2727 Unbridled Way · Morrow, OH 45152

$449,000

3 bd · 3.5 ba · 2,769 sqft · SingleFamily public records · 17 Days on market

Built 2017 8,860 sqft lot Est $454k · at est. $42/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
• 1% rule +8.4/10.0
• ARV discount +8.0/15.0
• Schools +6.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Terrific opportunity in sought after Classicway! This gorgeous 2,800 sq ft two story offers the perfect blend of space, style and functionality. The expansive kitchen features granite countertops, LVP flooring, counter bar seating, pantry and a bright breakfast room ideal for everyday living and entertaining. Upstairs, you will find a versatile loft space perfect for a home office, reading nook or sitting area. Awesome partially finished lower level includes an area perfect for a large TV, there is a full bath and abundant storage space. Step outside to enjoy the spacious TREX deck with a fenced backyard. This home has room for everyone, inside and out!

Key facts

• Expansive kitchen
• Versatile loft space
• Counter bar seating

Tags

• EXPANSIVE KITCHEN
• GRANITE COUNTERTOPS
• LVP FLOORING
• COUNTER BAR SEATING
• BRIGHT BREAKFAST ROOM
• VERSATILE LOFT SPACE

Property features AI

Finance

• HOA & community: HOA: Town Properties; Quarterly association fee of $125 paid by owner; HOA covers association dues, play area and pool

Exterior

• Parking: Attached front-entry garage with 2 garage spaces; Driveway parking
• Utilities: Public water; Public sewer; Natural gas; Electric and gas water heating
• Home design: Traditional single-family home; Two levels; Garage door opener (smart technology)
• Construction: Vinyl siding; Shingle roof; Poured foundation; Built on two levels
• Exterior features: Deck; Double-hung vinyl windows; Gas fireplace

Interior

• Kitchen: Pantry; Country-style eat-in kitchen with marble/granite/slate surfaces; Dishwasher; Microwave; Oven/Range; Refrigerator
• Bedrooms: Three bedrooms total; Primary bedroom on level 2 (12 x 21); Second bedroom on level 2 (11 x 11); Third bedroom on level 2 (11 x 11)
• Flooring: Wall-to-wall carpet in study and basement areas; Vinyl flooring in entry/foyer
• Bathrooms: Three full bathrooms; One half bathroom (main level)
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Partially finished basement with wall-to-wall carpet; Entry foyer with vinyl flooring; 10 total rooms; Gas fireplace in great room
• Laundry & utility: Main-level laundry room (5 x 8)

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $449k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $449k).
• Recommended offer: $442k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.8% 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 $13k 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 $126k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($442k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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.

Recommended offer $442,265 (1.5% below list)

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. 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?
4. 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.
5. 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.
6. 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: 1.34% ✓
• Cap rate: 10.76%
• Cash-on-cash: 15.97%
• DSCR: 1.71
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $454,116
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2727 Unbridled Way	0.00mi	3/3.5	2,769 (0%)	9mo	$440,000	$159	92
2854 Alysheba Ct	0.15mi	3/3.0	2,560 (-8%)	2mo	$420,000	$164	76
2681 Affirmed Dr	0.14mi	3/2.5	2,559 (-8%)	7mo	$395,000	$154	71
5185 Appaloosa Cir	0.45mi	3/3.5	2,825 (+2%)	10mo	$380,000	$135	68
5320 Man O War Dr	0.23mi	4/2.5 (+1)	2,882 (+4%)	9mo	$380,000	$132	66
2843 Alysheba Ct	0.12mi	3/3.5	3,148 (+14%)	11mo	$440,000	$140	63
2657 Affirmed Dr	0.17mi	4/2.5 (+1)	2,559 (-8%)	12mo	$403,000	$157	61
5976 Outlook Ct	0.33mi	4/2.5 (+1)	2,423 (-12%)	2mo	$515,000	$213	53
5441 Hopewell Valley Dr	0.65mi	4/2.5 (+1)	2,632 (-5%)	1mo	$444,000	$169	52
5209 Man O War Dr	0.44mi	4/3.0 (+1)	2,518 (-9%)	8mo	$430,000	$171	51
5518 Chancellor Ln	0.69mi	4/2.5 (+1)	2,904 (+5%)	6mo	$740,000	$255	45
5341 Valley View Dr	0.71mi	4/2.5 (+1)	2,616 (-6%)	12mo	$467,250	$179	38

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: 6.9%
• Equity multiple: 1.27×
• Total profit: $33,870
• Equity at exit: $66,947

10-year hold

• IRR: 16.2%
• Equity multiple: 2.33×
• Total profit: $166,976
• Equity at exit: $38,821

Cash invested: $125,720 (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: 6.2×

Monthly cashflow live

• Estimated rent: $5,995 medium
• Mortgage (P&I): −$2,355
• Tax from tax record: −$479 /mo · $5,751/yr
• Insurance: −$187
• HOA: −$42
• Vacancy / Maint / Mgmt: −$1,259
• Net cashflow: $1,673

Break-even live

Break-even rent $3,877

Max offer price $449,000

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: $112,250
• Closing costs: $13,470
• 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	0.13mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 11 events

1. 2026-06-18
   days on market $449,000 Active 17 DOM
2. 2026-06-17
   days on market $449,000 Active 16 DOM
3. 2026-06-16
   days on market $449,000 Active 15 DOM
4. 2026-06-15
   days on market $449,000 Active 14 DOM
5. 2026-06-13
   days on market $449,000 Active 12 DOM
6. 2026-06-09
   days on market $449,000 Active 8 DOM
7. 2026-06-08
   days on market $449,000 Active 7 DOM
8. 2026-06-07
   days on market $449,000 Active 6 DOM
9. 2026-06-03
   days on market $449,000 Active 2 DOM
10. 2026-06-02
    remarks 661-char remark
11. 2026-06-02
    listed $449,000 Active 1 DOM

ⓘ 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: $5,751 · $479/mo
• Projected year-2 tax: $6,378 · $531/mo
• Expected delta: +$627/yr (+$52/mo · 10.9%)

ⓘ 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 · 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: −$25,151
• − Property taxes: −$5,751
• − Insurance: −$2,245
• − Repairs & maintenance: −$5,755
• − Management: −$5,755
• − HOA: −$504
• − Depreciation: −$13,062
• Taxable income: $13,717
• Est. tax owed @ 24.0%: −$3,292
• After-tax cash flow: $16,785/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.

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

+47.3% since first listed

13 events — show timeline

• 2026-06-01 Listed $449,000 Dayton MLS
• 2026-05-29 Listed $449,000 Cincy MLS
• 2025-10-01 Sold (Public Records) $440,000 Public Records
• 2025-09-15 Sold (MLS) $440,000 Dayton MLS
• 2025-09-15 Sold (MLS) $440,000 Cincy MLS
• 2025-08-13 Pending — Dayton MLS
• 2025-08-13 Contingent — Cincy MLS
• 2025-08-11 Listed $440,000 Dayton MLS
• 2025-08-11 Listed $440,000 Cincy MLS
• 2018-08-03 Sold (MLS) $285,000 Cincy MLS
• 2018-06-10 Contingent — Cincy MLS
• 2018-06-03 Price Changed $289,900 Cincy MLS
• 2018-05-20 Listed $304,900 Cincy MLS

Property tax history

+28.7%/yr

Latest (2025): $5,751 · -0.3% YoY. Source: county tax records.