7790 Strawberry Hill Ln · Landen, OH 45039

$425,000

3 bd · 2.5 ba · 1,706 sqft · SingleFamily public records · 60 Days on market

Built 1985 0.40 ac lot $249/sqft · at area comps Est $421k · at est. $97/mo HOA · 4% of rent ↓ 11% since listing

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• ARV discount +7.1/15.0
• Schools +6.7/10.0
• Cash flow +5.8/30.0
• Rent growth +4.4/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.2/10.0

Listing remarks

Great ranch home on a cul-de-sac. Open-concept layout with hardwood floors throughout. Updated kitchen with granite countertops. Don't miss this!

Key facts

• Updated kitchen
• Cul-de-sac
• Granite countertops

Tags

• CUL-DE-SAC
• OPEN-CONCEPT LAYOUT
• HARDWOOD FLOORS
• UPDATED KITCHEN
• GRANITE COUNTERTOPS

Property features AI

Finance

• HOA & community: HOA: Towne Properties; Annual association fee; Association amenities include clubhouse, landscaping, and pool

Exterior

• Parking: Attached front-entry garage with 2 spaces
• Utilities: Public water; Public sewer; Electric water heating; 220 volt service
• Home design: Ranch single-family home; One level; Poured foundation; Residential zoning
• Construction: Brick and wood siding exterior; Shingle roof; Poured foundation; One-story (ranch)
• Exterior features: Deck; Double-hung vinyl windows; One fireplace (wood)

Interior

• Kitchen: Eat-in kitchen with pantry and counter bar; Planning desk; Wood floors and marble/granite/slate surfaces; Oven/range, microwave, dishwasher, refrigerator, garbage disposal
• Bedrooms: Three bedrooms total; Primary bedroom with walkout (14 x 21); Bedroom 2 (11 x 10); Bedroom 3 (11 x 9)
• Flooring: Wood floors in kitchen and living room; Tile in foyer
• Bathrooms: Two full bathrooms on main level; Primary bathroom with shower
• Heating & cooling: Forced air heating with heat pump; Central air conditioning; Electric water heater
• Interior features: Walkout from primary bedroom and living room; Fireplace (wood); Tile foyer; Partial, unfinished basement; Sump pump with backup; Water softener; 220 volt
• Laundry & utility: Main-level laundry room (9 x 6)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $425k.

Deal economics

• At list price, monthly cash flow is $-856 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $274k (35.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $261k (38.6% below list).
• Recommended offer: $261k (38.6% below list) — sets the bar for 1% rule.

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; 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 $45k of equity ($3k loan paydown + $42k 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 ~$73k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($412k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $261,156 (38.6% 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 60 days. Have you received any prior offers? Is the seller open to a 39% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.61% ✗
• Cap rate: 3.88%
• Cash-on-cash: -8.63%
• DSCR: 0.62
• GRM: 13.6

CMA / ARV

• ARV (median comp): $420,946
• List price: $425,000
• Delta: 0.96%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7838 Carraway Ct	0.10mi	3/2.5	1,560 (-9%)	2mo	$420,000	$269	79
3451 Cutter Ln	0.46mi	3/3.5	1,748 (+2%)	12mo	$490,000	$280	61
8409 Winding Trail Pl	0.70mi	3/2.5	1,634 (-4%)	1mo	$348,000	$213	60
8225 Winding Trail Pl	0.62mi	3/2.5	1,588 (-7%)	2mo	$350,000	$220	58
8326 Winding Trail Pl	0.62mi	3/2.5	1,620 (-5%)	7mo	$350,000	$216	57
3353 Cutter Ln	0.49mi	3/2.5	1,787 (+5%)	17mo	$350,000	$196	55
8187 Winding Trail Pl	0.65mi	3/2.0	1,620 (-5%)	6mo	$330,000	$204	54
8434 Winding Trail Pl	0.72mi	3/2.5	1,788 (+5%)	16mo	$351,400	$197	46
8214 Winding Trail Pl	0.64mi	4/2.5 (+1)	1,852 (+9%)	7mo	$340,000	$184	45
3700 Wood Trail Dr	0.74mi	3/2.5	1,568 (-8%)	10mo	$335,000	$214	44
8215 Winding Trail Pl	0.63mi	3/2.0	1,520 (-11%)	13mo	$330,000	$217	40
8185 Winding Trail Ct	0.67mi	3/1.5	1,546 (-9%)	18mo	$321,000	$208	34

