7630 Sandstone Trl · Maineville, OH 45039

$389,900

3 bd · 2.5 ba · 2,348 sqft · SingleFamily public records · 3 Days on market

Built 2008 8,102 sqft lot Est $411k · 5% under $405/mo HOA · 15% of rent

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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).

• Appreciation +10.0/10.0
• ARV discount +9.8/15.0
• Schools +6.1/10.0
• Cash flow +5.1/30.0
• Rent growth +4.4/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully maintained 3-bedroom, 2 full bath ranch in the highly desirable Village on the Green! Thoughtfully designed with a functional split-bedroom floor plan, this home offers privacy and convenience, featuring a spacious primary suite with walk-in closet and easy access to the main-level laundry. Soaring cathedral ceilings create an open, airy feel throughout the main living space, while the finished lower level adds valuable living space complete with a half bath. Enjoy peace of mind with a new roof and newer mechanicals, plus an oversized 2-car garage for ample storage. Step outside to a fully fenced rear yard overlooking private green spacethe perfect setting to relax, entertain, or simply enjoy the view. Truly move-in ready with nothing left to do but unpack and enjoy!

Key facts

• Walk-in closet
• Main-level laundry
• New roof

Tags

• SPLIT-BEDROOM FLOOR PLAN
• SPACIOUS PRIMARY SUITE
• WALK-IN CLOSET
• MAIN-LEVEL LAUNDRY
• FINISHED LOWER LEVEL
• NEW ROOF

Property features AI

Finance

• Other: Lot is less than 0.5 acre (approximately 60 x 135 / 0.186 acres); Residential zoning
• HOA & community: HOA present with monthly/annual assessment (association fee applies); Association amenities include exterior maintenance, clubhouse, exercise facility, play area, pool, tennis courts, professional management

Exterior

• Parking: Attached front garage with 2 garage spaces; Driveway parking
• Utilities: Public water; Public sewer; Natural gas
• Home design: Ranch-style single family home; One story; Poured foundation
• Construction: Brick and vinyl siding exterior; Shingle roof
• Exterior features: Patio; Porch; Wood fencing

Interior

• Kitchen: Kitchen with counter bar; Breakfast room; Open dining room with walkout
• Bedrooms: 3 bedrooms total; Primary bedroom about 15 x 12 (on main level); Second bedroom about 12 x 11 (on main level); Third bedroom about 11 x 11 (on main level)
• Flooring: Carpeting in living area (wall-to-wall)
• Bathrooms: Two full bathrooms on main level; Additional partial bathroom on lower level; Primary bathroom includes shower
• Heating & cooling: Gas heating; Central air conditioning; Gas water heating
• Interior features: 7 total rooms; Wall-to-wall carpet in living room; Fireplace (gas); Full basement, part finished
• Laundry & utility: Washer and dryer included; Range/oven, microwave, dishwasher, refrigerator included

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $390k.

Deal economics

• At list price, monthly cash flow is $-903 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (40.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $264k (32.2% below list).
• Recommended offer: $230k (40.9% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 69/100 on livability (#529 in OH) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety 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.
• Zoned schools: Little Miami Primary School (math 76% / reading 65%, grade A-, #376 of 1,584 statewide, top 24%, 855 students, 18% FRL); Little Miami Middle School (math 67% / reading 72%, grade A, #143 of 654 statewide, top 23%, 1,279 students, 16% FRL); Little Miami High School (math 52% / reading 81%, grade B, #150 of 781 statewide, top 20%, 1,445 students, 14% FRL) — zoned schools at 16% FRL track the district average.
• Market conditions: Rents rising fast (+7.4%/yr); 130 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,224 units permitted in Warren County in 2024 (474 in 5+ unit buildings).

Forward outlook

• In year one you build about $42k of equity ($3k loan paydown + $39k 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 ~$67k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 11y 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 $180k; list at $390k implies a 117% gain — meaningful room to come down on a strong offer.

Recommended offer $230,446 (40.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
5. 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?
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: 0.68% ✗
• Cap rate: 3.51%
• Cash-on-cash: -9.92%
• DSCR: 0.56
• GRM: 12.3

