7258 Grandpoint Dr #42 · Mason, OH 45040

$382,000

3 bd · 2.5 ba · 1,548 sqft · Townhouse · 4 Days on market

Built 2026 Excellent condition 4,356 sqft lot Est $336k · 14% over $228/mo HOA · 7% 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 +9.6/30.0
• Schools +7.2/10.0
• Condition / age +4.8/5.0
• Livability +4.2/5.0
• 1% rule +3.6/10.0
• Rent growth +3.4/5.0
• DSCR +2.7/10.0
• ARV discount +1.3/15.0
• Appreciation +0.0/10.0

Listing remarks

Located in the Grandway community, this is the beautiful new construction 2-story Townhome - Bristol model- by M/I Homes. Located conveniently in West Chester within the A+ rated school district of Lakota Local schools. Open concept, high ceilings and lovely features on each floor. Featuring a spacious first floor with a kitchen, family room, breakfast room. Retreat with a large bathroom and walk-in closet and additional 2 bedrooms on 2nd floor. This home is located close to various restaurants, parks, and other attractions making it perfect for everyone.

Key facts

• Lakota local schools
• Bristol model
• Open concept

Tags

• NEW CONSTRUCTION
• BRISTOL MODEL
• A RATED SCHOOL DISTRICT
• LAKOTA LOCAL SCHOOLS
• OPEN CONCEPT
• LARGE BATHROOM

Property features AI

Finance

• Other: Townhouse condominium; Laundry in unit
• HOA & community: Homeowners association present; Annual association fee of $2,740; HOA covers snow removal, landscaping (unit and community), association dues, professional management, walking trails, and other services

Exterior

• Parking: Attached rear garage (2 garage spaces); Driveway
• Utilities: Public water; Public sewer; Natural gas
• Home design: Traditional townhouse-style unit; New construction; Private entry; Direct-entry garage to unit; Unit entry on level 1; Two levels in unit (levels in building: 2; overall levels: Three+)
• Construction: Brick and fiber cement exterior; Shingle roof; Slab foundation; Drywall complete
• Exterior features: Deck; Cleared yard; Less than 0.5 acre lot

Interior

• Kitchen: Pantry; Solid surface countertops; Gourmet kitchen with island; Wood cabinets; Dishwasher; Gas cooktop; Double oven; Microwave; Garbage disposal; ENERGY STAR appliances
• Bedrooms: 3 bedrooms total; Primary bedroom approx. 15 x 13 (level 2); Bedroom 2 approx. 10 x 11 (level 2); Bedroom 3 approx. 11 x 10 (level 2)
• Bathrooms: Two full bathrooms; One half (partial) bathroom; Half bathroom located on level 1; Full bathrooms located on level 2
• Heating & cooling: Gas furnace (95%+ efficiency); Central air conditioning; Electric water heating
• Interior features: 9-foot-plus ceilings; Multi-panel doors; Recessed lighting; Smoke alarm; Tech wiring; Home warranty included
• Laundry & utility: Laundry room approx. 6 x 8 (level 2); Garage door opener

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $382k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-262 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $344k (9.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $330k (13.6% below list).
• Recommended offer: $330k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.2% 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: crime A+, employment A+, housing 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.
• Zoned schools: Mason Early Childhood Center Elementary School (2,085 students, 10% FRL); Mason Middle School (math 77% / reading 80%, grade A+, #58 of 654 statewide, top 9%, 1,662 students, 8% FRL); William Mason High School (math 74% / reading 86%, grade A, #31 of 781 statewide, top 4%, 3,414 students, 8% FRL) — zoned schools at 8% FRL track the district average.
• Market conditions: Rents rising (+3.5%/yr); 136 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $3k of loan paydown is wiped out by about $11k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $329,877 (13.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.86% ✗
• Cap rate: 5.47%
• Cash-on-cash: -2.94%
• DSCR: 0.87
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $335,916
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6134 Lakelyn Dr	0.59mi	3/2.5	1,593 (+3%)	6mo	$365,000	$229	62
6483 Twin Lakes Dr	0.74mi	3/2.5	1,621 (+5%)	4mo	$351,000	$217	54
6134 Lakelyn Unit 300D	0.59mi	2/2.5 (-1)	1,593 (+3%)	12mo	$262,000	$164	53
6134 Lakelyn Dr	0.59mi	2/2.5 (-1)	1,593 (+3%)	12mo	$262,000	$164	53
6142 Lakelyn Dr	0.59mi	2/2.0 (-1)	1,436 (-7%)	5mo	$272,000	$189	49
6240 Lake Spgs	0.58mi	3/2.0	1,415 (-9%)	12mo	$322,500	$228	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: -20.5%
• Equity multiple: 0.28×
• Total profit: $-76,689
• Equity at exit: $56,957

10-year hold

• IRR: -12.4%
• Equity multiple: 0.25×
• Total profit: $-80,432
• Equity at exit: $33,028

Cash invested: $106,960 (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: 136
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $3,299 high
• Mortgage (P&I): −$2,003
• Tax est. 1.5%: −$478 /mo · $5,730/yr
• Insurance: −$159
• HOA: −$228
• Vacancy / Maint / Mgmt: −$693
• Net cashflow: $-262

Break-even live

Break-even rent $3,630

Max offer price $344,104

Occupancy floor —

Sensitivity live

Price	-10% $2	-5% $-130	+0% $-262	+5% $-394	+10% $-526
Rent	-10% $-522	-5% $-392	+0% $-262	+5% $-132	+10% $-1
Rate	-1.0pp $-70	-0.5pp $-165	base $-262	+0.5pp $-361	+1.0pp $-462

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: $95,500
• Closing costs: $11,460
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Boyd Ln Mason, OH	4.0	2.0	1485	$4,995	$3.36	18d	1	0.27mi
5458 Concord Crossing Dr Mason, OH	4.0	2.5	1971	$2,581	$1.31	13d	1	0.50mi
5707 Villas Creek Dr Mason, OH	4.0	2.5	2070	$2,981	$1.44	45d	1	0.66mi
6342 Coverage CT Mason, OH	3.0	2.5	1676	$3,250	$1.94	45d	1	0.92mi
4676 Court Yard Dr Mason, OH	2.0	2.0	1232	$2,050	$1.66	45d	1	1.12mi
996 Brookcrest Dr Mason, OH	3.0	2.0	1073	$2,100	$1.96	45d	1	1.33mi

HOA detail

• Monthly dues: $228 · $2,736/yr

Listing history 3 events

1. 2026-06-21
   days on market $382,000 Active 4 DOM
2. 2026-06-17
   remarks 561-char remark
3. 2026-06-17
   listed $382,000 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 ≥103°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: $39,585
• − Mortgage interest: −$21,398
• − Property taxes: −$5,730
• − Insurance: −$1,910
• − Repairs & maintenance: −$3,167
• − Management: −$3,167
• − HOA: −$2,736
• − Depreciation: −$11,113
• Taxable loss: −$9,635
• Est. tax savings @ 24.0%: +$2,312
• After-tax cash flow: $-830/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 · 1 photo

Excellent 95/100 None rehab

This beautifully new construction townhome is in excellent condition with no visible repairs or maintenance needed. It offers a great location and is move-in ready.

Value-add opportunities

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping — Enhances curb appeal and can attract more potential buyers
• Both Interior cleaning — A clean interior can make the home more appealing to potential buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping — Enhances curb appeal and can attract more potential buyers ↑
• Both Interior cleaning — A clean interior can make the home more appealing to potential buyers ↑

ⓘ 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

• 2026-06-17 Listed $382,000 Cincy MLS