8434 Island Pines Pl · Landen, OH 45039

$220,000

3 bd · 1.5 ba · 1,573 sqft · Townhouse public records · 6 Days on market

Built 1984 2,026 sqft lot Est $266k · 17% under $439/mo HOA · 20% 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 +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +8.0/30.0
• Schools +6.7/10.0
• 1% rule +4.9/10.0
• Rent growth +4.4/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0

Listing remarks MLS

Totally remodeled! New maple kit w/granite & SS appl. HWF & carpeting,baths,light fixtures,huge walkin closet in Mstr.Dbl vanity & whirlpool. New H20 htr. Approx 1700SF + fin LL w/WBFP. Att gar. Must see to appreciate. Walk to Landen Lakes

Key facts

• Finished basement
• Granite countertops
• $439 HOA

Tags

• GRANITE COUNTERTOPS
• FINISHED BASEMENT
• PRIVATE WOOD-FENCED PATIO

Property features AI

Finance

• Other: Residential zoning; Lot under 0.5 acre (approx. 0.0465 acres)
• HOA & community: Part of HOA (Eclipse); Monthly association fee approximately $378.21; Annual fees listed (examples: $305.32 annually, $425 annually); HOA covers trash, water, association dues, unit landscaping and professional management; HOA fees paid by owner

Exterior

• Parking: Attached front garage (1-car); Driveway
• Utilities: Public water; Public sewer; Electric service
• Home design: Townhouse (Transitional style); Two levels; Unit entry at level 1
• Construction: Brick and vinyl siding exterior; Shingle roof; Poured foundation; Built with standard residential construction
• Exterior features: Patio; Porch; Wood fencing; One wood-burning fireplace

Interior

• Kitchen: Pantry; Wood cabinets; Wood floor; Marble/Granite/Slate surfaces; Dishwasher; Microwave; Oven/Range; Refrigerator; Garbage disposal
• Bedrooms: Primary bedroom (level 2) approximately 11 x 14; Bedroom 2 (level 2) approximately 10 x 7; Bedroom 3 (level 2) approximately 10 x 10
• Flooring: Wood floors in kitchen, dining room, family room and foyer; Wall-to-wall carpet in finished basement
• Bathrooms: Two full bathrooms; One half bathroom (main level partial)
• Heating & cooling: Forced air heating; Heat pump; Central air conditioning; Electric water heater
• Interior features: Finished basement with wall-to-wall carpet; Walkout family room; Closet in foyer; Pantry; 220-volt outlet; Garage door opener; Laundry in unit
• Laundry & utility: Lower-level laundry room (approx. 8 x 5)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $220k.

Deal economics

• At list price, monthly cash flow is $-221 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $181k (17.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (0.9% below list).
• Recommended offer: $181k (17.7% below list) — sets the bar for cash-flow.
• Cap rate 5.1% vs local median 3.8% in Landen — 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 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); 126 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $24k of equity ($2k loan paydown + $22k 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 ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 29y 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 $82k; list at $220k implies a 170% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.

Recommended offer $181,047 (17.7% 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 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?
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: 0.99% ✗
• Cap rate: 5.09%
• Cash-on-cash: -4.30%
• DSCR: 0.81
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $265,837
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2891 Mossy Brink Ct	0.40mi	3/2.0	1,670 (+6%)	20mo	$216,556	$130	52
2617 South Harbor Dr	0.36mi	2/1.0 (-1)	1,359 (-14%)	4mo	$216,000	$159	51
8050 Halyard Ct	0.41mi	2/2.0 (-1)	1,359 (-14%)	2mo	$236,000	$174	49
2960 Mossy Brink Ct	0.43mi	2/1.5 (-1)	1,380 (-12%)	14mo	$201,500	$146	43
8412 Sailboat Ln	0.33mi	2/3.5 (-1)	1,696 (+8%)	23mo	$310,000	$183	39
2787 N Harbor Dr	0.45mi	2/2.0 (-1)	1,359 (-14%)	20mo	$190,000	$140	33
2636 Welling Way	0.69mi	3/3.0	1,747 (+11%)	20mo	$306,000	$175	27
2867 Phaeton Ln	0.61mi	2/2.5 (-1)	1,800 (+14%)	21mo	$305,000	$169	21

