6510 Amber Ct #51 · Mason, OH 45040

$237,000

3 bd · 1.5 ba · 1,480 sqft · Townhouse · 1 Days on market

Built 1981 Good condition 558 sqft lot Est $280k · 15% under $402/mo HOA · 14% of rent

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Why this score? — see what drove the B- 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 +20.1/30.0
• ARV discount +14.4/15.0
• 1% rule +7.5/10.0
• Schools +7.2/10.0
• DSCR +6.4/10.0
• Livability +4.2/5.0
• Condition / age +3.8/5.0
• Rent growth +3.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Location, location, location! This beautifully updated 3-bedroom, 2-bath condo offers the perfect combination of comfort, convenience, and peace of mind. Major improvements were completed in 2023, including new windows, carpet, vinyl flooring, and an updated electrical panel. The HVAC system and water heater were replaced in 2019, providing added value for years to come. Conveniently located near shopping, dining, and major highways, this home is ideal for anyone seeking low-maintenance living in the highly desirable Mason area. HOA covers water/trash bill, snow removal, grounds maintenance and landscaping, and POOL!! Don't miss your opportunity to own this turnkey condo in an unbeatable lo

Key facts

• Vinyl flooring
• New carpet
• Updated windows

Tags

• UPDATED WINDOWS
• NEW CARPET
• VINYL FLOORING
• UPDATED ELECTRICAL PANEL
• REPLACED HVAC SYSTEM
• REPLACED WATER HEATER

Property features AI

Finance

• HOA & community: HOA present (Eclispe); Monthly association fee of $402; HOA fees paid by owner; Association fee includes exterior maintenance, water, sewer, trash, landscaping for unit and community, play area, pool, and professional management

Exterior

• Parking: One carport space
• Utilities: Public water; Public sewer; Electric service
• Home design: Traditional townhouse style; Two levels; Private entry; Unit entry at level 1; Direct entrance to garage from unit; Pets allowed
• Construction: Poured foundation
• Exterior features: Shingle roof; Vinyl windows (insulated); Vinyl siding; Residential zoning

Interior

• Kitchen: Solid surface counters; Eat-in kitchen; Vinyl flooring; Marble/granite/slate surfaces; Window treatments
• Bedrooms: Three bedrooms total; Primary bedroom 16 x 12 (level 2); Bedroom 2 10 x 12 (level 2); Bedroom 3 11 x 10 (level 2)
• Flooring: Laminate flooring in family room and finished portion of basement; Vinyl flooring in kitchen
• Bathrooms: One full bathroom; One half bathroom (bathroom on level 1 is a half)
• Heating & cooling: Electric heating; Central air conditioning; Electric water heating
• Interior features: Eight total rooms; Full basement, part finished with laminate flooring; Walkout family room
• Laundry & utility: Laundry in unit

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $237k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $237k).
• Cap rate 7.8% vs local median 3.1% in Mason — 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 85/100 on livability (#43 in OH, #590 nationally) — a professional / high-income tenant draw. Strengths: schools A+, crime A+, employment A+; Watch: health & safety C-, commute F.
• Mason City (suburban): math 81% / reading 81% proficiency, ranked #33 of 656 in OH (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical; only 6% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+3.5%/yr); 141 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,224 units permitted in Warren County in 2024 (474 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 $7k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $237,000

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 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: 1.25% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.33%
• DSCR: 1.24
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $279,720
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6532 Amber Ct	0.02mi	2/1.5 (-1)	1,620 (+10%)	13mo	$225,000	$139	68
6328 Amber Ct	0.07mi	2/1.5 (-1)	1,324 (-10%)	12mo	$230,000	$174	64
6142 Lakelyn Dr	0.46mi	2/2.0 (-1)	1,436 (-3%)	5mo	$272,000	$189	63
6486 Amber Ct	0.04mi	2/1.5 (-1)	1,620 (+10%)	19mo	$195,000	$120	62
6342 Coverage Ct #15	0.22mi	3/2.5	1,676 (+13%)	3mo	$446,000	$266	61
6240 Lake Spgs	0.45mi	3/2.0	1,415 (-4%)	12mo	$322,500	$228	60
5791 Clearwater Dr	0.32mi	2/2.0 (-1)	1,566 (+6%)	11mo	$380,000	$243	59
6483 Twin Lakes Dr	0.42mi	3/2.5	1,621 (+10%)	4mo	$351,000	$217	57
6134 Lakelyn Dr	0.46mi	3/2.5	1,593 (+8%)	6mo	$365,000	$229	56
6134 Lakelyn Dr	0.46mi	2/2.5 (-1)	1,593 (+8%)	12mo	$262,000	$164	47
6134 Lakelyn Unit 300D	0.46mi	2/2.5 (-1)	1,593 (+8%)	12mo	$262,000	$164	47

