Photos
- Studio–3 Bedrooms
- $1,030-$1,349Pricing
- 525–1,100Square Feet
Rent Specials
Move In Now — Pay $0 Rent Until January! Apply and move in by December 22, 2025 to claim this limited-time offer. Homes are going fast — secure yours today before this incentive ends. Select homes only; terms apply.
About Blue Valley Flats
Newly renovated apartment homes at Blue Valley Flats are nestled in the Mount Washington neighborhood area and just on the edge of Cincinnati with quick access to Beechmont Ave. and Downtown Cincy. Our location is undeniably the best in town for walking to local parks, grocery stores, and restaurants. Blue Valley Flats offers Studio,1, 2, and 3 bedroom apartment homes that bring you brand new stainless steel appliances, wall to wall carpet in the bedrooms, hardwood style flooring in the common area, kitchen and bath, and brand new cabinets with granite counter tops. Our community offers a swimming pool, onsite laundry, package lockers, valet trash and more!
Blue Valley Flats is located in the Mount Washington Neighborhood and 45230 Zip code of Cincinnati, OH. This community is professionally managed by Heritage Hill Property Management
Unique Features and Amenities
- 2 Bedroom Renovated
- 24Hr. Emergency Maintenance
- 3 Bedroom 2 Bath Renovated
- 3 Bedroom, 1.5 Bath Renovated
- Ceiling Fan
- Close to public transportation
- Large Closets
- Luxury vinyl plank flooring
- New Cabinets
- One Bedroom Renovated
- Online Resident Portal with Online Payments
- Pet Friendly Community (Restrictions Apply)
- Renovated
- Sparkling Swimming Pool
- Studio Renovated
- Under Cabinet Microwave
Property Contact Info
Floorplan Pricing and Availability
Blue Valley Flats offers Studio to 3 Bedroom apartments starting from $1,030 and having 525–1,100 sq ft. Here is the current pricing and availability:
New! Interactive Property Map
ApartmentHomeLiving.com's new Interactive Property Map allows you to see where every available unit is located at this community.Try It Now >Studio
Studio
Studio, 1 Bath, 525 sq ftModel Gallery
Floorplans
Availability Details
Price Availability Date Unit Sq Ft $1,186 Call for Availability Studio 525 sq ft Model Amenities and Features
Features
- High Speed Internet Access
Kitchen
- Stainless Steel Appliances
Unique Features
- Ceiling Fan
- Large Closets
- Luxury Vinyl Plank Flooring
- Renovated
Model Rent and Fees
Model Price
- $1,186
Apartment Model: Studio$1,186Studio, 1 Bath, 525 sq ftUnavailable![]()
Studio - Floorplan 1 1 Bedroom
1 Bedroom 1 Bath
From $1,174
1 Bed, 1 Bath, 650 sq ftAvailable NowModel Gallery
Floorplans
Availability Details
Price Availability Date Unit Sq Ft View Details $1,174 Available Now 07 650 $1,174 Available Now 26 650 $1,182 Available Now 02 650 Model Amenities and Features
Features
- High Speed Internet Access
Kitchen
- Stainless Steel Appliances
Unique Features
- Ceiling Fan
- Large Closets
- Luxury Vinyl Plank Flooring
- Renovated
Model Rent and Fees
Model Price Range
- $1,166 - $1,182
Current Available Pricing
- $1,174 - $1,182
Unit 07 Amenities and Features
Features
- High Speed Internet Access
Kitchen
- Dishwasher
Outdoor Space
- Patio
Unique Features
- Carpet in Bedrooms
- Ceiling Fan
- Large Closets
- Luxury Vinyl Plank Flooring
- New Cabinets
- Renovated