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: 19.3%
• Equity multiple: 2.59×
• Total profit: $189,127
• Equity at exit: $382,874

10-year hold

• IRR: 18.7%
• Equity multiple: 6.29×
• Total profit: $629,242
• Equity at exit: $825,682

Cash invested: $119,000 (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: 13.6×

Monthly cashflow live

• Estimated rent: $2,612 high
• Mortgage (P&I): −$2,229
• Tax from tax record: −$416 /mo · $4,992/yr
• Insurance: −$177
• HOA: −$97
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $-856

Break-even live

Break-even rent $3,695

Max offer price $273,840

Occupancy floor —

Sensitivity live

Price	-10% $-615	-5% $-735	+0% $-856	+5% $-976	+10% $-1,096
Rent	-10% $-1,062	-5% $-959	+0% $-856	+5% $-753	+10% $-649
Rate	-1.0pp $-642	-0.5pp $-748	base $-856	+0.5pp $-966	+1.0pp $-1,078

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3337 Crescent Falls Way Maineville, OH	3.0	2.5	2198	$2,750	$1.25	19d	1	0.23mi
3432 Hidden Falls Ct Maineville, OH	4.0	3.5	2240	$2,800	$1.25	21d	1	0.29mi
7401 Landen Falls Dr Maineville, OH	1.0–3.0	1.0–2.0	1125	$2,496	$2.22	3d	15	0.45mi
8390 Old Orchard Ln Maineville, OH	1.0–3.0	1.0–2.0	975	$2,245	$2.30	3d	20	0.85mi
8632 High Trail Ct Mason, OH	3.0	2.5	1860	$2,450	$1.32	5d	1	0.86mi
8224 Rollinghitch Ct Maineville, OH	3.0	1.5	1261	$1,900	$1.51	18d	1	0.88mi
8507 Island Pines Pl Apt 8 Maineville, OH	2.0	2.0	1100	$1,575	$1.43	25d	1	1.00mi

HOA detail

• Monthly dues: $97 · $1,164/yr

Listing history 16 events

1. 2026-06-21
   days on market $425,000 Active 60 DOM
2. 2026-06-18
   days on market $425,000 Active 57 DOM
3. 2026-06-17
   days on market $425,000 Active 56 DOM
4. 2026-06-16
   days on market $425,000 Active 55 DOM
5. 2026-06-15
   days on market $425,000 Active 54 DOM
6. 2026-06-13
   days on market $425,000 Active 52 DOM
7. 2026-06-13
   pricestatusdays on market $425,000 Active 51 DOM
8. 2026-06-09
   days on market $435,000 Contingency Pending 48 DOM
9. 2026-06-08
   days on market $435,000 Contingency Pending 47 DOM
10. 2026-06-07
    days on market $435,000 Contingency Pending 46 DOM
11. 2026-06-03
    statusdays on market $435,000 Contingency Pending 42 DOM
12. 2026-06-02
    days on market $435,000 Active 41 DOM
13. 2026-06-01
    days on market $435,000 Active 40 DOM
14. 2026-05-31
    days on market $435,000 Active 39 DOM
15. 2026-05-04
    price $450,000 146-char remark
16. 2026-04-22
    listed $475,000 Active 146-char remark

ⓘ 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: $4,992 · $416/mo
• Projected year-2 tax: $5,811 · $484/mo
• Expected delta: +$819/yr (+$68/mo · 16.4%)

ⓘ 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 ≥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: $31,339
• − Mortgage interest: −$23,807
• − Property taxes: −$4,992
• − Insurance: −$2,125
• − Repairs & maintenance: −$2,507
• − Management: −$2,507
• − HOA: −$1,164
• − Depreciation: −$12,364
• Taxable loss: −$18,127
• Est. tax savings @ 24.0%: +$4,350
• After-tax cash flow: $-5,918/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
• City population: 7,053
• 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

-10.5% since first listed

6 events — show timeline

• 2026-06-12 Relisted — Cincy MLS
• 2026-06-12 Price Changed $425,000 Cincy MLS
• 2026-06-03 Contingent — Cincy MLS
• 2026-05-26 Price Changed $435,000 Cincy MLS
• 2026-05-04 Price Changed $450,000 Cincy MLS
• 2026-04-22 Listed $475,000 Cincy MLS

Property tax history

+3.7%/yr

Latest (2025): $4,992 · -2.1% YoY. Source: county tax records.