1313 Landis Ln · Finneytown, OH 45231

$124,900

4 bd · 1.0 ba · 1,188 sqft · SingleFamily public records · 39 Days on market

Built 1955 6,403 sqft lot Est $198k · 37% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.2/5.0
• Livability +4.1/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newly renovated, new carpet,fresh paint, partial new roof, most windows are new, well maintained home. Great investment property. Agent is owner. 1 window is crack approx $60 to repair. AS IS

Key facts

• Quiet street
• Level backyard
• Full basement

Tags

• EAT-IN KITCHEN
• HARDWOOD FLOORS
• FULL BASEMENT
• LEVEL BACKYARD
• QUIET STREET

Property features AI

Finance

• Other: Zoned residential
• HOA & community: No homeowners association

Exterior

• Utilities: Public water; Public sewer; Natural gas service; Gas water heater
• Home design: Traditional single-family home; One story (single level); Slab foundation
• Construction: Brick and wood siding exterior; Shingle roof; Built on a slab foundation
• Exterior features: Patio; Vinyl windows

Interior

• Kitchen: Counter bar; Vinyl flooring; Wood cabinets
• Bedrooms: Four bedrooms — all on the main level (three are 10 x 10; one is 10 x 8); Primary bedroom is 10 x 10
• Flooring: Vinyl flooring in the kitchen; Carpet in the living room
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Gas heating; Wall cooling unit
• Interior features: Total of 7 rooms; Wall-to-wall carpet in living room

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $667 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.7% vs local median 5.3% in Finneytown — 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 82/100 on livability (#70 in OH, #1,092 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities C-.
• Mt Healthy City (suburban): math 12% / reading 24% proficiency, ranked #636 of 656 in OH (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 75% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+6.9%/yr); 79 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• This rent runs 32% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.9% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $121,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.55% ✓
• Cap rate: 12.71%
• Cash-on-cash: 22.90%
• DSCR: 2.02
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $198,396
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1309 Aldrich Ave	0.11mi	3/1.5 (-1)	1,169 (-2%)	1mo	$195,000	$167	84
8793 Balboa Dr	0.25mi	3/1.0 (-1)	1,215 (+2%)	0mo	$134,000	$110	79
8609 Balboa Dr	0.15mi	3/1.0 (-1)	1,080 (-9%)	3mo	$184,000	$170	70
8791 Grenada Dr	0.17mi	3/1.5 (-1)	1,080 (-9%)	0mo	$125,000	$116	69
1175 Madeleine Cir	0.46mi	4/1.5	1,258 (+6%)	0mo	$235,000	$187	66
7352 Clovernook Ave	0.26mi	3/1.0 (-1)	1,070 (-10%)	2mo	$165,000	$154	65
1144 Hempstead Dr	0.39mi	3/1.0 (-1)	1,110 (-7%)	2mo	$200,000	$180	64
1458 Van Fleet Ave	0.44mi	4/1.0	1,295 (+9%)	1mo	$192,000	$148	63
8997 Monsanto Dr	0.55mi	3/2.0 (-1)	1,116 (-6%)	1mo	$226,000	$203	54
7929 Cherrywood Ct	0.64mi	3/2.0 (-1)	1,244 (+5%)	1mo	$191,000	$154	52
1280 Brushwood Ave	0.70mi	3/1.0 (-1)	1,277 (+8%)	2mo	$210,000	$164	48
1058 Pinehollow Ln	0.50mi	3/2.5 (-1)	1,354 (+14%)	1mo	$287,000	$212	41

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 · 6.92% rent growth · sell at horizon

5-year hold

• IRR: 20.2%
• Equity multiple: 1.86×
• Total profit: $30,218
• Equity at exit: $18,623

10-year hold

• IRR: 31.0%
• Equity multiple: 4.33×
• Total profit: $116,402
• Equity at exit: $10,799

Cash invested: $34,972 (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 45231

• Rents YoY: 6.9%
• Active inventory: 79
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,932 high
• Mortgage (P&I): −$655
• Tax from tax record: −$152 /mo · $1,825/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $667

Break-even live

Break-even rent $1,088

Max offer price $124,900

Occupancy floor 60%

Sensitivity live

Price	-10% $738	-5% $703	+0% $667	+5% $632	+10% $597
Rent	-10% $515	-5% $591	+0% $667	+5% $744	+10% $820
Rate	-1.0pp $730	-0.5pp $699	base $667	+0.5pp $635	+1.0pp $602

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9029 Daly Rd Unit 8963 Cincinnati, OH	3.0	2.5	1315	$1,771	$1.35	22d	1	0.49mi
1522 Kinney Ave Cincinnati, OH	3.0	1.0	1282	$1,095	$0.85	25d	1	0.68mi
1522 Kinney Ave Cincinnati, OH	3.0	1.0	1282	$1,695	$1.32	18d	1	0.68mi
1015 Thunderbird Ave Cincinnati, OH	3.0	1.5	1494	$2,146	$1.44	45d	1	0.73mi
1740 Bising Ave North College Hill, OH	3.0	2.0	1235	$1,697	$1.37	3d	6	0.91mi
7032 La Boiteaux Ave Cincinnati, OH	4.0	1.0	1200	$1,800	$1.50	25d	1	1.11mi
8240 Galbraith Point Ln Cincinnati, OH	2.0–3.0	1.5–2.5	1241	$2,249	$1.81	3d	7	1.25mi
6834 Betts Ave Cincinnati, OH	4.0	1.5	1426	$1,695	$1.19	25d	1	1.27mi
777 W Galbraith Rd Cincinnati, OH	3.0	1.0	961	$1,700	$1.77	17d	1	1.41mi