- Under Cabinet Microwave
Unit 07 Rent and Fees
Unit Price
- $1,174
Model Rent and Fees
Model Price Range
- $1,166 - $1,182
Unit 26 Amenities and Features
Features
- High Speed Internet Access
Kitchen
- Dishwasher
Outdoor Space
- Patio
Unique Features
- Carpet in Bedrooms
- Ceiling Fan
- Large Closets
- Luxury Vinyl Plank Flooring
- New Cabinets
- Renovated
- Under Cabinet Microwave
Unit 26 Rent and Fees
Unit Price
- $1,174
Model Rent and Fees
Model Price Range
- $1,166 - $1,182
Unit 02 Amenities and Features
Features
- Balcony
- High Speed Internet Access
Kitchen
- Dishwasher
Unique Features
- Carpet in Bedrooms
- Ceiling Fan
- Large Closets
- Luxury Vinyl Plank Flooring
- Renovated
- Under Cabinet Microwave
Unit 02 Rent and Fees
Unit Price
- $1,182
Model Rent and Fees
Model Price Range
- $1,166 - $1,182
Apartment Model: 1 Bedroom 1 BathFrom $1,1661 Bedroom, 1 Bath, 650 sq ftAvailable Now![]()
1 Bedroom 1 Bath - Floorplan 1 ![]()
1 Bedroom 1 Bath - Floorplan 2 ![]()
1 Bedroom 1 Bath - Floorplan 3 ![]()
1 Bedroom 1 Bath - Floorplan 4 ![]()
1 Bedroom 1 Bath - Floorplan 5 Apartment Unit: 07Apartment Model: 1 Bedroom 1 Bath$1,1741 Bedroom, 1 Bath, 650 sq ftAvailable NowApartment Unit: 26Apartment Model: 1 Bedroom 1 Bath$1,1741 Bedroom, 1 Bath, 650 sq ftAvailable NowApartment Unit: 02Apartment Model: 1 Bedroom 1 Bath$1,1821 Bedroom, 1 Bath, 650 sq ftAvailable Now2 Bedrooms
2 Bedroom, 1.5 Bath
From $1,030
2 Beds, 1.5 Baths, 850 sq ftAvailable NowModel Gallery
Floorplans
Availability Details
Price Availability Date Unit Sq Ft View Details $1,060 Available Now 02 850 $1,030 Available Now 14 850 $1,075 Available Now 42 850 Model Amenities and Features
Features
- High Speed Internet Access
Kitchen
- Stainless Steel Appliances
Unique Features
- Ceiling Fan
- Large Closets
- Luxury Vinyl Plank Flooring
- Renovated
Model Rent and Fees
Model Price Range
- $1,030 - $1,075
Unit 02 Amenities and Features
Features
- High Speed Internet Access
Outdoor Space
- Patio
Unique Features
- Carpet in Bedrooms
- Ceiling Fan
- Large Closets
- Luxury Vinyl Plank Flooring
- New Cabinets
- Renovated
- Under Cabinet Microwave
Unit 02 Rent and Fees
Unit Price
- $1,060
Model Rent and Fees
Model Price Range
- $1,030 - $1,075
Unit 14 Amenities and Features
Features
- High Speed Internet Access
Outdoor Space
- Patio
Unique Features
- Carpet in Bedrooms
- Ceiling Fan
- Large Closets
- Luxury Vinyl Plank Flooring
- Renovated
Unit 14 Rent and Fees
Unit Price
- $1,030
Model Rent and Fees
Model Price Range
- $1,030 - $1,075
Unit 42 Amenities and Features
Features
- Balcony
- High Speed Internet Access
Kitchen
- Dishwasher
Unique Features
- Carpet in Bedrooms
- Ceiling Fan
- Large Closets
- Luxury Vinyl Plank Flooring
- New Cabinets
- Renovated
- Under Cabinet Microwave
Unit 42 Rent and Fees
Unit Price
- $1,075
Model Rent and Fees
Model Price Range
- $1,030 - $1,075
Apartment Model: 2 Bedroom, 1.5 BathFrom $1,0302 Bedroom, 1.5 Bath, 850 sq ftAvailable Now![]()
2 Bedroom, 1.5 Bath - Floorplan 1 ![]()
2 Bedroom, 1.5 Bath - Floorplan 2 ![]()
2 Bedroom, 1.5 Bath - Floorplan 3 ![]()
2 Bedroom, 1.5 Bath - Floorplan 4 ![]()
