3244 Grand Falls Blvd · Landen, OH 45039

$220,000

2 bd · 2.0 ba · 1,248 sqft · Condo public records · 73 Days on market

Built 2006 $176/sqft · 10% below area Est $243k · 10% under $390/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 +11.8/15.0
• Appreciation +10.0/10.0
• Cash flow +6.8/30.0
• Schools +6.7/10.0
• Rent growth +4.4/5.0
• Livability +4.0/5.0
• 1% rule +3.9/10.0
• Condition / age +2.5/5.0
• DSCR +1.0/10.0

Listing remarks MLS

Resort-style living in a prime location! This amazing condo with a split floor plan features 2 spacious bedrooms, 2 full baths, and a vaulted living area for an open, airy feel. Enjoy a gourmet kitchen with 36 Cherry cabinets, stainless appliances and beautiful granite counters, along with in-unit laundry, private storage, and a covered balcony perfect for watching the Fireworks! Recent updates and features include new vinyl flooring, fresh paint, dishwasher, water softener, and a cozy gas fireplace. This community offers resort level amenities including a pool, fitness center, clubhouse, tennis courts, and more! Easy access to highways, dining, and entertainment!

Key facts

• Fitness center
• Covered balcony
• Gourmet kitchen

Tags

• GOURMET KITCHEN
• PRIVATE STORAGE
• COVERED BALCONY
• RESORT LEVEL AMENITIES
• FITNESS CENTER
• TENNIS COURTS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $220k.

Deal economics

• At list price, monthly cash flow is $-343 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $159k (27.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (11.1% below list).
• Recommended offer: $159k (27.5% below list) — sets the bar for cash-flow.
• Cap rate 4.4% vs local median 3.6% in Landen — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Zoned schools: Kings Mills Elementary School (math 81% / reading 73%, grade A, #221 of 1,584 statewide, top 16%, 532 students, 9% FRL); Kings Junior High School (math 73% / reading 77%, grade A, #83 of 654 statewide, top 13%, 714 students, 15% FRL); Kings High School (math 67% / reading 81%, grade B+, #83 of 781 statewide, top 11%, 1,435 students, 14% FRL) — zoned schools at 13% FRL track the district average.
• Market conditions: Rents rising fast (+7.4%/yr); 130 active listings in the ZIP; 6 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 $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

• It's been on market 73 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y 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 $168k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $159,431 (27.5% 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 73 days. Have you received any prior offers? Is the seller open to a 28% 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. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 4.42%
• Cash-on-cash: -6.68%
• DSCR: 0.70
• GRM: 9.4

CMA / ARV

• ARV (median comp): $243,351
• List price: $220,000
• Delta: -9.60%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 21.2%
• Equity multiple: 2.74×
• Total profit: $107,324
• Equity at exit: $198,193

10-year hold

• IRR: 20.5%
• Equity multiple: 6.78×
• Total profit: $355,746
• 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: 130
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,957 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$253 /mo · $3,038/yr
• Insurance: −$92
• HOA: −$390
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $-343

Break-even live

Break-even rent $2,391

Max offer price $159,431

Occupancy floor —

Sensitivity live

Price	-10% $-218	-5% $-281	+0% $-343	+5% $-405	+10% $-467
Rent	-10% $-497	-5% $-420	+0% $-343	+5% $-266	+10% $-188
Rate	-1.0pp $-232	-0.5pp $-287	base $-343	+0.5pp $-400	+1.0pp $-458

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 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7401 Landen Falls Dr Maineville, OH	1.0–3.0	1.0–2.0	1125	$2,036	$1.81	3d	15	0.15mi
7411 Clubhouse Dr Maineville, OH	2.0	2.0	1000	$1,638	$1.64	3d	15	0.18mi
8224 Rollinghitch Ct Maineville, OH	3.0	1.5	1261	$1,900	$1.51	18d	1	0.95mi
8390 Old Orchard Ln Maineville, OH	1.0–3.0	1.0–2.0	975	$1,822	$1.87	3d	20	1.03mi
8507 Island Pines Pl Apt 8 Maineville, OH	2.0	2.0	1100	$1,575	$1.43	25d	1	1.16mi
2930 Millbank Row Maineville, OH	2.0	3.0	1020	$2,000	$1.96	25d	1	1.36mi

HOA detail condo

• Monthly dues: $390 · $4,680/yr
• Likely covers: watergaspoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-21
   days on market $220,000 Active 73 DOM
2. 2026-06-18
   days on market $220,000 Active 70 DOM
3. 2026-06-17
   days on market $220,000 Active 69 DOM
4. 2026-06-16
   days on market $220,000 Active 68 DOM
5. 2026-06-15
   days on market $220,000 Active 67 DOM
6. 2026-06-13
   days on market $220,000 Active 65 DOM
7. 2026-06-13
   days on market $220,000 Active 64 DOM
8. 2026-06-09
   days on market $220,000 Active 61 DOM
9. 2026-06-08
   days on market $220,000 Active 60 DOM
10. 2026-06-07
    days on market $220,000 Active 59 DOM
11. 2026-06-03
    days on market $220,000 Active 55 DOM
12. 2026-06-02
    days on market $220,000 Active 54 DOM
13. 2026-06-01
    days on market $220,000 Active 53 DOM
14. 2026-05-31
    days on market $220,000 Active 52 DOM
15. 2026-04-09
    listed $227,000 Active 672-char remark

    Show marketing remark (672 chars)

    Resort-style living in a prime location! This amazing condo with a split floor plan features 2 spacious bedrooms, 2 full baths, and a vaulted living area for an open, airy feel. Enjoy a gourmet kitchen with 36 Cherry cabinets, stainless appliances and beautiful granite counters, along with in-unit laundry, private storage, and a covered balcony perfect for watching the Fireworks! Recent updates and features include new vinyl flooring, fresh paint, dishwasher, water softener, and a cozy gas fireplace. This community offers resort level amenities including a pool, fitness center, clubhouse, tennis courts, and more! Easy access to highways, dining, and entertainment!

