7846 Hackney Cir · Landen, OH 45039

$258,000

2 bd · 2.0 ba · 1,171 sqft · SingleFamily public records · 59 Days on market

Built 1990 1,742 sqft lot $220/sqft · 15% below area Est $303k · 15% under $300/mo HOA · 15% of rent

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Why this score? — see what drove the C- 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).

• ARV discount +14.2/15.0
• Appreciation +10.0/10.0
• Schools +6.7/10.0
• Cash flow +6.1/30.0
• Rent growth +4.4/5.0
• Livability +4.0/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +0.4/10.0

Listing remarks MLS

Coveted Condo in Carriagegate Community with 2 Bedrooms/Full Bathrooms~one on each level! Cozy loft area perfect for a study or reading area. Vaulted Ceilings, large closets and lots of natural light! Family room w/ wood burning Fireplace. Private Patio backs to greenspace. 1 Car Garage with overhead loft storage. Furnace, AC, Hot Water Heater all newer! No rear Neighbor to stare at from your private patio with wooded view. Multiple extra spaces for guest parking too! Neighborhood includes access to a 65 acre fishing lake, miles of hiker/biker trails that meander thru-out the subdivisions and a club house, pool and so much more for the Carriagegate community.

Key facts

• Hiker biker trails
• Private patio
• Club house

Tags

• COZY LOFT AREA
• PRIVATE PATIO
• WOODED VIEW
• ACCESS TO FISHING LAKE
• HIKER BIKER TRAILS
• CLUB HOUSE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $258k.

Deal economics

• At list price, monthly cash flow is $-482 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (33.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (23.6% below list).
• Recommended offer: $173k (33.0% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 80/100 on livability (#121 in OH, #1,779 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities D, 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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 $28k of equity ($2k loan paydown + $26k 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 ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($250k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 26y 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 $220k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $172,805 (33.0% 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. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
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: 0.76% ✗
• Cap rate: 4.05%
• Cash-on-cash: -8.01%
• DSCR: 0.64
• GRM: 10.9

CMA / ARV

• ARV (median comp): $303,286
• List price: $258,000
• Delta: -14.93%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 7.42% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 2.65×
• Total profit: $119,135
• Equity at exit: $232,427

10-year hold

• IRR: 19.4%
• Equity multiple: 6.50×
• Total profit: $397,523
• Equity at exit: $501,237

Cash invested: $72,240 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,970 high
• Mortgage (P&I): −$1,353
• Tax from tax record: −$278 /mo · $3,337/yr
• Insurance: −$108
• HOA: −$300
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $-482

Break-even live

Break-even rent $2,580

Max offer price $172,805

Occupancy floor —

Sensitivity live

Price	-10% $-336	-5% $-409	+0% $-482	+5% $-555	+10% $-628
Rent	-10% $-638	-5% $-560	+0% $-482	+5% $-404	+10% $-327
Rate	-1.0pp $-352	-0.5pp $-417	base $-482	+0.5pp $-549	+1.0pp $-617

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: $64,500
• Closing costs: $7,740
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8224 Rollinghitch Ct Maineville, OH	3.0	1.5	1261	$1,900	$1.51	17d	1	0.47mi
7401 Landen Falls Dr Maineville, OH	1.0–3.0	1.0–2.0	1125	$2,036	$1.81	2d	15	0.56mi
7411 Clubhouse Dr Maineville, OH	2.0	2.0	1000	$1,638	$1.64	2d	15	0.69mi
8390 Old Orchard Ln Maineville, OH	1.0–3.0	1.0–2.0	975	$1,822	$1.87	2d	20	0.74mi
8507 Island Pines Pl Apt 8 Maineville, OH	2.0	2.0	1100	$1,575	$1.43	24d	1	0.82mi
2930 Millbank Row Maineville, OH	2.0	3.0	1020	$2,000	$1.96	24d	1	1.13mi
2313 Rose Rd Loveland, OH	3.0	2.0	1496	$2,331	$1.56	44d	1	1.28mi

HOA detail

• Monthly dues: $300 · $3,600/yr
• Likely covers: waterpool

Listing history 28 events

1. 2026-05-31
   days on market $258,000 Active 59 DOM
2. 2026-04-02
   listed $258,000 Active 668-char remark

   Show marketing remark (707 chars)

   Coveted Condo in Carriagegate Community with 2 Bedrooms/Full Bathrooms~ one on each level! Cozy loft area perfect for a study or reading area. Vaulted Ceilings, large closets and lots of natural light! Living room w/ wood burning Fireplace. Private Patio backs to greenspace. 1 Car Garage with overhead loft storage. Furnace, AC, Hot Water Heater all newer! No rear Neighbor to stare at from your private patio with wooded view. Multiple extra spaces for guest parking too! Neighborhood includes access to a 65 acre fishing lake, miles of hiker/biker trails that meander thru-out the subdivisions and a club house, pool and so much more. Welcome to Landen and Everything it offers! You won't be disappointed

