1265 Soaring Way · Maineville, OH 45039

$415,000

4 bd · 3.0 ba · 2,500 sqft · SingleFamily public records · 70 Days on market

Built 2021 9,588 sqft lot $166/sqft · 7% below area Est $446k · 7% under $48/mo HOA · 2% of rent

---

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).

• ARV discount +10.6/15.0
• Appreciation +10.0/10.0
• Cash flow +7.7/30.0
• Schools +6.1/10.0
• Rent growth +4.4/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.8/10.0

Listing remarks MLS

Amazing move in ready, 3 year old Fischer built home in desirable Eagles Pointe @ Providence neighborhood! 4 bedrooms with 3 FULL bathrooms plus huge loft. 2nd floor laundry. Lots of natural light. First floor guest suite/study with attached full bath. Beautiful lawn has been professionally treated for 3 years. Large backyard with raised beds to enjoy. Fabulous neighborhood with walking trails and community pool. Can't build for this price!

Key facts

• Large backyard
• 2nd floor laundry
• Fischer built home

Tags

• FISCHER BUILT HOME
• 2ND FLOOR LAUNDRY
• FIRST FLOOR GUEST SUITE
• PROFESSIONALLY TREATED LAWN
• LARGE BACKYARD
• WALKING TRAILS

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $415k.

Deal economics

• At list price, monthly cash flow is $-481 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $330k (20.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $308k (25.8% below list).
• Recommended offer: $308k (25.8% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 3.9% in Maineville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Market conditions: Rents rising fast (+7.4%/yr); 126 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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).
• This rent runs 34% of the median local income ($109k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $44k of equity ($3k loan paydown + $42k 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 ~$71k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($390k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $25k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $307,792 (25.8% 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. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.74% ✗
• Cap rate: 4.90%
• Cash-on-cash: -4.97%
• DSCR: 0.78
• GRM: 11.2

CMA / ARV

• ARV (median comp): $446,104
• List price: $415,000
• Delta: -6.97%
• 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
7606 Harwood Ct	0.28mi	4/2.5	2,623 (+5%)	2mo	$460,000	$175	76
794 Owls Nest Ct	0.50mi	4/3.0	2,520 (+1%)	2mo	$382,500	$152	74
1448 Soaring Way	0.22mi	4/2.5	2,746 (+10%)	1mo	$515,000	$188	70
7845 Horizon Bnd	0.47mi	4/2.5	2,416 (-3%)	1mo	$460,489	$191	70
8303 Zoar Rd	0.54mi	4/2.5	2,545 (+2%)	1mo	$521,500	$205	69
1123 Carrington Pl	0.64mi	4/2.5	2,496 (-0%)	2mo	$465,000	$186	66
1200 Carrington Pl	0.66mi	4/2.5	2,480 (-1%)	1mo	$378,000	$152	65
7712 Turtle Holw	0.60mi	4/2.5	2,569 (+3%)	4mo	$364,500	$142	62
7173 Birkdale Dr	0.71mi	4/2.5	2,555 (+2%)	0mo	$495,000	$194	61
845 Village Green Pkwy	0.44mi	3/3.0 (-1)	2,344 (-6%)	4mo	$375,000	$160	61
8016 Acorn Trl	0.58mi	5/3.0 (+1)	2,343 (-6%)	5mo	$499,000	$213	53
8145 Acorn Trl	0.69mi	4/3.5	2,292 (-8%)	1mo	$499,900	$218	51

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: 22.1%
• Equity multiple: 2.80×
• Total profit: $209,739
• Equity at exit: $373,865

10-year hold

• IRR: 20.9%
• Equity multiple: 6.82×
• Total profit: $676,527
• Equity at exit: $806,254

Cash invested: $116,200 (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: 126
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $3,078 high
• Mortgage (P&I): −$2,176
• Tax from tax record: −$516 /mo · $6,187/yr
• Insurance: −$173
• HOA: −$48
• Vacancy / Maint / Mgmt: −$646
• Net cashflow: $-481

