11
    days on market $476,695 Active 363 DOM
13. 2026-09-05
    days on market $476,695 Active 357 DOM
14. 2026-09-04
    days on market $476,695 Active 356 DOM
15. 2026-09-03
    days on market $476,695 Active 355 DOM
16. 2026-09-02
    days on market $476,695 Active 354 DOM
17. 2026-08-30
    days on market $476,695 Active 351 DOM
18. 2026-08-29
    days on market $476,695 Active 350 DOM
19. 2026-08-28
    days on market $476,695 Active 349 DOM
20. 2026-08-27
    days on market $476,695 Active 348 DOM
21. 2026-08-26
    days on market $476,695 Active 347 DOM
22. 2026-08-25
    days on market $476,695 Active 346 DOM
23. 2026-08-24
    days on market $476,695 Active 345 DOM
24. 2026-08-23
    days on market $476,695 Active 344 DOM
25. 2026-08-22
    days on market $476,695 Active 343 DOM
26. 2026-08-21
    days on market $476,695 Active 342 DOM
27. 2026-08-20
    days on market $476,695 Active 341 DOM
28. 2026-08-19
    days on market $476,695 Active 340 DOM
29. 2026-08-18
    days on market $476,695 Active 339 DOM
30. 2026-08-17
    days on market $476,695 Active 338 DOM
31. 2026-08-16
    days on market $476,695 Active 337 DOM
32. 2026-08-15
    days on market $476,695 Active 336 DOM
33. 2026-08-13
    days on market $476,695 Active 334 DOM
34. 2026-08-12
    pricedays on market $476,695 Active 333 DOM
35. 2026-08-11
    days on market $480,090 Active 332 DOM
36. 2026-08-10
    days on market $480,090 Active 331 DOM
37. 2026-08-09
    days on market $480,090 Active 330 DOM
38. 2026-08-08
    days on market $480,090 Active 329 DOM
39. 2026-08-07
    days on market $480,090 Active 328 DOM
40. 2026-08-06
    days on market $480,090 Active 327 DOM
41. 2026-08-05
    days on market $480,090 Active 326 DOM
42. 2026-08-04
    days on market $480,090 Active 325 DOM
43. 2026-08-03
    days on market $480,090 Active 324 DOM
44. 2026-07-31
    days on market $480,090 Active 321 DOM
45. 2026-07-30
    days on market $480,090 Active 320 DOM
46. 2026-07-29
    days on market $480,090 Active 319 DOM
47. 2026-07-27
    days on market $480,090 Active 317 DOM
48. 2026-07-25
    days on market $480,090 Active 315 DOM
49. 2026-07-24
    days on market $480,090 Active 314 DOM
50. 2026-07-23
    days on market $480,090 Active 313 DOM

ⓘ 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: $54,000
• − Mortgage interest: −$28,818
• − Property taxes: −$7,717
• − Insurance: −$2,572
• − Repairs & maintenance: −$4,320
• − Management: −$4,320
• − Depreciation: −$14,966
• Taxable loss: −$8,713
• Est. tax savings @ 24.0%: +$2,091
• After-tax cash flow: $2,088/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 · 13 photos

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs needed. It is move-in ready and would benefit from a fresh coat of paint and landscaping improvements to further enhance its value.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and value ↑
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value ↑
• Both Interior touch-ups — Fresh paint and minor updates can enhance the home's appeal ↑

D Composite school gradezoned avg 55/100

Zoned Schools

Elementary Three Rivers Elementary B- OH #708/1,584 Nat'l #8,158/41,679 Middle Taylor Middle School B OH #271/654 Nat'l #1,836/14,009 High Taylor High School D- OH #463/781 Nat'l #6,725/17,239

Schools (NCES district)

• District: Three Rivers Local
• NCES district ID: 3904739
• Math proficiency: 58% ▼ -9.00%
• Reading proficiency: 61% ▼ -10.00%
• Median HH income: $72,973
• Composite: 52.85/100
• National rank: #1533
• State rank: #256 of 656 in OH

C Composite livability gradescore 65/100

Livability — Miami Heights

• Score: 65/100
• State rank: #752
• US rank: #13562

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Miami Heights, OH
• County: Hamilton · 826,054 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 14,647
• Household income: $84,597
• Rent vs Own: 24.8% rent · 75.2% own
• Severe rent burden: 12% of renters

---

Population outlook (Hamilton County) Hauer SSP2

• Today (2025): 826,054 people
• By 2030: 830,947 · +0.6%
• By 2040: 832,319 · +0.8%
• By 2050: 822,428 · -0.4%
• By 2075: 788,688 · -4.5%
• By 2100: 710,674 · -14.0%

---

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Romanian 2% Slovak 2% Italian 2%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

---

Political lean MEDSL · Hamilton

• 2024 margin: D (+14.9) · D 57.0% · R 42.1%
• 2008→2024 swing: +7.9pp toward D · 2008: 7.0pp · 2024: 14.9pp
• All cycles: 2024: D+14.9 2020: D+15.9 2016: D+9.5 2012: D+4.9 2008: D+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -85.62%
• Current HPI: 210.9397
• 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

-7.8% since first listed

12 events — show timeline

• 2026-03-13 Price Changed $480,090 Zillow
• 2026-01-31 Price Changed $494,990 Zillow
• 2026-01-24 Price Changed $515,415 Zillow
• 2026-01-14 Price Changed $511,520 Zillow
• 2026-01-07 Price Changed $515,415 Zillow
• 2026-01-06 Price Changed $518,910 Zillow
• 2025-12-29 Price Changed $515,415 Zillow
• 2025-12-25 Price Changed $517,605 Zillow
• 2025-12-20 Price Changed $505,405 Zillow
• 2025-09-26 Price Changed $518,190 Zillow
• 2025-09-21 Price Changed $517,495 Zillow
• 2025-09-13 Listed $520,490 Zillow