8919 Eagleview Dr #3 · Beckett Ridge, OH 45069

$214,000

2 bd · 2.0 ba · 1,025 sqft · Condo public records · 6 Days on market

Built 1989 $308/mo HOA · 13% 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).

• Cash flow +19.0/30.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Schools +6.3/10.0
• DSCR +6.0/10.0
• Livability +3.5/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Tranquil 2 bedroom 2 full bathroom condo in the conveniently located Villages of Beckett Ridge! Lots of amenities including pool, gym, tennis court, sauna, and basketball court. Unit features walk-out to private patio.

Key facts

• Custom shower
• Walk-in closet
• Renovated kitchen

Tags

• RENOVATED KITCHEN
• LEATHERED GRANITE COUNTERTOPS
• PRIVATE PATIO
• WALK-IN CLOSET
• CUSTOM SHOWER
• UPDATED LIGHTING

Property features AI

Finance

• Other: Residential zoning; Lot topography is sloped; Lot size listed as less than 0.5 acre
• HOA & community: HOA: Village at Beckett; Monthly association fee of $285 (also an annual fee listing of $280 noted); Association covers exterior maintenance, snow removal, trash, water, clubhouse, exercise facility, landscaping, pool, professional management, and association dues; Pets allowed; Laundry in unit

Exterior

• Parking: Private drive access
• Utilities: Public water; Public sewer; Electric water heating; Electric power
• Home design: Traditional style; One level unit with unit entry on level 1; Building has three levels; Slab foundation; One step to building door
• Construction: Brick construction; Shingle roof
• Exterior features: Corner lot; Covered deck/patio; Slider windows

Interior

• Kitchen: Pantry; Counter bar; Gourmet kitchen with marble/granite/slate surfaces; Vinyl flooring in kitchen
• Bedrooms: Two bedrooms total; Primary bedroom approximately 16 x 12 (on level 1); Second bedroom approximately 12 x 11 (on level 1)
• Flooring: Vinyl flooring in entry and kitchen
• Bathrooms: Two full bathrooms, both on level 1; Primary bathroom with shower
• Heating & cooling: Electric heating; Central air
• Interior features: Ceiling fan; Recessed lights; Smoke alarm; Common hallway entry; Intercom
• Laundry & utility: Laundry area (8 x 8) inside unit; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $214k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $214k).

Location & tenants

• Location reads 70/100 on livability (#479 in OH) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities D-, commute F, health & safety F.
• Lakota Local (suburban): math 68% / reading 72% proficiency, ranked #107 of 656 in OH (top 16%) — strong family-tenant draw, lease renewals of 3-5y typical; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+3.3%/yr); 120 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,163 units permitted in Butler County in 2024 (356 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 16y 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 $152k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $214,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.14% ✓
• Cap rate: 7.56%
• Cash-on-cash: 4.51%
• DSCR: 1.20
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.34% rent growth · sell at horizon

5-year hold

• IRR: -8.7%
• Equity multiple: 0.68×
• Total profit: $-19,327
• Equity at exit: $31,908

10-year hold

• IRR: 1.3%
• Equity multiple: 1.10×
• Total profit: $5,796
• Equity at exit: $18,503

Cash invested: $59,920 (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 45069

• Rents YoY: 3.3%
• Active inventory: 120
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,438 medium
• Mortgage (P&I): −$1,122
• Tax from tax record: −$181 /mo · $2,178/yr
• Insurance: −$89
• HOA: −$308
• Vacancy / Maint / Mgmt: −$512
• Net cashflow: $225

Break-even live

Break-even rent $2,153

Max offer price $214,000

Occupancy floor 86%

Sensitivity live

Price	-10% $346	-5% $286	+0% $225	+5% $165	+10% $104
Rent	-10% $33	-5% $129	+0% $225	+5% $321	+10% $418
Rate	-1.0pp $333	-0.5pp $280	base $225	+0.5pp $170	+1.0pp $113

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: $53,500
• Closing costs: $6,420
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6320 Royal Dr West Chester, OH	2.0	1.0–2.0	921	$2,914	$3.16	4d	48	0.52mi
9365 Clocktower Sq West Chester Township, OH	1.0–2.0	1.0–2.5	1172	$2,775	$2.37	2d	47	0.59mi
9050 W Chester Blvd West Chester, OH	3.0	1.0–2.0	977	$2,192	$2.24	4d	24	0.93mi

