7 Apache Ct · Loveland, OH 45140

$259,000

3 bd · 2.0 ba · 1,564 sqft · SingleFamily public records · 14 Days on market

Built 1956 8,320 sqft lot $166/sqft · 7% below area Est $278k · 7% under

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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 +15.6/30.0
• ARV discount +10.6/15.0
• Schools +6.9/10.0
• DSCR +4.8/10.0
• Livability +4.2/5.0
• 1% rule +3.8/10.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come check out this charming cul-de sac ranch in the desirable Loveland Heights. Including over 1500 sq ft (per auditor), 3 bedrooms, 2 full baths, hardwood floors in family room - dining area, and closets galore throughout the home. Real masonry fireplace with wood stove insert ho help with those winter heating bills. The large addition provides a large living room and master bedroom unique compared to most homes in the neighborhood. With it's private generous sized, yard, shed, and carport its a rare find in this area. New rubber roof in 2025.

Key facts

• Large addition
• Cul-de sac ranch
• New rubber roof

Tags

• CUL-DE SAC RANCH
• REAL MASONRY FIREPLACE
• LARGE ADDITION
• PLENTIFUL REAL WOOD CABINETRY
• PRIVATE GENEROUS SIZED YARD
• NEW RUBBER ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $108 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (11.5% below list).
• Recommended offer: $229k (11.5% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.1% in Loveland — 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 84/100 on livability (#49 in OH, #696 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, amenities A+; Watch: commute F.
• Loveland City (suburban): math 76% / reading 78% proficiency, ranked #50 of 656 in OH (top 8%) — strong family-tenant draw, lease renewals of 3-5y typical; only 12% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+4.4%/yr); 161 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 19y ago; this cycle's ask has dropped $21k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $229,173 (11.5% below list)

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.88% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.79%
• DSCR: 1.08
• GRM: 9.4

CMA / ARV

• ARV (median comp): $278,326
• List price: $259,000
• Delta: -3.35%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1525 W Loveland Ave	0.17mi	3/1.0	1,602 (+2%)	10mo	$275,000	$172	76
3 Apache Ct	0.03mi	3/1.0	1,357 (-13%)	4mo	$257,500	$190	69
4 Highridge Cir	0.49mi	3/1.5	1,540 (-2%)	10mo	$309,995	$201	64
22 Iroquois Dr	0.42mi	3/2.5	1,456 (-7%)	6mo	$350,000	$240	62
812 Debra Ln	0.62mi	3/1.5	1,567 (+0%)	9mo	$345,000	$220	62
20 Miamiview Dr	0.56mi	3/2.0	1,434 (-8%)	8mo	$254,000	$177	54
18 Miamiview Dr	0.56mi	3/2.0	1,392 (-11%)	6mo	$270,000	$194	50
1707 Stockton Dr	0.63mi	4/1.5 (+1)	1,612 (+3%)	12mo	$330,000	$205	48
475 Pintail Dr	0.57mi	3/3.0	1,760 (+12%)	1mo	$486,000	$276	48
10057 Fox Chase Dr	0.74mi	3/2.5	1,655 (+6%)	9mo	$370,000	$224	46
19 Miamiview Dr	0.59mi	3/1.0	1,346 (-14%)	0mo	$196,000	$146	45
816 Sunrise Dr	0.49mi	3/1.0	1,338 (-14%)	10mo	$250,000	$187	41

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 · 4.36% rent growth · sell at horizon

5-year hold

• IRR: -12.0%
• Equity multiple: 0.56×
• Total profit: $-31,937
• Equity at exit: $38,618

10-year hold

• IRR: -1.1%
• Equity multiple: 0.92×
• Total profit: $-5,628
• Equity at exit: $22,394

Cash invested: $72,520 (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 45140

• Rents YoY: 4.4%
• Active inventory: 161
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,292 high
• Mortgage (P&I): −$1,358
• Tax from tax record: −$236 /mo · $2,837/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $108

Break-even live

Break-even rent $2,155

Max offer price $259,000

Occupancy floor 90%

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
204 Highland St Loveland, OH	1.0–2.0	1.0	912	$1,499	$1.64	1d	3	0.56mi
1837 Vanderbilt Dr Loveland, OH	4.0	2.5	1926	$3,300	$1.71	43d	1	0.76mi
1854 Lindenhall Dr Loveland, OH	4.0	2.5	1928	$2,525	$1.31	23d	1	0.87mi
3030 Stratford Ct Loveland, OH	2.0	2.5	1500	$2,100	$1.40	14d	1	1.30mi
3021 Stratford Ct Unit 1 Loveland, OH	3.0	2.0	1550	$2,125	$1.37	23d	1	1.31mi
3029 Stratford Ct Loveland, OH	3.0	2.0	1315	$2,250	$1.71	17d	1	1.32mi
2071 Stratford Ct Loveland, OH	3.0	1.5	1120	$1,895	$1.69	43d	1	1.38mi
8713 Harper Point Dr Cincinnati, OH	1.0–3.0	1.0–2.5	1050	$2,596	$2.47	1d	19	1.41mi