2 Bedroom, 1.5 Bath - Floorplan 5 Apartment Unit: 02Apartment Model: 2 Bedroom, 1.5 Bath$1,0602 Bedroom, 1.5 Bath, 850 sq ftAvailable NowApartment Unit: 14Apartment Model: 2 Bedroom, 1.5 Bath$1,0302 Bedroom, 1.5 Bath, 850 sq ftAvailable NowApartment Unit: 42Apartment Model: 2 Bedroom, 1.5 Bath$1,0752 Bedroom, 1.5 Bath, 850 sq ftAvailable Now3 Bedrooms
Show Unavailable Floorplans3 Bedroom, 1.5 Bath
$1,349
3 Beds, 1.5 Baths, 1050 sq ftAvailable NowModel Gallery
Floorplans
Availability Details
Price Availability Date Unit Sq Ft $1,349 Available Now 24 1050 Unit 24 Amenities and Features
Features
- Balcony
- High Speed Internet Access
Kitchen
- Dishwasher
Unique Features
- Carpet in Bedrooms
- Ceiling Fan
- Large Closets
- Luxury Vinyl Plank Flooring
- New Cabinets
- Renovated
- Under Cabinet Microwave
Unit 24 Rent and Fees
Unit Price
- $1,349
Model Rent and Fees
Price
- $1,349
Apartment Model: 3 Bedroom, 1.5 Bath$1,3493 Bedroom, 1.5 Bath, 1050 sq ftAvailable Now![]()
3 Bedroom, 1.5 Bath - Floorplan 1 ![]()
3 Bedroom, 1.5 Bath - Floorplan 2 Apartment Unit: 24Apartment Model: 3 Bedroom, 1.5 Bath$1,3493 Bedroom, 1.5 Bath, 1050 sq ftAvailable Now3 Bedroom, 2 Bath
3 Beds, 2 Baths, 1100 sq ftModel Gallery
Floorplans
Availability Details
Price Availability Date Unit Sq Ft $1,349 Call for Availability 3 Bedroom, 2 Bath 1100 sq ft Model Amenities and Features
Features
- High Speed Internet Access
Kitchen
- Stainless Steel Appliances
Unique Features
- Ceiling Fan
- Large Closets
- Luxury Vinyl Plank Flooring
- Renovated
Model Rent and Fees
Model Price
- $1,349
Apartment Model: 3 Bedroom, 2 Bath$1,3493 Bedroom, 2 Bath, 1100 sq ftUnavailable![]()
3 Bedroom, 2 Bath - Floorplan 1 ![]()
3 Bedroom, 2 Bath - Floorplan 2 ![]()
3 Bedroom, 2 Bath - Floorplan 3
Price shown is base rent and may not include non-optional fees and utilities. View Fees and Policies for details. Price, availability, fees, and any applicable rent special are subject to change without notice.
Schedule a Tour
Call us at: (859) 888-1245 to schedule a tour.
3D Tours
3BR, 2BA - 850SF
1BR, 1BA - 650SF
2BR, 1.5BA - 850SF
Property Information
- Renovated In Oct 2025
- 121 Units
- 3 Stories
- Built in 1968
- View Property Website
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Lease Terms
- 6 - 15 mo
- Short Term Lease Options
Fees and Policies
The fees below are based on community-supplied data and may exclude additional fees and utilities. Use the calculator to add these fees to the base rent.
Required Fees
One-Time Move-In Fees
- Due at Move-In
- Move-In FeeiCharged per unit$500
- Administration FeeiMove In Fee Charged per unit$500
- Due at Application
- Application Fee Per ApplicantiCharged per applicant$50
- Application FeeiApplication Fee Charged per applicant$50
Utilities & Essentials
- Reimburseable AmenitiesiCAM Fees Charged per unit$60/mo
Other Fees
Personal Add-Ons
- Pet RentiMonthly Pet Rent (Pet 2) Charged per Pet$30/mo
- Damage ChargesiVinyl - Kitchen Charged per unit$350
- Extra Keys Or Lock ChangesiLock Replacement Charged per unit$50
- Pest Control ReimbursementiPest Control Charged per unit$50
Situational Fees
- Transfer FeeiTransfer Fee - Per Household Charged per unit$200
Pet Policy and Fees
Others
- Fees Not Specified
Property Fee Disclaimer: Based on community-supplied data and independent market research. Subject to change without notice. May exclude fees for mandatory or optional services and usage-based utilities.