Listing history 30 events

1. 2026-06-21
   days on market $124,900 Active 39 DOM
2. 2026-06-18
   days on market $124,900 Active 36 DOM
3. 2026-06-17
   days on market $124,900 Active 35 DOM
4. 2026-06-16
   days on market $124,900 Active 34 DOM
5. 2026-06-15
   days on market $124,900 Active 33 DOM
6. 2026-06-13
   days on market $124,900 Active 31 DOM
7. 2026-06-13
   pricedays on market $124,900 Active 30 DOM
8. 2026-06-09
   days on market $134,900 Active 27 DOM
9. 2026-06-08
   days on market $134,900 Active 26 DOM
10. 2026-06-07
    days on market $134,900 Active 25 DOM
11. 2026-06-05
    days on market $134,900 Active 22 DOM
12. 2026-06-03
    days on market $134,900 Active 21 DOM
13. 2026-06-02
    days on market $134,900 Active 20 DOM
14. 2026-06-01
    days on market $134,900 Active 19 DOM
15. 2026-05-31
    days on market $134,900 Active 18 DOM
16. 2026-05-13
    listed $134,900 Active
17. 2024-12-06
    soldstatus $10,723,000
18. 2018-07-31
    soldstatus $60,000
19. 2012-09-18
    soldstatus $26,000 191-char remark

    Show marketing remark (191 chars)

    Newly renovated, new carpet,fresh paint, partial new roof, most windows are new, well maintained home. Great investment property. Agent is owner. 1 window is crack approx $60 to repair. AS IS

20. 2012-09-04
    listed $29,500 191-char remark

    Show marketing remark (191 chars)

    Newly renovated, new carpet,fresh paint, partial new roof, most windows are new, well maintained home. Great investment property. Agent is owner. 1 window is crack approx $60 to repair. AS IS

21. 2012-08-02
    historical
22. 2012-06-10
    listed $35,900
23. 2011-12-01
    historical
24. 2011-03-04
    listed $38,500
25. 2008-06-26
    soldstatus $44,000
26. 2008-06-03
    soldstatus $44,000
27. 2007-10-11
    listed $49,900
28. 2005-10-22
    historical
29. 2005-09-07
    listed $90,000
30. 1999-08-16
    soldstatus $50,000

ⓘ 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: $1,825 · $152/mo
• Projected year-2 tax: $1,887 · $157/mo
• Expected delta: +$62/yr (+$5/mo · 3.4%)

ⓘ 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 ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,188
• − Mortgage interest: −$6,996
• − Property taxes: −$1,825
• − Insurance: −$624
• − Repairs & maintenance: −$1,855
• − Management: −$1,855
• − Depreciation: −$3,633
• Taxable income: $6,399
• Est. tax owed @ 24.0%: −$1,536
• After-tax cash flow: $6,473/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: Mt Healthy City
• NCES district ID: 3904441
• Math proficiency: 12% ▼ -21.00%
• Reading proficiency: 24% ▼ -9.00%
• Median HH income: $42,699
• Composite: 15.51/100
• National rank: #9303
• State rank: #636 of 656 in OH

Livability — Finneytown

• Score: 82/100
• State rank: #70
• US rank: #1092

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Finneytown, OH
• County: Hamilton County · 701,295 people
• City population: 22,186
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 40,463
• Household income: $71,353
• Rent vs Own: 27.4% rent · 72.6% own
• Severe rent burden: 846.0

Population outlook (Hamilton County) Hauer SSP2

• Today (2025): 826,054 people
• By 2030: 830,947 · +0.6%
• By 2040: 832,319 · +0.8%
• By 2050: 822,428 · -0.4%
• By 2075: 788,688 · -4.5%
• By 2100: 710,674 · -14.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 47% Black 40% Two or more races 8% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 1% Slovak 1% Iranian 1%
• Foreign-born: 5% · Canada, India
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Hamilton

• 2024 margin: D (+14.9) · D 57.0% · R 42.1%
• 2008→2024 swing: +7.9pp toward D · 2008: 7.0pp · 2024: 14.9pp
• All cycles: 2024: D+14.9 2020: D+15.9 2016: D+9.5 2012: D+4.9 2008: D+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -181.25%
• Current HPI: 228.2912
• Rent YoY: ▲ 6.92%
• 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

+169.8% since first listed

15 events — show timeline

• 2026-05-13 Listed $134,900 Cincy MLS
• 2024-12-06 Sold (Public Records) $10,723,000 Public Records
• 2018-07-31 Sold (Public Records) $60,000 Public Records
• 2012-09-18 Sold (MLS) $26,000 Cincy MLS
• 2012-09-04 Listed $29,500 Cincy MLS
• 2012-08-02 Listing Removed — Cincy MLS
• 2012-06-10 Listed $35,900 Cincy MLS
• 2011-12-01 Listing Removed — Cincy MLS
• 2011-03-04 Listed $38,500 Cincy MLS
• 2008-06-26 Sold (Public Records) $44,000 Public Records
• 2008-06-03 Sold (MLS) $44,000 Cincy MLS
• 2007-10-11 Listed $49,900 Cincy MLS
• 2005-10-22 Listing Removed — Cincy MLS
• 2005-09-07 Listed $90,000 Cincy MLS
• 1999-08-16 Sold (Public Records) $50,000 Public Records

Property tax history

+8.3%/yr

Latest (2025): $1,825 · -1.9% YoY. Source: county tax records.