8547 Davis Rd · Loveland Park, OH 45039

$299,900

3 bd · 1.0 ba · 1,075 sqft · SingleFamily public records · 26 Days on market

Built 1955 0.31 ac lot $279/sqft · 6% above area Est $282k · 6% over

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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 +11.3/30.0
• Appreciation +10.0/10.0
• Schools +6.7/10.0
• ARV discount +4.7/15.0
• Rent growth +4.4/5.0
• Livability +3.7/5.0
• DSCR +3.3/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks MLS

Don't miss this rare find - a beautifully renovated 3-bed, 2-bath Ranch with a tranquil view of the Little Miami River. This move-in-ready home features a bright, open layout, stylish updates throughout, brand new kitchen appliances, and the convenience of first floor laundry. Enjoy the peaceful backdrop of the Little Miami River while still being just minutes from everyday essentials. Located 10 minutes from the Little Miami Scenic Trail and surrounded by land with exciting potential, this property offers both recreation and opportunity. Experience the best of Maineville living - quiet, scenic, and still close to shopping, restaurants, parks and local amenities.

Key facts

• Tranquil view
• Little miami river
• First floor laundry

Tags

• TRANQUIL VIEW
• FIRST FLOOR LAUNDRY
• NEW KITCHEN APPLIANCES
• LITTLE MIAMI RIVER
• LITTLE MIAMI SCENIC TRAIL

Property features AI

Finance

• Other: Lot approximately 0.67 acre
• HOA & community: No homeowners association

Exterior

• Parking: Off-street parking; Gravel parking area
• Utilities: Public water; Septic tank sewer; Natural gas
• Home design: Single family ranch; One level; Located in a flood plain; Residential zoning
• Construction: Aluminum siding and brick exterior; Shingle roof; Block foundation; Built as a ranch-style home
• Exterior features: Wooded lot; Fire pit

Interior

• Kitchen: Galley kitchen with solid surface counters; Walkout from kitchen; Wood cabinets
• Bedrooms: 3 bedrooms total; Primary bedroom on level 1 (10 x 13); Second bedroom on level 1 (9 x 13); Third bedroom on level 1 (8 x 12)
• Flooring: Wood floors in kitchen, dining room, and living room
• Bathrooms: 2 full bathrooms on level 1
• Heating & cooling: Forced air heating; Central air conditioning; Gas water heating; Natural gas service
• Interior features: Fireplace with wood burning; 6 total rooms; Partial, unfinished basement
• Laundry & utility: Main-level laundry room (5 x 4)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-570 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (33.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (25.1% below list).
• Recommended offer: $199k (33.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 74/100 on livability (#285 in OH, #4,658 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools D, amenities F, commute F.
• Kings Local (suburban): math 76% / reading 78% proficiency, ranked #61 of 656 in OH (top 9%) — strong family-tenant draw, lease renewals of 3-5y typical; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+7.4%/yr); 130 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,224 units permitted in Warren County in 2024 (474 in 5+ unit buildings).

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k 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 ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 8y 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 $73k; list at $300k implies a 311% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,223 (33.6% 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. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.75% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.56%
• DSCR: 0.93
• GRM: 11.1

CMA / ARV

• ARV (median comp): $282,102
• List price: $299,900
• Delta: 6.31%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2299 Lilac Rd	0.38mi	3/1.0	1,012 (-6%)	19mo	$161,000	$159	57
2627 Hollyhock Rd	0.60mi	3/1.5	1,144 (+6%)	8mo	$295,000	$258	52
2589 Hollyhock Rd	0.57mi	4/1.0 (+1)	1,146 (+7%)	19mo	$285,000	$249	41
8575 Butterworth Rd	0.58mi	3/2.0	1,224 (+14%)	9mo	$118,500	$97	38

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: 19.9%
• Equity multiple: 2.64×
• Total profit: $137,677
• Equity at exit: $270,174

10-year hold

• IRR: 19.3%
• Equity multiple: 6.47×
• Total profit: $459,665
• Equity at exit: $582,640

Cash invested: $83,972 (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: 130
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,247 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$187 /mo · $2,247/yr
• Insurance: −$125
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $-570