Break-even live

Break-even rent $3,687

Max offer price $329,982

Occupancy floor —

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: $103,750
• Closing costs: $12,450
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
903 Pineneedle Pl Maineville, OH	4.0	2.5	1848	$2,231	$1.21	43d	1	0.38mi
7814 Wilderness Way Maineville, OH	4.0	2.0	2140	$2,671	$1.25	43d	1	0.38mi
1624 Rosemore Ln Morrow, OH	3.0	2.5	1900	$2,601	$1.37	12d	1	0.41mi
1256 Carrington Pl Maineville, OH	4.0	2.5	3000	$2,521	$0.84	23d	1	0.69mi
7831 Healy Dr Maineville, OH	3.0	2.5	2084	$2,671	$1.28	43d	1	0.86mi
6976 Briarcliff Ct Maineville, OH	4.0	3.0	2475	$3,595	$1.45	16d	1	0.98mi
6965 Quellin Blvd Maineville, OH	5.0	2.5	3640	$7,500	$2.06	43d	1	1.03mi

HOA detail

• Monthly dues: $48 · $576/yr
• Likely covers: pool

Listing history 33 events

1. 2026-06-18
   days on market $415,000 Active 70 DOM
2. 2026-06-17
   days on market $415,000 Active 69 DOM
3. 2026-06-16
   days on market $415,000 Active 68 DOM
4. 2026-06-15
   days on market $415,000 Active 67 DOM
5. 2026-06-13
   days on market $415,000 Active 65 DOM
6. 2026-06-09
   days on market $415,000 Active 61 DOM
7. 2026-06-08
   days on market $415,000 Active 60 DOM
8. 2026-06-07
   days on market $415,000 Active 59 DOM
9. 2026-06-03
   days on market $415,000 Active 55 DOM
10. 2026-06-02
    days on market $415,000 Active 54 DOM
11. 2026-06-01
    days on market $415,000 Active 53 DOM
12. 2026-05-31
    days on market $415,000 Active 52 DOM
13. 2026-05-07
    price $430,000 444-char remark

    Show marketing remark (444 chars)

    Amazing move in ready, 3 year old Fischer built home in desirable Eagles Pointe @ Providence neighborhood! 4 bedrooms with 3 FULL bathrooms plus huge loft. 2nd floor laundry. Lots of natural light. First floor guest suite/study with attached full bath. Beautiful lawn has been professionally treated for 3 years. Large backyard with raised beds to enjoy. Fabulous neighborhood with walking trails and community pool. Can't build for this price!

14. 2026-04-09
    listed $440,000 Active 444-char remark

    Show marketing remark (444 chars)

    Amazing move in ready, 3 year old Fischer built home in desirable Eagles Pointe @ Providence neighborhood! 4 bedrooms with 3 FULL bathrooms plus huge loft. 2nd floor laundry. Lots of natural light. First floor guest suite/study with attached full bath. Beautiful lawn has been professionally treated for 3 years. Large backyard with raised beds to enjoy. Fabulous neighborhood with walking trails and community pool. Can't build for this price!

15. 2023-12-14
    price $385,000 410-char remark

    Show marketing remark (410 chars)

    Incredible home in the highly desirable Eagles Pointe at Providence neighborhood! Better than new -- never lived in! Over 2400 sq ft! This 4 bedroom, 3 full bath home has a great floor plan. Lots of natural light! Primary bedroom with adjoining bath and walk-in closet! 2nd floor laundry. 1st floor guest suite with adjoining full bath. 2-car garage! Pool, cabana, playground and lake located in the community!

16. 2023-04-18
    soldstatus $395,000
17. 2023-04-14
    soldstatus $395,000 Closed 410-char remark

    Show marketing remark (410 chars)

    Incredible home in the highly desirable Eagles Pointe at Providence neighborhood! Better than new -- never lived in! Over 2400 sq ft! This 4 bedroom, 3 full bath home has a great floor plan. Lots of natural light! Primary bedroom with adjoining bath and walk-in closet! 2nd floor laundry. 1st floor guest suite with adjoining full bath. 2-car garage! Pool, cabana, playground and lake located in the community!