Listing history 21 events

1. 2026-06-18
   days on market $259,000 Active 14 DOM
2. 2026-06-17
   days on market $259,000 Active 13 DOM
3. 2026-06-16
   days on market $259,000 Active 12 DOM
4. 2026-06-15
   days on market $259,000 Active 11 DOM
5. 2026-06-13
   days on market $259,000 Active 9 DOM
6. 2026-06-13
   days on market $259,000 Active 8 DOM
7. 2026-06-09
   days on market $259,000 Active 5 DOM
8. 2026-06-08
   days on market $259,000 Active 4 DOM
9. 2026-06-07
   days on market $259,000 Active 3 DOM
10. 2026-06-05
    remarks 684-char remark
11. 2026-06-05
    pricedays on marketlisting id $259,000 Active 1 DOM
12. 2026-06-03
    days on market $269,000 Active 52 DOM
13. 2026-06-02
    days on market $269,000 Active 51 DOM
14. 2026-06-01
    days on market $269,000 Active 50 DOM
15. 2026-05-31
    days on market $269,000 Active 49 DOM
16. 2026-04-25
    price $269,000 551-char remark

    Show marketing remark (551 chars)

    Come check out this charming cul-de sac ranch in the desirable Loveland Heights. Including over 1500 sq ft (per auditor), 3 bedrooms, 2 full baths, hardwood floors in family room - dining area, and closets galore throughout the home. Real masonry fireplace with wood stove insert ho help with those winter heating bills. The large addition provides a large living room and master bedroom unique compared to most homes in the neighborhood. With it's private generous sized, yard, shed, and carport its a rare find in this area. New rubber roof in 2025.

17. 2026-04-11
    listed $280,000 Active 551-char remark

    Show marketing remark (551 chars)

    Come check out this charming cul-de sac ranch in the desirable Loveland Heights. Including over 1500 sq ft (per auditor), 3 bedrooms, 2 full baths, hardwood floors in family room - dining area, and closets galore throughout the home. Real masonry fireplace with wood stove insert ho help with those winter heating bills. The large addition provides a large living room and master bedroom unique compared to most homes in the neighborhood. With it's private generous sized, yard, shed, and carport its a rare find in this area. New rubber roof in 2025.

18. 2008-02-08
    historical
19. 2007-08-08
    listed $138,500
20. 2007-08-07
    historical
21. 2007-05-17
    listed $144,900

ⓘ 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: $2,837 · $236/mo
• Projected year-2 tax: $3,439 · $287/mo
• Expected delta: +$602/yr (+$50/mo · 21.2%)

ⓘ 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 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,501
• − Mortgage interest: −$14,508
• − Property taxes: −$2,837
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,200
• − Management: −$2,200
• − Depreciation: −$7,535
• Taxable loss: −$3,074
• Est. tax savings @ 24.0%: +$738
• After-tax cash flow: $2,033/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: Loveland City
• NCES district ID: 3904427
• Math proficiency: 76% ▼ -8.00%
• Reading proficiency: 78% ▼ -5.00%
• Median HH income: $93,598
• Composite: 69.34/100
• National rank: #314
• State rank: #50 of 656 in OH

Livability — Loveland

• Score: 84/100
• State rank: #49
• US rank: #696

Category grades

Amenities A+ 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

• Census place: Loveland, OH
• County: Clermont County · 173,169 people
• City population: 57,211
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 57,211
• Household income: $114,827
• Rent vs Own: 19.6% rent · 80.4% own
• Severe rent burden: 928.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 5% Hispanic / Latino 4% Asian 4% Black 2%
• Common ancestry: Slovak 3% Romanian 3% Italian 3%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 92% English-only · Other Asian/Pacific 2% Spanish 2% Russian/Polish/Slavic 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: ▼ -240.61%
• Current HPI: 243.9481
• Rent YoY: ▲ 4.36%
• 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

+85.6% since first listed

6 events — show timeline

• 2026-04-25 Price Changed $269,000 Cincy MLS
• 2026-04-11 Listed $280,000 Cincy MLS
• 2008-02-08 Listing Removed — Cincy MLS
• 2007-08-08 Listed $138,500 Cincy MLS
• 2007-08-07 Listing Removed — Cincy MLS
• 2007-05-17 Listed $144,900 Cincy MLS

Property tax history

+4.0%/yr

Latest (2025): $2,837 · +2.4% YoY. Source: county tax records.