16. 2026-04-08
    historical 613-char remark

    Show marketing remark (613 chars)

    Welcome home! This beautiful condo provides exceptional location and amenities! 2 large bedrooms with 2 full baths, split floorplan with vaulted living area, gourmet kitchen, in-unit laundry, and private storage! Updates/features include a gas fireplace, new vinyl flooring throughout, paint, dishwasher, water softener, covered balcony, and more! Located next door to Kings Island, this home provides quick access to all the area attractions along with easy highway access. Don't forget to enjoy the amazing features this community provides including a workout facility, clubhouse, pool, tennis courts, and more!

17. 2026-03-28
    price $227,000 613-char remark

    Show marketing remark (613 chars)

    Welcome home! This beautiful condo provides exceptional location and amenities! 2 large bedrooms with 2 full baths, split floorplan with vaulted living area, gourmet kitchen, in-unit laundry, and private storage! Updates/features include a gas fireplace, new vinyl flooring throughout, paint, dishwasher, water softener, covered balcony, and more! Located next door to Kings Island, this home provides quick access to all the area attractions along with easy highway access. Don't forget to enjoy the amazing features this community provides including a workout facility, clubhouse, pool, tennis courts, and more!

18. 2026-02-27
    price $235,000 613-char remark

    Show marketing remark (613 chars)

    Welcome home! This beautiful condo provides exceptional location and amenities! 2 large bedrooms with 2 full baths, split floorplan with vaulted living area, gourmet kitchen, in-unit laundry, and private storage! Updates/features include a gas fireplace, new vinyl flooring throughout, paint, dishwasher, water softener, covered balcony, and more! Located next door to Kings Island, this home provides quick access to all the area attractions along with easy highway access. Don't forget to enjoy the amazing features this community provides including a workout facility, clubhouse, pool, tennis courts, and more!

19. 2025-10-14
    listed $245,000 Active 613-char remark

    Show marketing remark (613 chars)

    Welcome home! This beautiful condo provides exceptional location and amenities! 2 large bedrooms with 2 full baths, split floorplan with vaulted living area, gourmet kitchen, in-unit laundry, and private storage! Updates/features include a gas fireplace, new vinyl flooring throughout, paint, dishwasher, water softener, covered balcony, and more! Located next door to Kings Island, this home provides quick access to all the area attractions along with easy highway access. Don't forget to enjoy the amazing features this community provides including a workout facility, clubhouse, pool, tennis courts, and more!

20. 2021-02-18
    soldstatus $168,000
21. 2021-02-11
    soldstatus $168,000 Sold
22. 2021-02-03
    historical Contingency Pending
23. 2021-02-02
    status Active
24. 2020-12-12
    historical Contingency Pending
25. 2020-12-09
    listed $168,000 Active
26. 2013-06-20
    soldstatus $89,000
27. 2013-06-10
    soldstatus $89,000
28. 2013-01-08
    historical
29. 2013-01-08
    listed $95,000
30. 2012-02-06
    listed $105,000

ⓘ 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: $3,038 · $253/mo
• Projected year-2 tax: $3,235 · $270/mo
• Expected delta: +$197/yr (+$16/mo · 6.5%)

ⓘ 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: $23,478
• − Mortgage interest: −$12,323
• − Property taxes: −$3,038
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,878
• − Management: −$1,878
• − HOA: −$4,680
• − Depreciation: −$6,400
• Taxable loss: −$7,819
• Est. tax savings @ 24.0%: +$1,877
• After-tax cash flow: $-2,238/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

• 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

+116.2% since first listed

16 events — show timeline

• 2026-04-09 Listed $227,000 Cincy MLS
• 2026-04-08 Listing Removed — Cincy MLS
• 2026-03-28 Price Changed $227,000 Cincy MLS
• 2026-02-27 Price Changed $235,000 Cincy MLS
• 2025-10-14 Listed $245,000 Cincy MLS
• 2021-02-18 Sold (Public Records) $168,000 Public Records
• 2021-02-11 Sold (MLS) $168,000 Cincy MLS
• 2021-02-03 Contingent — Cincy MLS
• 2021-02-02 Relisted — Cincy MLS
• 2020-12-12 Contingent — Cincy MLS
• 2020-12-09 Listed $168,000 Cincy MLS
• 2013-06-20 Sold (Public Records) $89,000 Public Records
• 2013-06-10 Sold (MLS) $89,000 Cincy MLS
• 2013-01-08 Listed $95,000 Cincy MLS
• 2013-01-08 Listing Removed — Cincy MLS
• 2012-02-06 Listed $105,000 Cincy MLS

Property tax history

+3.0%/yr

Latest (2025): $3,038 · -1.9% YoY. Source: county tax records.