3128 Artisan Way · Morrow, OH 45152

$485,000

4 bd · 2.5 ba · 2,504 sqft · SingleFamily public records · 5 Days on market

Built 2016 0.34 ac lot Est $401k · 21% over $62/mo HOA · 1% of rent

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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 +27.2/30.0
• DSCR +9.5/10.0
• 1% rule +7.4/10.0
• Schools +6.1/10.0
• Livability +3.8/5.0
• 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

Welcome to this meticulously maintained Potterhill Capstone home featuring 4 bedrooms + loft, 2.5 baths, & over 2,500 sq ft of thoughtfully designed living space. The open floor plan showcases a dramatic two-story great room with a floor-to-ceiling stone gas fireplace, spacious kitchen with stainless steel appliances & island flowing into sunroom filled with natural light. First-floor primary suite offers an adjoining bath & walk-in closet. The unfinished lower level provides an additional 1,300 sq ft with bath rough-in, ready for your personal touch. Enjoy your private, level 0.34-acre lot from the rear deck, custom concrete patio with firepit, or covered front porch. Original owner home with a 2-car garage. Hopewell Valley HOA includes pool, basketball court, playground & walking paths. Conveniently located just minutes from Little Miami HS & JH, shopping, dining, recreation, Little Miami Scenic Trail + more.

Key facts

• 0.34 acre lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Residential zoning
• HOA & community: Homeowners association with a monthly fee of $62; HOA covers landscaping, community play area, pool, and walking trails

Exterior

• Parking: Attached front-entry garage with 2 garage spaces; Driveway parking
• Security: Security system/technology present
• Utilities: Public water; Public sewer; Natural gas service; Electric water heating
• Home design: Transitional-style single-family home; Two levels; Poured foundation; Security smart technology included
• Construction: Stone and vinyl siding exterior; Shingle roof; Built with poured foundation
• Exterior features: Deck; Patio; Porch; Yard on a lot under half an acre (approximately 0.34 acres); Shed on property

Interior

• Kitchen: Pantry; Island; Dishwasher; Microwave; Oven/Range; Refrigerator; Open kitchen/dining layout (kitchen approx. 17 x 13)
• Bedrooms: Primary bedroom on main level (14 x 16); Three additional bedrooms on second level (two are 11 x 12, one is 11 x 11); Total of 4 bedrooms
• Bathrooms: Two full bathrooms; One half bathroom; Primary bathroom includes tub and shower; Main-level full and partial baths available
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: 9-foot (and higher) ceilings; Fireplace in family room (gas); Full basement (unfinished) with bath rough-in; Loft and solarium flexible spaces; Entry with defined foyer
• Laundry & utility: Second-floor laundry room (6 x 5); Sump pump in mechanical systems

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $485k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $485k).
• Cap rate 9.7% vs local median 4.0% 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.
• 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: 127 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 $15k 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 $136k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $35k; list at $485k implies a 1286% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $485,000

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. 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: 1.24% ✓
• Cap rate: 9.73%
• Cash-on-cash: 12.27%
• DSCR: 1.55
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $400,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4993 Lakeview Dr	0.29mi	4/2.5	2,429 (-3%)	4mo	$369,770	$152	78
5441 Hopewell Valley Dr	0.33mi	4/2.5	2,632 (+5%)	1mo	$444,000	$169	75
5029 Lakeview Dr	0.23mi	4/2.5	2,429 (-3%)	14mo	$365,000	$150	73
5487 Hopewell Valley Dr	0.36mi	4/2.5	2,491 (-0%)	16mo	$481,000	$193	70
5341 Valley View Dr	0.33mi	4/2.5	2,616 (+4%)	12mo	$467,250	$179	67
5335 Valley View Dr	0.32mi	4/2.5	2,414 (-4%)	15mo	$429,900	$178	66
4980 Lakeview Dr	0.33mi	4/2.5	2,188 (-13%)	5mo	$349,000	$160	60
2854 Alysheba Ct	0.62mi	3/3.0 (-1)	2,560 (+2%)	2mo	$420,000	$164	58
5521 Appaloosa Cir	0.62mi	4/2.5	2,352 (-6%)	5mo	$373,000	$159	57
120 Pamela Dr	0.60mi	4/2.0	2,376 (-5%)	11mo	$269,000	$113	53
2800 Aristides Ct	0.68mi	4/3.5	2,501 (-0%)	16mo	$400,000	$160	51
5185 Appaloosa Cir	0.70mi	3/3.5 (-1)	2,825 (+13%)	10mo	$380,000	$135	28

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: 1.9%
• Equity multiple: 1.07×
• Total profit: $9,910
• Equity at exit: $72,315

10-year hold

• IRR: 11.5%
• Equity multiple: 1.90×
• Total profit: $122,832
• Equity at exit: $41,934

Cash invested: $135,800 (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: 127
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $5,995 medium
• Mortgage (P&I): −$2,543
• Tax from tax record: −$540 /mo · $6,485/yr
• Insurance: −$202
• HOA: −$62
• Vacancy / Maint / Mgmt: −$1,259
• Net cashflow: $1,388

Break-even live

Break-even rent $4,238

Max offer price $485,000

Occupancy floor 72%

Sensitivity live

Price	-10% $1,663	-5% $1,525	+0% $1,388	+5% $1,251	+10% $1,114
Rent	-10% $915	-5% $1,151	+0% $1,388	+5% $1,625	+10% $1,862
Rate	-1.0pp $1,632	-0.5pp $1,512	base $1,388	+0.5pp $1,262	+1.0pp $1,135

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: $121,250
• Closing costs: $14,550
• 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	45d	1	0.82mi

HOA detail

• Monthly dues: $62 · $744/yr
• Likely covers: gaspool

Listing history 4 events

1. 2026-06-21
   days on market $485,000 Active 5 DOM
2. 2026-06-18
   days on market $485,000 Active 2 DOM
3. 2026-06-17
   remarks 687-char remark
4. 2026-06-17
   listed $485,000 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: $6,485 · $540/mo
• Projected year-2 tax: $7,026 · $585/mo
• Expected delta: +$540/yr (+$45/mo · 8.3%)

ⓘ 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 5/10 Major 7 d/yr ≥101°F today · 20 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: −$27,168
• − Property taxes: −$6,485
• − Insurance: −$2,425
• − Repairs & maintenance: −$5,755
• − Management: −$5,755
• − HOA: −$744
• − Depreciation: −$14,109
• Taxable income: $9,499
• Est. tax owed @ 24.0%: −$2,280
• After-tax cash flow: $14,378/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

+1285.7% since first listed

3 events — show timeline

• 2026-06-17 Listed $485,000 Cincy MLS
• 2026-06-15 Listed $485,000 Dayton MLS
• 2017-01-10 Sold (Public Records) $35,000 Public Records

Property tax history

+30.6%/yr

Latest (2025): $6,485 · -0.0% YoY. Source: county tax records.