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 · 3.51% rent growth · sell at horizon

5-year hold

• IRR: -7.2%
• Equity multiple: 0.73×
• Total profit: $-17,825
• Equity at exit: $35,337

10-year hold

• IRR: 3.3%
• Equity multiple: 1.24×
• Total profit: $16,144
• Equity at exit: $20,491

Cash invested: $66,360 (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 45040

• Rents YoY: 3.5%
• Active inventory: 141
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,955 high
• Mortgage (P&I): −$1,243
• Tax est. 1.5%: −$296 /mo · $3,555/yr
• Insurance: −$99
• HOA: −$402
• Vacancy / Maint / Mgmt: −$621
• Net cashflow: $295

Break-even live

Break-even rent $2,582

Max offer price $237,000

Occupancy floor 85%

Sensitivity live

Price	-10% $458	-5% $377	+0% $295	+5% $213	+10% $131
Rent	-10% $61	-5% $178	+0% $295	+5% $411	+10% $528
Rate	-1.0pp $414	-0.5pp $355	base $295	+0.5pp $233	+1.0pp $171

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: $59,250
• Closing costs: $7,110
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6342 Coverage CT Mason, OH	3.0	2.5	1676	$3,250	$1.94	44d	1	0.23mi
1041 Sheffield Dr Mason, OH	3.0	1.5	1086	$2,350	$2.16	24d	1	0.95mi
996 Brookcrest Dr Mason, OH	3.0	2.0	1073	$2,100	$1.96	44d	1	1.04mi
105 Boyd Ln Mason, OH	4.0	2.0	1485	$4,995	$3.36	16d	1	1.21mi
4981 Bridge Ln Mason, OH	1.0–2.0	1.0–2.0	1048	$2,149	$2.05	2d	16	1.35mi

HOA detail

• Monthly dues: $402 · $4,824/yr
• Likely covers: watertrashelectriclandscapingsnow removalpool

Listing history 3 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   remarks 630-char remark
3. 2026-06-18
   listed $237,000 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 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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,460
• − Mortgage interest: −$13,276
• − Property taxes: −$3,555
• − Insurance: −$1,185
• − Repairs & maintenance: −$2,837
• − Management: −$2,837
• − HOA: −$4,824
• − Depreciation: −$6,895
• Taxable income: $52
• Est. tax owed @ 24.0%: −$13
• After-tax cash flow: $3,523/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained, updated townhouse in a prime location offers a good investment opportunity with minimal repairs needed.

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Both update flooring in bedrooms — improves living space and rental appeal

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Both update flooring in bedrooms — improves living space and rental appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Mason City
• NCES district ID: 3905045
• Math proficiency: 81% ▼ -8.00%
• Reading proficiency: 81% ▼ -5.00%
• Median HH income: $91,430
• Composite: 72.46/100
• National rank: #200
• State rank: #33 of 656 in OH

Livability — Mason

• Score: 85/100
• State rank: #43
• US rank: #590

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mason, OH
• County: Warren County · 196,906 people
• City population: 59,518
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 59,518
• Household income: $133,240
• Rent vs Own: 22.3% rent · 77.7% own
• Severe rent burden: 562.0

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 (70%)
• Race & ethnicity: White 70% Asian 19% Two or more races 6% Black 4% Hispanic / Latino 3%
• Common ancestry: Romanian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 20% · China, Canada, Vietnam
• Languages at home: 77% English-only · Other Asian/Pacific 6% Other Indo-European 6% Chinese 4%

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: ▼ -210.08%
• Current HPI: 234.0754
• Rent YoY: ▲ 3.51%
• 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

1 event — show timeline

• 2026-06-18 Listed $237,000 Cincy MLS