Features and Amenities
On-Site Services
- Property Manager On Site
- Trash Pickup Door To Door
- Maintenance On Site
- Package Service
- Laundry Facilities
Outdoor Features
- Grill
- Picnic Area
Recreation and Fitness
- Pool
Interior Features
- Ceiling Fans
- High Speed Internet Access
- Air Conditioning
Kitchen Amenities
- Dishwasher
- Microwave
- Disposal
- Stainless Steel Appliances
- Kitchen
- Granite Countertops
Living Area Features
- Vinyl Flooring
- Carpet
Map
6246 Corbly Rd, Cincinnati, OH 45230
- Shopping
- Colleges
- Grocery
- Medical
- Parks
Map
Hours and Contact Info
Call Us - Open Now!
Currently Closed
By Appointment
| Monday | 10:00 am–5:00 pm |
| Tuesday | 10:00 am–5:00 pm |
| Wednesday | 10:00 am–5:00 pm |
| Thursday | 10:00 am–5:00 pm |
| Friday | 10:00 am–5:00 pm |
| Saturday | 10:00 am–4:00 pm |
| Sunday | Closed |
What Are Walk Score®, Transit Score®, and Bike Score® Ratings?
- Walk Score® measures the walkability of any address.
- Transit Score® measures access to public transit.
- Bike Score® measures the bikeability of any address.
Frequently Asked Questions about Blue Valley Flats
Where is Blue Valley Flats located?
Blue Valley Flats is located at 6246 Corbly Rd near the Mount Washington area of Cincinnati, OH
What is the current rent range at Blue Valley Flats?
Studio to 3 Bedroom Apartments at Blue Valley Flats currently range from $1,030 to $1,349
When is the leasing office open?
- The office Hours for Blue Valley Flats are
- Monday 10:00 am–5:00 pm
- Tuesday 10:00 am–5:00 pm
- Wednesday 10:00 am–5:00 pm
- Thursday 10:00 am–5:00 pm
- Friday 10:00 am–5:00 pm
- Saturday 10:00 am–4:00 pm
- Sunday Closed
Are pets allowed?
Call us today to find out our pet policy and if we allow pets
Are there any rent specials?
The current rent special at Blue Valley Flats is: Move In Now — Pay $0 Rent Until January! Apply and move in by December 22, 2025 to claim this limited-time offer. Homes are going fast — secure yours today before this incentive ends. Select homes only; terms apply..
Lifestyle Ratings
Learn more about Lifestyle SearchRenters Reviews and Ratings
1 2
Showing 1-12 of 14 Reviews
Nothing "Luxury" about this place
February 1, 2025Unless your idea of "luxury" is consistently having new utilities issues pop up every few weeks, this complex offers no "luxury". Water heater never works, so expect cold showers. They turned off the gas several times during the winter. Hell, every few weeks, you can expect them to turn off the plumbing for a few hours. It's an undersized parking lot, with no parking passes. There is dog poop everywhere including inside buildings. Just, seriously, you can find WAAAY better apartments in this ...price range or cheaper.Property Manager Responded
March 12, 2025We truly regret to hear about the issues you've faced at Blue Valley Flats. A comfortable living experience is our priority, and we apologize if the utilities issues and parking situation didn't meet your expectations. The cleanliness of the community is important, and we're sorry to hear of your experiences with pet waste. We appreciate your feedback as it helps us identify areas where we can improve. If you'd like to discuss these matters further, please don't hesitate to contact us at 513-285-7970 or BlueValleyFlats@heritagehill.com.
