1220 Timber Glen Dr · Wilmington, OH 45177

$369,000

4 bd · 2.5 ba · 1,965 sqft · SingleFamily public records · 5 Days on market

Built 2023 8,712 sqft lot Est $312k · 18% over $29/mo HOA · 1% 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).

• Cash flow +23.2/30.0
• DSCR +7.5/10.0
• 1% rule +6.1/10.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Tyndale Design by Cristo Homes! Beautiful 4 bed, 2.5 bath with ~1872 sqft of living space! Open kitchen design with island + pantry adjoins the spacious Great Room, as well as the dining area with access to back yard. The private Grand Bedroom features adjoining bathroom and not one, but two walk-in closets! Ultra-convenient 2nd floor laundry! Oversized two car garage w storage space!

Key facts

• Quiet street
• Newer built home
• Low utility costs

Tags

• NEWER BUILT HOME
• UPGRADED EXPANDED PATIO
• CUSTOM CLOSET SYSTEMS
• FINISHED GARAGE
• QUIET STREET
• LOW UTILITY COSTS

Property features AI

Finance

• Other: Property located in Wilmington CSD; listing broker Key Realty
• HOA & community: Homeowners association with annual fee of $350; Subdivision amenities include sidewalks

Exterior

• Parking: Attached garage with 2 garage spaces; Garage door opener
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two stories; Built in 2023; No common walls
• Construction: Block foundation; Built in 2023
• Exterior features: Patio; Block foundation; Lot in Timber Glen subdivision on a 0.2-acre lot

Interior

• Flooring: Laminate flooring; Carpet
• Bathrooms: Two full bathrooms and one half bathroom (2.5 total)
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Insulated windows throughout; Living area approximately 1965
• Laundry & utility: Home warranty included

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $369k.

Deal economics

• At list price, monthly cash flow is $669 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $369k).
• Cap rate 8.5% vs local median 6.2% in Wilmington — 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 77/100 on livability (#202 in OH, #3,127 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities D, commute F.
• Wilmington City (town): math 42% / reading 51% proficiency, ranked #492 of 656 in OH (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 107 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 119 units permitted in Clinton County in 2024 (0 in 5+ unit buildings).
• At $4,112/mo this rent would consume 70% of the median local household income ($70k/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 $11k of value loss. Plan a longer hold.
• Clinton County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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 $289k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $369,000

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. 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?
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: 1.11% ✓
• Cap rate: 8.47%
• Cash-on-cash: 7.78%
• DSCR: 1.35
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $312,435
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
490 Red Maple Ln	0.18mi	4/2.5	2,156 (+10%)	2mo	$339,900	$158	74
668 Catalpa Dr	0.09mi	4/2.5	2,250 (+14%)	2mo	$358,000	$159	69
432 Red Maple Ln	0.18mi	4/3.0	1,802 (-8%)	12mo	$449,940	$250	66
1300 Blue Spruce Ln	0.13mi	4/3.0	1,797 (-8%)	14mo	$426,244	$237	66
514 Red Maple Ln	0.18mi	4/2.5	2,254 (+15%)	3mo	$358,900	$159	65
1282 Ridge Rd	0.51mi	4/2.5	1,896 (-4%)	18mo	$250,000	$132	56
1087 Warren Dr	0.58mi	3/2.5 (-1)	2,100 (+7%)	2mo	$285,000	$136	55
21 Garden Cir	0.54mi	3/2.0 (-1)	1,853 (-6%)	11mo	$314,900	$170	49
1985 St Rt 730	0.74mi	3/3.0 (-1)	1,860 (-5%)	4mo	$305,000	$164	46
1086 Warren Dr	0.55mi	4/2.5	2,224 (+13%)	19mo	$329,000	$148	36
641 Norman St	0.68mi	3/2.0 (-1)	1,800 (-8%)	21mo	$204,500	$114	30

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: -4.4%
• Equity multiple: 0.83×
• Total profit: $-17,073
• Equity at exit: $55,019