3. 2026-04-02
   listed $258,000 Active 707-char remark

   Show marketing remark (707 chars)

   Coveted Condo in Carriagegate Community with 2 Bedrooms/Full Bathrooms~ one on each level! Cozy loft area perfect for a study or reading area. Vaulted Ceilings, large closets and lots of natural light! Living room w/ wood burning Fireplace. Private Patio backs to greenspace. 1 Car Garage with overhead loft storage. Furnace, AC, Hot Water Heater all newer! No rear Neighbor to stare at from your private patio with wooded view. Multiple extra spaces for guest parking too! Neighborhood includes access to a 65 acre fishing lake, miles of hiker/biker trails that meander thru-out the subdivisions and a club house, pool and so much more. Welcome to Landen and Everything it offers! You won't be disappointed

4. 2026-03-31
   historical
5. 2026-03-31
   historical
6. 2026-03-15
   price $258,000
7. 2026-03-15
   price $258,000
8. 2026-01-16
   listed $259,000 Active
9. 2026-01-15
   listed $259,000 Active
10. 2025-12-11
    soldstatus $220,000
11. 2025-12-04
    soldstatus $220,000 Sold
12. 2025-11-19
    historical Contingency Pending
13. 2025-11-18
    price $219,900
14. 2025-11-14
    price $250,000
15. 2025-11-14
    price $219,900
16. 2025-11-04
    price $250,000
17. 2025-10-23
    listed $265,000 Active
18. 2021-04-27
    soldstatus $171,000
19. 2021-04-20
    soldstatus $171,000 Sold
20. 2021-03-15
    historical Contingency Pending
21. 2021-03-10
    listed $149,900 Active
22. 2006-12-20
    soldstatus $117,500
23. 2006-12-01
    soldstatus $117,500
24. 2006-09-18
    listed $119,900
25. 2000-06-08
    soldstatus $99,900
26. 2000-06-05
    soldstatus $99,900
27. 2000-03-31
    listed $99,900
28. 1993-10-14
    soldstatus $81,000

ⓘ 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: $3,337 · $278/mo
• Projected year-2 tax: $3,681 · $307/mo
• Expected delta: +$344/yr (+$29/mo · 10.3%)

ⓘ 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 ≥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: $23,640
• − Mortgage interest: −$14,452
• − Property taxes: −$3,337
• − Insurance: −$1,290
• − Repairs & maintenance: −$1,891
• − Management: −$1,891
• − HOA: −$3,600
• − Depreciation: −$7,505
• Taxable loss: −$10,327
• Est. tax savings @ 24.0%: +$2,478
• After-tax cash flow: $-3,309/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 — Landen

• Score: 80/100
• State rank: #121
• US rank: #1779

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Landen, OH
• 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

+218.5% since first listed

27 events — show timeline

• 2026-04-02 Listed $258,000 Cincy MLS
• 2026-04-02 Listed $258,000 Dayton MLS
• 2026-03-31 Listing Removed — Dayton MLS
• 2026-03-31 Listing Removed — Cincy MLS
• 2026-03-15 Price Changed $258,000 Cincy MLS
• 2026-03-15 Price Changed $258,000 Dayton MLS
• 2026-01-16 Listed $259,000 Dayton MLS
• 2026-01-15 Listed $259,000 Cincy MLS
• 2025-12-11 Sold (Public Records) $220,000 Public Records
• 2025-12-04 Sold (MLS) $220,000 Cincy MLS
• 2025-11-19 Contingent — Cincy MLS
• 2025-11-18 Price Changed $219,900 Cincy MLS
• 2025-11-14 Price Changed $250,000 Cincy MLS
• 2025-11-14 Price Changed $219,900 Cincy MLS
• 2025-11-04 Price Changed $250,000 Cincy MLS
• 2025-10-23 Listed $265,000 Cincy MLS
• 2021-04-27 Sold (Public Records) $171,000 Public Records
• 2021-04-20 Sold (MLS) $171,000 Cincy MLS
• 2021-03-15 Contingent — Cincy MLS
• 2021-03-10 Listed $149,900 Cincy MLS
• 2006-12-20 Sold (Public Records) $117,500 Public Records
• 2006-12-01 Sold (MLS) $117,500 Cincy MLS
• 2006-09-18 Listed $119,900 Cincy MLS
• 2000-06-08 Sold (Public Records) $99,900 Public Records
• 2000-06-05 Sold (MLS) $99,900 Cincy MLS
• 2000-03-31 Listed $99,900 Cincy MLS
• 1993-10-14 Sold (Public Records) $81,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $3,337 · -1.9% YoY. Source: county tax records.