HOA detail condo

• Monthly dues: $308 · $3,696/yr
• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-06-18
   days on market $214,000 Active 6 DOM
2. 2026-06-17
   days on market $214,000 Active 5 DOM
3. 2026-06-16
   days on market $214,000 Active 4 DOM
4. 2026-06-15
   days on market $214,000 Active 3 DOM
5. 2026-06-13
   remarks 695-char remark
6. 2026-06-13
   listed $214,000 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: $2,178 · $181/mo
• Projected year-2 tax: $2,758 · $230/mo
• Expected delta: +$580/yr (+$48/mo · 26.6%)

ⓘ 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 5/10 Major 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,256
• − Mortgage interest: −$11,987
• − Property taxes: −$2,178
• − Insurance: −$1,070
• − Repairs & maintenance: −$2,340
• − Management: −$2,340
• − HOA: −$3,696
• − Depreciation: −$6,225
• Taxable loss: −$581
• Est. tax savings @ 24.0%: +$140
• After-tax cash flow: $2,841/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: Lakota Local
• NCES district ID: 3904611
• Math proficiency: 68% ▼ -10.00%
• Reading proficiency: 72% ▼ -5.00%
• Median HH income: $90,743
• Composite: 63.25/100
• National rank: #631
• State rank: #107 of 656 in OH

Livability — Beckett Ridge

• Score: 70/100
• State rank: #479
• US rank: #7982

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beckett Ridge, OH
• County: Butler County · 381,674 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 56,037
• Household income: $114,631
• Rent vs Own: 23.2% rent · 76.8% own
• Severe rent burden: 1120.0

Population outlook (Butler County) Hauer SSP2

• Today (2025): 387,706 people
• By 2030: 392,028 · +1.1%
• By 2040: 395,307 · +2.0%
• By 2050: 391,116 · +0.9%
• By 2075: 378,642 · -2.3%
• By 2100: 343,248 · -11.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Asian 9% Black 9% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 12% · Canada, China, India
• Languages at home: 87% English-only · Other Indo-European 3% Spanish 2% Chinese 2%

Political lean MEDSL · Butler

• 2024 margin: Strong R (+26.3) · D 36.4% · R 62.7%
• 2008→2024 swing: -3.6pp toward R · 2008: -22.6pp · 2024: -26.3pp
• All cycles: 2024: R+26.3 2020: R+24.0 2016: R+28.3 2012: R+26.2 2008: R+22.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -192.32%
• Current HPI: 249.8429
• Rent YoY: ▲ 3.34%
• 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

+315.4% since first listed

21 events — show timeline

• 2026-06-12 Listed $214,000 Cincy MLS
• 2022-07-12 Sold (Public Records) $151,500 Public Records
• 2022-07-01 Sold (MLS) $151,500 Cincy MLS
• 2022-06-05 Contingent — Cincy MLS
• 2022-06-01 Listed $150,000 Cincy MLS
• 2017-07-26 Sold (Public Records) $93,500 Public Records
• 2017-07-21 Sold (MLS) $93,500 Cincy MLS
• 2017-06-15 Contingent — Cincy MLS
• 2017-06-09 Relisted — Cincy MLS
• 2017-05-19 Contingent — Cincy MLS
• 2017-05-18 Listed $92,500 Cincy MLS
• 2015-10-10 Listing Removed — Cincy MLS
• 2015-08-25 Listed $75,000 Cincy MLS
• 2012-12-11 Sold (MLS) $59,900 Cincy MLS
• 2012-09-18 Listed $59,900 Cincy MLS
• 2010-09-08 Listing Removed — Cincy MLS
• 2010-05-03 Listed $74,000 Cincy MLS
• 2010-05-03 Listing Removed — Cincy MLS
• 2010-01-10 Listed $79,000 Cincy MLS
• 1995-10-16 Sold (Public Records) $53,000 Public Records
• 1990-04-19 Sold (Public Records) $51,520 Public Records

Property tax history

+3.4%/yr

Latest (2025): $2,178 · +1.8% YoY. Source: county tax records.