Read MoreReview from Apartments.com
Save your money
March 7, 2024Moved in last year, they have pest control people every two months or so come into your place, then the apartment manager follows them in to inspect your apartment. If it’s not up to his standards he threatens to evict you or make you pay a fine, he uses a BLACKLIGHT to check floors and walls. Unbelievable. You will have no privacy here, the parking lot is always full, the pool is rarely open, no security cameras or security in general, people steal my packages all the time. Huge potholes in the ...parking lot and driveway which never seem to be noticed by them. Got my car broken into twice while living here. Cops around frequently and ambulances all the time.Read MoreReview from Apartments.com
GO SOMEWHERE ELSE
April 11, 2023me and my mom rented from them for 14 months and it was the longest year and a half of our lives. we’ve lived in apartments for years and have NEVER experienced the hell we experienced at this apartment. first of all this used to be called whispering pines but they changed it due to getting so many poor reviews ?. let’s just get into it, first off they switch property managers every few months so it’s incredibly difficult to get in contact with anyone. secondly the rent is so high for nothing ...lol, the pool hasn’t been open since we moved there and when it did open it was shut down by the health department a few days later (they ended up removing the sign and replaced it with their own so no one knew it was the health department). the shared laundry facilities are absolutely disgusting, i complained about mold and they simply painted over it,they tend to just paint over everything:) there’s usually hair, trash and people leave their laundry in there for hours or days sometimes. also enjoy some critters that legit live INSIDE the washer machines you can see them when you go to pay for the washer and beneath the digital screen you can see the bugs :) moving on, there’s never any parking past like 8pm like none. the complex is so incredibly loud and don’t bother complaining about music or noise because they will do nothing it’s people “simply living”. the walls and floors are thin so you can hear it so clearly. they’ve been fighting a rat infestation for years and they’re still very much there, upon us moving out theres still a dead rat in the wall that they never came to collect it was there since christmas of 23 we had a clog in our bathroom shower and they drilled a massive hole in the wall and sloppily patched it and never came to fix it. there’s no secure entrances so anyone from the general public could simply walk in and have, people have had their packages stolen that way. some one was mid moving out and had her tv stolen right in the parking lot. also the heat in your apartment isn’t controlled by you it’s controlled by the apartment and it’s dry heat and can get so uncomfortable. overall this place is SHADY, poor management, poor maintenance response, no bang for your buck, absolutely not worth your money please go somewhere else. i could say sooo much more and i wish they would come on here and say i’m lying i have emails, videos, pictures and recorded phone conversations:)Read MoreReview from Apartments.com
Pictures are deceiving and its not worth the price
January 27, 2023dead mice, people smoke in their apartment with no consequences, workers leave trash all over, no locks on entry doors, hardly ever have warm water in the winter. I could go on and on about this place. needless to say, I will not be resigning my lease.Review from Apartments.com
Not worth your money
May 20, 2022There is always trash outside everywhere, blowing into peoples patio areas, there is a couple huge potholes in the old parking lot which you have to pay to park and if you dont have the tag in your window your car will be towed. The floors have big humps in them. The closet doors are trash and always falling off the rail. The front door is crooked and you can see into the hallway. The bedroom doors all stick and are really loud when you open them. There is a really bad mice problem here. The ...balcony railings are not secure nor is the wood stained. The paint around the bathtub is peeling off. The screen sliding door won't stay on the track. The exhaust fans do not work. These apartments are way to expensive for the place to look the way it does on the inside and out.Read MoreReview from Apartments.com
You will wish you didn't.
April 19, 2022Overpriced dingy property, bad management, and nickle and diming residents at every corner. They got every angle to screw you covered. Think of this complaint like a payday loan place, avoid at any cost. The positive reviews are fake, much like the lie that they have limited vacancy. Tons of vacancy in this dump.Review from Apartments.com
I mean....