10-year hold

• IRR: 5.3%
• Equity multiple: 1.39×
• Total profit: $40,364
• Equity at exit: $31,904

Cash invested: $103,320 (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 45177

• Active inventory: 107
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $4,112 medium
• Mortgage (P&I): −$1,935
• Tax est. 1.5%: −$461 /mo · $5,535/yr
• Insurance: −$154
• HOA: −$29
• Vacancy / Maint / Mgmt: −$864
• Net cashflow: $669

Break-even live

Break-even rent $3,265

Max offer price $369,000

Occupancy floor 79%

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: $92,250
• Closing costs: $11,070
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Southwind Blvd Wilmington, OH	3.0	2.0	1344	$4,995	$3.72	2d	1	0.78mi
121 Southwind Blvd Wilmington, OH	3.0	2.0	1344	$4,995	$3.72	2d	1	0.79mi
229 Taylor Dr Wilmington, OH	3.0	2.0	1242	$2,000	$1.61	11d	1	0.87mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 6 events

1. 2026-06-18
   days on market $369,000 Active 5 DOM
2. 2026-06-17
   days on market $369,000 Active 4 DOM
3. 2026-06-16
   days on market $369,000 Active 3 DOM
4. 2026-06-15
   days on market $369,000 Active 2 DOM
5. 2026-06-14
   remarks 699-char remark
6. 2026-06-14
   listed $369,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $49,345
• − Mortgage interest: −$20,670
• − Property taxes: −$5,535
• − Insurance: −$1,845
• − Repairs & maintenance: −$3,948
• − Management: −$3,948
• − HOA: −$348
• − Depreciation: −$10,735
• Taxable income: $2,318
• Est. tax owed @ 24.0%: −$556
• After-tax cash flow: $7,478/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: Wilmington City
• NCES district ID: 3904511
• Math proficiency: 42% ▼ -16.00%
• Reading proficiency: 51% ▼ -6.00%
• Median HH income: $43,201
• Composite: 39.2/100
• National rank: #4020
• State rank: #492 of 656 in OH

Livability — Wilmington

• Score: 77/100
• State rank: #202
• US rank: #3127

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilmington, OH
• County: Clinton · 46,911 people
• Population (ZIP): 22,442
• Household income: $70,483
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 9.5

Population outlook (Clinton County) Hauer SSP2

• Today (2025): 41,352 people
• By 2030: 40,831 · -1.3%
• By 2040: 39,049 · -5.6%
• By 2050: 36,408 · -12.0%
• By 2075: 29,652 · -28.3%
• By 2100: 20,736 · -49.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 3% Black 3% Hispanic / Latino 2% Asian 1%
• Common ancestry: Lithuanian 2% Slovak 2% Romanian 2%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Clinton

• 2024 margin: Solid R (+54.6) · D 22.3% · R 76.9%
• 2008→2024 swing: -24.3pp toward R · 2008: -30.3pp · 2024: -54.6pp
• All cycles: 2024: R+54.6 2020: R+52.6 2016: R+52.6 2012: R+35.2 2008: R+30.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -150.35%
• Current HPI: 238.9182
• 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

+48.1% since first listed

11 events — show timeline

• 2026-06-13 Listed $369,000 CBRMLS
• 2023-12-13 Sold (MLS) $289,135 Cincy MLS
• 2023-12-13 Sold (MLS) $289,135 Dayton MLS
• 2023-12-13 Sold (MLS) $289,135 Dayton MLS
• 2023-09-27 Pending — Dayton MLS
• 2023-09-27 Pending — Cincy MLS
• 2023-07-31 Price Changed $294,135 Dayton MLS
• 2023-07-30 Price Changed $294,135 Cincy MLS
• 2023-07-30 Listed $249,135 Cincy MLS
• 2023-07-30 Listed $249,135 Dayton MLS
• 2023-07-24 Sold (Public Records) $714 Public Records

Property tax history

-7.7%/yr

Latest (2025): $556 · -4.7% YoY. Source: county tax records.