Break-even live

Break-even rent $2,969

Max offer price $199,223

Occupancy floor —

Sensitivity live

Price	-10% $-400	-5% $-485	+0% $-570	+5% $-655	+10% $-740
Rent	-10% $-747	-5% $-659	+0% $-570	+5% $-481	+10% $-392
Rate	-1.0pp $-419	-0.5pp $-494	base $-570	+0.5pp $-648	+1.0pp $-727

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2313 Rose Rd Loveland, OH	3.0	2.0	1496	$2,331	$1.56	44d	1	0.44mi
8507 Island Pines Pl Apt 8 Maineville, OH	2.0	2.0	1100	$1,575	$1.43	24d	1	0.65mi
8224 Rollinghitch Ct Maineville, OH	3.0	1.5	1261	$1,900	$1.51	17d	1	0.65mi
8390 Old Orchard Ln Maineville, OH	1.0–3.0	1.0–2.0	975	$2,245	$2.30	2d	20	0.76mi
2930 Millbank Row Maineville, OH	2.0	3.0	1020	$2,000	$1.96	24d	1	0.86mi

Listing history 34 events

1. 2026-06-18
   remarks 671-char remark
2. 2026-06-18
   statusdays on marketlisting id $299,900 Pending 26 DOM
3. 2026-06-18
   days on market $299,900 Contingency Pending 35 DOM
4. 2026-06-17
   days on market $299,900 Contingency Pending 34 DOM
5. 2026-06-16
   days on market $299,900 Contingency Pending 33 DOM
6. 2026-06-15
   days on market $299,900 Contingency Pending 32 DOM
7. 2026-06-13
   days on market $299,900 Contingency Pending 30 DOM
8. 2026-06-13
   statusdays on market $299,900 Contingency Pending 29 DOM
9. 2026-06-09
   days on market $299,900 Active 26 DOM
10. 2026-06-08
    days on market $299,900 Active 25 DOM
11. 2026-06-07
    days on market $299,900 Active 24 DOM
12. 2026-06-03
    days on market $299,900 Active 20 DOM
13. 2026-06-02
    days on market $299,900 Active 19 DOM
14. 2026-06-01
    days on market $299,900 Active 18 DOM
15. 2026-05-31
    days on market $299,900 Active 17 DOM
16. 2026-05-15
    status Active 671-char remark

    Show marketing remark (671 chars)

    Don't miss this rare find - a beautifully renovated 3-bed, 2-bath Ranch with a tranquil view of the Little Miami River. This move-in-ready home features a bright, open layout, stylish updates throughout, brand new kitchen appliances, and the convenience of first floor laundry. Enjoy the peaceful backdrop of the Little Miami River while still being just minutes from everyday essentials. Located 10 minutes from the Little Miami Scenic Trail and surrounded by land with exciting potential, this property offers both recreation and opportunity. Experience the best of Maineville living - quiet, scenic, and still close to shopping, restaurants, parks and local amenities.

17. 2026-05-15
    listed $299,900 Active 654-char remark

    Show marketing remark (671 chars)

    Don't miss this rare find - a beautifully renovated 3-bed, 2-bath Ranch with a tranquil view of the Little Miami River. This move-in-ready home features a bright, open layout, stylish updates throughout, brand new kitchen appliances, and the convenience of first floor laundry. Enjoy the peaceful backdrop of the Little Miami River while still being just minutes from everyday essentials. Located 10 minutes from the Little Miami Scenic Trail and surrounded by land with exciting potential, this property offers both recreation and opportunity. Experience the best of Maineville living - quiet, scenic, and still close to shopping, restaurants, parks and local amenities.

18. 2026-05-15
    historical 671-char remark

    Show marketing remark (671 chars)

    Don't miss this rare find - a beautifully renovated 3-bed, 2-bath Ranch with a tranquil view of the Little Miami River. This move-in-ready home features a bright, open layout, stylish updates throughout, brand new kitchen appliances, and the convenience of first floor laundry. Enjoy the peaceful backdrop of the Little Miami River while still being just minutes from everyday essentials. Located 10 minutes from the Little Miami Scenic Trail and surrounded by land with exciting potential, this property offers both recreation and opportunity. Experience the best of Maineville living - quiet, scenic, and still close to shopping, restaurants, parks and local amenities.

