2661 Unbridled Way · Morrow, OH 45152

$539,900

3 bd · 3.5 ba · 3,725 sqft · SingleFamily public records · 21 Days on market

Built 2017 7,758 sqft lot $145/sqft · 23% above area Est $440k · 23% over $42/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 +24.0/30.0
• DSCR +7.7/10.0
• 1% rule +6.1/10.0
• 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 your dream home in the highly desired Villages of Classicway! Set on a premier corner lot across from Happy Times Lake, this pristine 4 bed, 3.5 bath spans 3,700+ sq ft of meticulously maintained space spread across 3 levels w/ space remaining for storage. Main floor hosts a formal dining room & living room w/ a gas fireplace, a bright & airy breakfast nook, a private office behind elegant French doors, & a gourmet kitchen equipped w/ built in double ovens, eat at island, & a walkout to the backyard. Upgrades abound, including sophisticated crown molding, built-in speaker system & stylish new window coverings. Retreat upstairs to a spacious loft & a massive primary suite featuring dual walk-in closets & an en-suite with dual vanities, soaking tub & over-sized shower. Finished basement is an entertainer's paradise, complete with a large recreation area, wet bar, full bath, & a hobby room. Relax on the stunning patio deck featuring electric louvered roof & roll-up sun shade.

Key facts

• Formal dining room
• Private office
• Gourmet kitchen

Tags

• CORNER LOT
• FORMAL DINING ROOM
• GOURMET KITCHEN
• BUILT IN DOUBLE OVENS
• PRIVATE OFFICE
• SPACIOUS LOFT

Property features AI

Finance

• Other: Zoned residential; Located in Morrow; cross street Classicway
• HOA & community: Homeowners association (Towne Properties); Quarterly HOA fee of $125 paid by owner; HOA covers clubhouse, exercise facility, landscaping, play area, pool, professional management, walking trails, and association dues

Exterior

• Parking: Attached front garage with 2 spaces; On-street parking
• Utilities: Public water; Public sewer; Electric water heater; Natural gas available
• Home design: Traditional single-family home; Two levels; Poured foundation
• Construction: Brick and vinyl siding exterior; Shingle roof
• Exterior features: Corner lot; Covered deck/patio; Porch; Vinyl fencing; Gas fireplace

Interior

• Kitchen: Pantry; Kitchen island; Wood cabinets; Marble/Granite/Slate countertops
• Bedrooms: Primary bedroom on level 2 (21 x 15); Bedroom 2 on level 2 (11 x 16); Bedroom 3 on level 2 (12 x 14); Bedroom 4 in basement (17 x 12)
• Flooring: Wood floor in study, dining room, and living room; Wall-to-wall carpet in family room; Finished basement with wall-to-wall carpet
• Bathrooms: Three full bathrooms; One half bathroom; Primary bathroom with shower and tub; One partial bath on level 1
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fans; Natural gas
• Interior features: Crown molding; Recessed lights; Ceiling fan; Smoke alarm; 220 Volt
• Laundry & utility: Laundry room on level 2 (5 x 9); Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $540k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $540k).
• Recommended offer: $532k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% 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 $4k of loan paydown is wiped out by about $16k 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.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($532k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 9y 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 $357k; list at $540k implies a 51% gain — meaningful room to come down on a strong offer.

Recommended offer $531,801 (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: 1.11% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.36%
• DSCR: 1.37
• GRM: 7.5

CMA / ARV

• ARV (median comp): $440,352
• List price: $539,900
• Delta: 30.58%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2719 Aristides Ct	0.12mi	3/3.5	3,235 (-13%)	4mo	$435,000	$134	69
5783 Classicway Blvd	0.17mi	4/3.5 (+1)	3,195 (-14%)	0mo	$467,000	$146	63
2301 Sir Barton Dr	0.29mi	4/3.5 (+1)	3,534 (-5%)	14mo	$432,000	$122	61
2807 Aristides Ct	0.23mi	4/3.5 (+1)	3,235 (-13%)	11mo	$467,000	$144	53
5258 Venetian Way	0.29mi	3/3.0	3,360 (-10%)	21mo	$400,000	$119	50
2689 Aristides Ct	0.07mi	4/3.5 (+1)	3,195 (-14%)	23mo	$445,000	$139	49

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: -3.6%
• Equity multiple: 0.87×
• Total profit: $-20,377
• Equity at exit: $80,501

10-year hold

• IRR: 6.1%
• Equity multiple: 1.46×
• Total profit: $68,840
• Equity at exit: $46,681

Cash invested: $151,172 (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 45152

• Home prices YoY: -31.1%
• Active inventory: 128
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $5,995 medium
• Mortgage (P&I): −$2,831
• Tax from tax record: −$585 /mo · $7,021/yr
• Insurance: −$225
• HOA: −$42
• Vacancy / Maint / Mgmt: −$1,259
• Net cashflow: $1,053

Break-even live

Break-even rent $4,662

Max offer price $539,900

Occupancy floor 77%

Sensitivity live

Price	-10% $1,358	-5% $1,206	+0% $1,053	+5% $900	+10% $747
Rent	-10% $579	-5% $816	+0% $1,053	+5% $1,290	+10% $1,526
Rate	-1.0pp $1,325	-0.5pp $1,190	base $1,053	+0.5pp $913	+1.0pp $770

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: $134,975
• Closing costs: $16,197
• 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	0.18mi