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: 23.0%
• Equity multiple: 2.89×
• Total profit: $116,195
• Equity at exit: $198,193

10-year hold

• IRR: 22.0%
• Equity multiple: 7.14×
• Total profit: $378,332
• Equity at exit: $427,412

Cash invested: $61,600 (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: 126
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,180 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$259 /mo · $3,104/yr
• Insurance: −$92
• HOA: −$439
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $-221

Break-even live

Break-even rent $2,460

Max offer price $181,047

Occupancy floor —

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8507 Island Pines Pl Apt 8 Maineville, OH	2.0	2.0	1100	$1,575	$1.43	24d	1	0.04mi
8390 Old Orchard Ln Maineville, OH	1.0–3.0	1.0–2.0	975	$2,245	$2.30	2d	20	0.11mi
8224 Rollinghitch Ct Maineville, OH	3.0	1.5	1261	$1,900	$1.51	16d	1	0.32mi
2313 Rose Rd Loveland, OH	3.0	2.0	1496	$2,331	$1.56	44d	1	0.64mi
8632 High Trail Ct Mason, OH	3.0	2.5	1860	$2,450	$1.32	3d	1	1.10mi
7401 Landen Falls Dr Maineville, OH	1.0–3.0	1.0–2.0	1125	$2,496	$2.22	2d	15	1.13mi
3337 Crescent Falls Way Maineville, OH	3.0	2.5	2198	$2,750	$1.25	17d	1	1.13mi
3569 Nantucket Cir Loveland, OH	1.0–3.0	1.0–2.5	1070	$2,635	$2.46	2d	21	1.15mi
3432 Hidden Falls Ct Maineville, OH	4.0	3.5	2240	$2,800	$1.25	19d	1	1.21mi
3580 Steeplechase Ln Loveland, OH	1.0–2.0	1.0–2.0	864	$1,780	$2.06	2d	12	1.45mi

HOA detail

• Monthly dues: $439 · $5,268/yr
• Likely covers: pool

Listing history 6 events

1. 2026-06-18
   days on market $220,000 Active 6 DOM
2. 2026-06-17
   days on market $220,000 Active 5 DOM
3. 2026-06-16
   days on market $220,000 Active 4 DOM
4. 2026-06-15
   days on market $220,000 Active 3 DOM
5. 2026-06-13
   remarks 493-char remark
6. 2026-06-13
   listed $220,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast OH · Partial reset (capped growth)

• Current annual tax: $3,104 · $259/mo
• Projected year-2 tax: $3,268 · $272/mo
• Expected delta: +$164/yr (+$14/mo · 5.3%)

ⓘ 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: $26,165
• − Mortgage interest: −$12,323
• − Property taxes: −$3,104
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,093
• − Management: −$2,093
• − HOA: −$5,268
• − Depreciation: −$6,400
• Taxable loss: −$6,217
• Est. tax savings @ 24.0%: +$1,492
• After-tax cash flow: $-1,154/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

+254.8% since first listed

18 events — show timeline

• 2026-06-13 Listed $220,000 Cincy MLS
• 2013-11-26 Sold (Public Records) $81,500 Public Records
• 2010-04-19 Sold (Public Records) $120,000 Public Records
• 2010-04-16 Sold (MLS) $120,000 Cincy MLS
• 2010-02-15 Listed $123,000 Cincy MLS
• 2009-12-22 Sold (Public Records) $65,000 Public Records
• 2009-12-18 Sold (MLS) $65,000 Cincy MLS
• 2009-09-09 Listed $100,000 Cincy MLS
• 2002-06-24 Listing Removed — Cincy MLS
• 2002-05-02 Sold (Public Records) $103,000 Public Records
• 2002-04-29 Sold (MLS) $103,000 Cincy MLS
• 2002-03-12 Listed $104,900 Cincy MLS
• 2001-10-10 Listed $104,900 Cincy MLS
• 1997-05-30 Sold (Public Records) $82,000 Public Records
• 1997-05-24 Sold (MLS) $82,000 Cincy MLS
• 1997-02-01 Listed $84,900 Cincy MLS
• 1993-10-20 Sold (Public Records) $70,000 Public Records
• 1985-05-30 Sold (Public Records) $62,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $3,104 · -1.9% YoY. Source: county tax records.