CMA / ARV

• ARV (on-the-fly): $410,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
845 Village Green Pkwy	0.13mi	3/3.0	2,344 (-0%)	4mo	$375,000	$160	88
794 Owls Nest Ct	0.32mi	4/3.0 (+1)	2,520 (+7%)	2mo	$382,500	$152	64
305 Haybrooke Dr	0.53mi	2/3.0 (-1)	2,297 (-2%)	1mo	$425,000	$185	64
8145 Acorn Trl	0.57mi	4/3.5 (+1)	2,292 (-2%)	1mo	$499,900	$218	59
1123 Carrington Pl	0.51mi	4/2.5 (+1)	2,496 (+6%)	2mo	$465,000	$186	59
1200 Carrington Pl	0.56mi	4/2.5 (+1)	2,480 (+6%)	1mo	$378,000	$152	58
7462 Heaton Cir	0.61mi	4/2.5 (+1)	2,229 (-5%)	2mo	$389,000	$175	56
7606 Harwood Ct	0.39mi	4/2.5 (+1)	2,623 (+12%)	2mo	$460,000	$175	56
7831 Healy Dr	0.49mi	3/2.5	2,084 (-11%)	3mo	$361,000	$173	56
7173 Birkdale Dr	0.70mi	4/2.5 (+1)	2,555 (+9%)	0mo	$495,000	$194	48
7545 Hyatts Ln	0.70mi	4/2.5 (+1)	2,049 (-13%)	2mo	$350,000	$171	39
1440 Eagle Blvd	0.65mi	4/2.5 (+1)	2,000 (-15%)	4mo	$405,000	$203	36

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: 18.6%
• Equity multiple: 2.53×
• Total profit: $167,363
• Equity at exit: $351,253

10-year hold

• IRR: 18.2%
• Equity multiple: 6.21×
• Total profit: $568,250
• Equity at exit: $757,490

Cash invested: $109,172 (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: 130
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $2,644 high
• Mortgage (P&I): −$2,045
• Tax from tax record: −$379 /mo · $4,548/yr
• Insurance: −$162
• HOA: −$405
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $-903

Break-even live

Break-even rent $3,786

Max offer price $230,446

Occupancy floor —

Sensitivity live

Price	-10% $-682	-5% $-792	+0% $-903	+5% $-1,013	+10% $-1,123
Rent	-10% $-1,111	-5% $-1,007	+0% $-903	+5% $-798	+10% $-694
Rate	-1.0pp $-706	-0.5pp $-803	base $-903	+0.5pp $-1,004	+1.0pp $-1,106

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: $97,475
• Closing costs: $11,697
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7814 Wilderness Way Maineville, OH	4.0	2.0	2140	$2,671	$1.25	45d	1	0.21mi
903 Pineneedle Pl Maineville, OH	4.0	2.5	1848	$2,231	$1.21	45d	1	0.26mi
7831 Healy Dr Maineville, OH	3.0	2.5	2084	$2,671	$1.28	45d	1	0.51mi
1256 Carrington Pl Maineville, OH	4.0	2.5	3000	$2,521	$0.84	25d	1	0.61mi
330 Heftner Cir Maineville, OH	3.0	2.5	1588	$2,056	$1.29	9d	1	0.67mi
1624 Rosemore Ln Morrow, OH	3.0	2.5	1900	$2,601	$1.37	14d	1	0.80mi
6976 Briarcliff Ct Maineville, OH	4.0	3.0	2475	$3,595	$1.45	17d	1	0.94mi

HOA detail

• Monthly dues: $405 · $4,860/yr

Listing history 3 events

1. 2026-06-21
   days on market $389,900 Active 3 DOM
2. 2026-06-19
   remarks 699-char remark
3. 2026-06-19
   listed $389,900 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: $4,548 · $379/mo
• Projected year-2 tax: $5,315 · $443/mo
• Expected delta: +$767/yr (+$64/mo · 16.9%)

ⓘ 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: $31,724
• − Mortgage interest: −$21,840
• − Property taxes: −$4,548
• − Insurance: −$1,950
• − Repairs & maintenance: −$2,538
• − Management: −$2,538
• − HOA: −$4,860
• − Depreciation: −$11,343
• Taxable loss: −$17,892
• Est. tax savings @ 24.0%: +$4,294
• After-tax cash flow: $-6,537/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 — Maineville

• Score: 69/100
• State rank: #529
• US rank: #9001

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
• 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

+314.8% since first listed

11 events — show timeline

• 2026-06-18 Listed $389,900 Cincy MLS
• 2026-06-18 Listed $389,900 Dayton MLS
• 2015-07-01 Sold (Public Records) $179,667 Public Records
• 2015-06-25 Sold (MLS) $179,900 Cincy MLS
• 2015-06-25 Sold (MLS) $179,900 Dayton MLS
• 2015-06-25 Sold (MLS) $179,900 Dayton MLS
• 2015-06-03 Listed $179,900 Dayton MLS
• 2015-06-01 Contingent — Cincy MLS
• 2015-04-16 Price Changed $179,900 Cincy MLS
• 2015-02-18 Listed $184,900 Cincy MLS
• 2007-12-04 Sold (Public Records) $94,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $4,548 · -0.3% YoY. Source: county tax records.