19. 2026-05-13
    listed $299,900 Active 671-char remark

    Show marketing remark (671 chars)

    Don't miss this rare find - a beautifully renovated 3-bed, 2-bath Ranch with a tranquil view of the Little Miami River. This move-in-ready home features a bright, open layout, stylish updates throughout, brand new kitchen appliances, and the convenience of first floor laundry. Enjoy the peaceful backdrop of the Little Miami River while still being just minutes from everyday essentials. Located 10 minutes from the Little Miami Scenic Trail and surrounded by land with exciting potential, this property offers both recreation and opportunity. Experience the best of Maineville living - quiet, scenic, and still close to shopping, restaurants, parks and local amenities.

20. 2024-02-12
    soldstatus $73,000
21. 2024-02-09
    soldstatus $73,000 Closed

    Show marketing remark (202 chars)

    COMPLETE Rehab needed in this cottage, on .67 Acres of land. Majority of the land is to the left of the house and some on the right. It ends before the house behind it. Buyer relies on their own survey.

22. 2024-02-05
    status Pending

    Show marketing remark (202 chars)

    COMPLETE Rehab needed in this cottage, on .67 Acres of land. Majority of the land is to the left of the house and some on the right. It ends before the house behind it. Buyer relies on their own survey.

23. 2024-01-22
    listed $68,000 Active

    Show marketing remark (202 chars)

    COMPLETE Rehab needed in this cottage, on .67 Acres of land. Majority of the land is to the left of the house and some on the right. It ends before the house behind it. Buyer relies on their own survey.

24. 2024-01-02
    price $73,000
25. 2023-10-10
    status Active
26. 2023-09-12
    status Pending
27. 2023-09-12
    historical
28. 2023-07-05
    price $83,000
29. 2022-07-19
    listed $97,000 Active
30. 2019-08-23
    historical
31. 2019-02-14
    price $483,000
32. 2018-11-18
    historical
33. 2018-08-20
    listed $534,401 Active
34. 2018-05-18
    listed $157,000 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: $2,247 · $187/mo
• Projected year-2 tax: $3,463 · $289/mo
• Expected delta: +$1,216/yr (+$101/mo · 54.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°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 · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,969
• − Mortgage interest: −$16,799
• − Property taxes: −$2,247
• − Insurance: −$7,024
• − Repairs & maintenance: −$2,158
• − Management: −$2,158
• − Depreciation: −$8,724
• Taxable loss: −$12,141
• Est. tax savings @ 24.0%: +$2,914
• After-tax cash flow: $-3,925/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: Kings Local
• NCES district ID: 3905043
• Math proficiency: 76% ▼ -6.00%
• Reading proficiency: 78% ▼ -4.00%
• Median HH income: $70,803
• Composite: 67.16/100
• National rank: #390
• State rank: #61 of 656 in OH

Livability — Loveland Park

• Score: 74/100
• State rank: #285
• US rank: #4658

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

+91.0% since first listed

21 events — show timeline

• 2026-06-10 Pending — Dayton MLS
• 2026-06-10 Contingent — Cincy MLS
• 2026-05-15 Relisted — Dayton MLS
• 2026-05-15 Listed $299,900 Cincy MLS
• 2026-05-15 Listing Removed — Dayton MLS
• 2026-05-13 Listed $299,900 Dayton MLS
• 2024-02-12 Sold (Public Records) $73,000 Public Records
• 2024-02-09 Sold (MLS) $73,000 Cincy MLS
• 2024-02-05 Pending — Cincy MLS
• 2024-01-22 Listed $68,000 Cincy MLS
• 2024-01-02 Price Changed $73,000 Cincy MLS
• 2023-10-10 Relisted — Cincy MLS
• 2023-09-12 Pending — Cincy MLS
• 2023-09-12 Listing Removed — Cincy MLS
• 2023-07-05 Price Changed $83,000 Cincy MLS
• 2022-07-19 Listed $97,000 Cincy MLS
• 2019-08-23 Listing Removed — Cincy MLS
• 2019-02-14 Price Changed $483,000 Cincy MLS
• 2018-11-18 Listing Removed — Cincy MLS
• 2018-08-20 Listed $534,401 Cincy MLS
• 2018-05-18 Listed $157,000 Cincy MLS

Property tax history

+4.5%/yr

Latest (2025): $2,247 · +0.1% YoY. Source: county tax records.