May 20, 2021I moved in a year ago about a week AFTER the new owners took over. One, I didn’t know it was bought out, two the new owners didn’t know I was moving in....so after I drove 12 hours with a moving truck expected to move in on a Friday, I was told I had to wait until the following Tuesday because the apartment was not ready. Granted she did waive the rest of the security deposit I owed (so I could stay in a hotel) and prorated my rent, so I guess that was okay. Fast forward a year later, and the ...complex is mid renovation- now that’s cool and all but my lease is ineligible for renewal due to the fact that they need possession of my unit to continue the renovation. Okay. Cool. Here’s the kicker, i can either move, or pay the application fees, admin fees and whatever other fees I paid upon move in last year, have my credit run again, provide a rental history and everything else as if I am a new tenant-which to me is the dumbest logic I have ever Heard. Instead of just giving me keys to a new unit, and letting me move, I have to APPLY. Never missed a months rent, paid everything on time- for an apartment that takes months to fix things due to “covid restrictions” but also needs access whenever they want to measure windows and cabinets and what have you. There’s constantly building wide maintenance issues, such as no hot water or no water at all. Good thing it’s not cold out or the heat would probably be off too. Every week there’s a notice in my door about something being shut off or repaired or irreparable over the weekend and it’ll be taken care of Monday. Apparently everyone but me in the building had heard of valet trash and has special trash cans to which I’ve never received one. Property manager is very nice which is why I even gave 2 stars but this place lacks communication - the remodeled units look very nice but what’s a nice unit if it’s gonna take months for something to be fixed once it breaks? Not to add if I stay (after I apply again) my rent is going to go up about $400 which is cool and all but for the same service? Yeah.....idkRead MoreReview from Apartments.com
Love this place
April 23, 2021Wife and i moved in here about a year ago when it was still under old management but these new owners have been so incredibly kind to us and have been making great changes here. I cant wait to spend the next year or sohere as well.Review from Apartments.com
Nice Management
April 23, 2021i moved in here with my husband about a year ago and the new management that took over since moving here is so amazing. there willing to work with us where the old management screwed us over.Review from Apartments.com
Worst experience
October 1, 2020I applied for an apartment, got approved, paid my deposit, I got 3 different move in dates, then out of nowhere the place is sold and the rent went up $500. The léase I signed they did not uphold and I lost so many days at work because of these false move in dates!Review from Apartments.com
Nice people, nice place
October 19, 2018The management worked with me to find an available apartment ahead of time when my old lease ended. They were very nice about it. The apartment is awesome, new tiles, carpet, and appliances. It is bigger, and the layout is better, for less money than my old apartment. Kroger is 100 yards away, as are several restaurants. I'm so happy to be here!Review from Apartments.com
Don’t ever move here
July 23, 2018This place is a dump! Management is horrible and it’s not worth the cost of Rent. Please save your time and NEVER MOVE HERE !!!!!!!Review from Apartments.com
Nearby Schools
Withrow University High School
Cincinnati Public Schools
2488 Madison Road
Public School - Grades 5-12 (1344 Students)
In Attendance Zone10 minute drive / 4.8 miles away
Clark Montessori High School
Cincinnati Public Schools
3030 Erie Avenue
Public School - Grades 7-12 (711 Students)
In Attendance Zone8 minute drive / 3.9 miles away
Mt. Washington Elementary School
Cincinnati Public Schools
1730 Mears Avenue
Public School - Grades PK-6 (311 Students)
In Attendance Zone2 minute drive / 0.7 miles away
School data provided by GreatSchools.
details
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on scale of 1 (below average) and to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider needs as part of the school selection process.
About GreatSchools Data on ApartmentHomeLiving.com.
About GreatSchools Data on ApartmentHomeLiving.com.
Points of Interest
Time and distance from Blue Valley Flats.
Arts Museums and Landmarks
Big Box and Retail
Goodwill
2234 Beechmont Ave
1 minute drive / 0.51 miles away
Walgreen's
2203 Beechmont Ave
1 minute drive / 0.51 miles away
Walgreens
1982 Eight Mile Rd
6 minute drive / 3.15 miles away
Colleges and Universities
Groceries
Kroger
130 Pavilion Pky
11 minute drive / 5.28 miles away
Aldi
1386 Ohio Pike
18 minute drive / 8.71 miles away
Hospitals
Parks and Recreation
Blue Valley Flats has 5 parks within 7.8 miles, including California Woods Nature Park, Friendship Park, Hauck Botanical Garden, William Howard Taft Historical Site, and Cincinnati Zoo.
Restaurants and Dining
Shopping Centers
Blue Valley Flats has 5 shopping centers within 1.6 miles.
Nearby Neighborhoods
Rental Price Ranges in the Area
| Bedroom | Average Rent | Cheapest Rent | Highest Rent |
|---|---|---|---|
| Cincinnati Studio Apartments | $1,242 | $600 | $3,673 |
| Cincinnati 1 Bedroom Apartments | $1,381 | $250 | $3,784 |
| Cincinnati 2 Bedroom Apartments | $1,715 | $750 | $4,769 |
| Cincinnati 3 Bedroom Apartments | $2,116 | $880 | $9,294 |
| Cincinnati 4 Bedroom Apartments | $2,017 | $799 | $6,179 |
| Cincinnati 5 Bedroom Apartments | $3,144 | $795 | $10,000+ |
| Cincinnati 6 Bedroom Apartments | $4,060 | $3,200 | $4,595 |
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Viewing: Blue Valley Flats | Desktop Version | Listing Updated: 12/18/2025 | AHLPLA