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: gaselectric

Listing history 29 events

1. 2026-06-18
   days on market $539,900 Active 21 DOM
2. 2026-06-17
   days on market $539,900 Active 20 DOM
3. 2026-06-16
   days on market $539,900 Active 19 DOM
4. 2026-06-15
   days on market $539,900 Active 18 DOM
5. 2026-06-13
   days on market $539,900 Active 16 DOM
6. 2026-06-09
   days on market $539,900 Active 12 DOM
7. 2026-06-08
   days on market $539,900 Active 11 DOM
8. 2026-06-07
   pricedays on market $539,900 Active 10 DOM
9. 2026-06-03
   days on market $550,000 Active 6 DOM
10. 2026-06-02
    days on market $550,000 Active 5 DOM
11. 2026-06-01
    days on market $550,000 Active 4 DOM
12. 2026-05-31
    days on market $550,000 Active 3 DOM
13. 2026-05-19
    historical 958-char remark

    Show marketing remark (958 chars)

    Villages of Classicway in Morrow Ohio In the Little Miami Schools. This home is across the street from the Happy Times Fishing Lake. There is a community pool and playground. New interior paint throughout; new carpet upstairs; crown molding in master, living room, kitchen and entryway; brand new large patio deck with electric louvered roof and roll-up sun shades; all rooms have new window coverings. New LG washer and LG dryer. At 3,855 sq ft on 3 levels this home was designed for every member can enjoy their own space; four large bedrooms with a large master suite, his and hers walk-in closets, 3 full bathrooms plus half bath. Living room, sun room and Gourmet kitchen, granite island, new counter-depth LG refrigerator;. A large loft for TV viewing or entertainment. Upstairs laundry room, finished basement with a large artist studio and full wet bar, a full bath plus HobbyBonus room. A 2 car garage. A private office with French doors.

14. 2026-03-07
    listed $575,000 Active 958-char remark

    Show marketing remark (958 chars)

    Villages of Classicway in Morrow Ohio In the Little Miami Schools. This home is across the street from the Happy Times Fishing Lake. There is a community pool and playground. New interior paint throughout; new carpet upstairs; crown molding in master, living room, kitchen and entryway; brand new large patio deck with electric louvered roof and roll-up sun shades; all rooms have new window coverings. New LG washer and LG dryer. At 3,855 sq ft on 3 levels this home was designed for every member can enjoy their own space; four large bedrooms with a large master suite, his and hers walk-in closets, 3 full bathrooms plus half bath. Living room, sun room and Gourmet kitchen, granite island, new counter-depth LG refrigerator;. A large loft for TV viewing or entertainment. Upstairs laundry room, finished basement with a large artist studio and full wet bar, a full bath plus HobbyBonus room. A 2 car garage. A private office with French doors.

15. 2026-02-21
    historical 958-char remark
16. 2026-01-14
    price $575,000 958-char remark
17. 2026-01-10
    status Active 958-char remark
18. 2025-12-22
    historical 958-char remark
19. 2025-10-25
    listed $585,000 Active 958-char remark
20. 2022-01-18
    soldstatus $357,000
21. 2022-01-12
    soldstatus $357,000 Sold
22. 2022-01-12
    soldstatus $357,000 Closed
23. 2022-01-12
    soldstatus $357,000 Sold
24. 2022-01-04
    historical Contingency Pending
25. 2022-01-04
    status Pending
26. 2021-12-16
    listed $348,888 Active
27. 2021-12-16
    listed $348,888 Active
28. 2017-11-16
    historical
29. 2017-09-19
    listed $279,960 Active

ⓘ 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: $7,021 · $585/mo
• Projected year-2 tax: $7,722 · $643/mo
• Expected delta: +$701/yr (+$58/mo · 10.0%)

ⓘ 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: −$30,243
• − Property taxes: −$7,021
• − Insurance: −$2,700
• − Repairs & maintenance: −$5,755
• − Management: −$5,755
• − HOA: −$504
• − Depreciation: −$15,706
• Taxable income: $4,256
• Est. tax owed @ 24.0%: −$1,022
• After-tax cash flow: $11,611/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

+92.8% since first listed

21 events — show timeline

• 2026-06-06 Price Changed $539,900 Dayton MLS
• 2026-06-06 Price Changed $539,900 Cincy MLS
• 2026-05-28 Listed $550,000 Cincy MLS
• 2026-05-28 Listed $550,000 Dayton MLS
• 2026-05-19 Listing Removed — Cincy MLS
• 2026-03-07 Listed $575,000 Cincy MLS
• 2026-02-21 Listing Removed — Cincy MLS
• 2026-01-14 Price Changed $575,000 Cincy MLS
• 2026-01-10 Relisted — Cincy MLS
• 2025-12-22 Listing Removed — Cincy MLS
• 2025-10-25 Listed $585,000 Cincy MLS
• 2022-01-18 Sold (Public Records) $357,000 Public Records
• 2022-01-12 Sold (MLS) $357,000 Cincy MLS
• 2022-01-12 Sold (MLS) $357,000 Dayton MLS
• 2022-01-12 Sold (MLS) $357,000 Dayton MLS
• 2022-01-04 Contingent — Cincy MLS
• 2022-01-04 Pending — Dayton MLS
• 2021-12-16 Listed $348,888 Cincy MLS
• 2021-12-16 Listed $348,888 Dayton MLS
• 2017-11-16 Listing Removed — Cincy MLS
• 2017-09-19 Listed $279,960 Cincy MLS

Property tax history

+32.0%/yr

Latest (2025): $7,021 · -0.2% YoY. Source: county tax records.