18. 2023-03-14
    status Pending 410-char remark

    Show marketing remark (410 chars)

    Incredible home in the highly desirable Eagles Pointe at Providence neighborhood! Better than new -- never lived in! Over 2400 sq ft! This 4 bedroom, 3 full bath home has a great floor plan. Lots of natural light! Primary bedroom with adjoining bath and walk-in closet! 2nd floor laundry. 1st floor guest suite with adjoining full bath. 2-car garage! Pool, cabana, playground and lake located in the community!

19. 2023-03-13
    price $395,000 410-char remark

    Show marketing remark (410 chars)

    Incredible home in the highly desirable Eagles Pointe at Providence neighborhood! Better than new -- never lived in! Over 2400 sq ft! This 4 bedroom, 3 full bath home has a great floor plan. Lots of natural light! Primary bedroom with adjoining bath and walk-in closet! 2nd floor laundry. 1st floor guest suite with adjoining full bath. 2-car garage! Pool, cabana, playground and lake located in the community!

20. 2023-03-08
    listed $385,000 Active 410-char remark

    Show marketing remark (410 chars)

    Incredible home in the highly desirable Eagles Pointe at Providence neighborhood! Better than new -- never lived in! Over 2400 sq ft! This 4 bedroom, 3 full bath home has a great floor plan. Lots of natural light! Primary bedroom with adjoining bath and walk-in closet! 2nd floor laundry. 1st floor guest suite with adjoining full bath. 2-car garage! Pool, cabana, playground and lake located in the community!

21. 2022-10-25
    historical
22. 2022-10-24
    price $395,000
23. 2022-09-13
    price $385,000
24. 2022-08-01
    historical
25. 2022-08-01
    listed $395,000 Active
26. 2022-07-18
    price $399,999
27. 2022-07-05
    price $415,000
28. 2022-06-09
    price $420,000
29. 2022-05-20
    listed $434,900 Active
30. 2022-05-02
    soldstatus $342,082 Sold
31. 2022-02-08
    historical Contingency Pending
32. 2022-02-08
    listed $342,082 Active
33. 2021-12-14
    soldstatus $342,000

ⓘ 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: $6,187 · $516/mo
• Projected year-2 tax: $6,331 · $528/mo
• Expected delta: +$143/yr (+$12/mo · 2.3%)

ⓘ 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 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: $36,935
• − Mortgage interest: −$23,246
• − Property taxes: −$6,187
• − Insurance: −$2,075
• − Repairs & maintenance: −$2,955
• − Management: −$2,955
• − HOA: −$576
• − Depreciation: −$12,073
• Taxable loss: −$13,132
• Est. tax savings @ 24.0%: +$3,152
• After-tax cash flow: $-2,624/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

+25.7% since first listed

21 events — show timeline

• 2026-05-07 Price Changed $430,000 Cincy MLS
• 2026-04-09 Listed $440,000 Cincy MLS
• 2023-12-14 Price Changed $385,000 Cincy MLS
• 2023-04-18 Sold (Public Records) $395,000 Public Records
• 2023-04-14 Sold (MLS) $395,000 Cincy MLS
• 2023-03-14 Pending — Cincy MLS
• 2023-03-13 Price Changed $395,000 Cincy MLS
• 2023-03-08 Listed $385,000 Cincy MLS
• 2022-10-25 Listing Removed — Cincy MLS
• 2022-10-24 Price Changed $395,000 Cincy MLS
• 2022-09-13 Price Changed $385,000 Cincy MLS
• 2022-08-01 Listed $395,000 Cincy MLS
• 2022-08-01 Listing Removed — Cincy MLS
• 2022-07-18 Price Changed $399,999 Cincy MLS
• 2022-07-05 Price Changed $415,000 Cincy MLS
• 2022-06-09 Price Changed $420,000 Cincy MLS
• 2022-05-20 Listed $434,900 Cincy MLS
• 2022-05-02 Sold (MLS) $342,082 Cincy MLS
• 2022-02-08 Contingent — Cincy MLS
• 2022-02-08 Listed $342,082 Cincy MLS
• 2021-12-14 Sold (Public Records) $342,000 Public Records

Property tax history

+94.3%/yr

Latest (2025): $6,187 · -0.2% YoY. Source: county tax records.