2494 W Kemper Rd · Pleasant Run, OH 45231

$194,900

3 bd · 1.5 ba · 1,370 sqft · SingleFamily public records · 22 Days on market

Built 1961 7,057 sqft lot Est $249k · 22% under

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Why this score? — see what drove the B- 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 +24.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +6.4/10.0
• Rent growth +4.2/5.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

All new carpeting throughout Home. New vinyl floor in kitchen. Freshly painted. Great First Home!

Key facts

• Functional layout
• 7,057 sq ft lot
• Garage

Tags

• LARGE FENCED BACKYARD
• GENEROUSLY SIZED KITCHEN
• FUNCTIONAL LAYOUT
• ABUNDANT NATURAL LIGHT

Property features AI

Finance

• Other: Lot size about 0.162 acres
• HOA & community: No HOA

Exterior

• Parking: Attached front garage with 1 garage space; Driveway
• Utilities: Public water; Public sewer; Natural gas; Electric water heater
• Home design: Traditional single-family home; One story; Slab foundation
• Construction: Brick construction; Shingle roof
• Exterior features: Vinyl windows

Interior

• Kitchen: Dishwasher; Oven/Range; Refrigerator
• Bedrooms: Three bedrooms, all on the main level
• Bathrooms: One full bathroom and one half bathroom, main level
• Heating & cooling: Gas heating; Central air conditioning
• Interior features: Six total rooms; Living room on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $404 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $192k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#460 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools C-, health & safety C-, amenities F.
• Northwest Local (suburban): math 38% / reading 46% proficiency, ranked #508 of 656 in OH (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.9%/yr); 84 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• This rent runs 38% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• At projected returns (-3.0% appreciation + 6.9% rent growth), your $55k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($192k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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.

Recommended offer $191,976 (1.5% below list)

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.14% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.87%
• DSCR: 1.39
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $249,340
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2234 Rubicon Pl	0.68mi	4/1.5 (+1)	1,335 (-3%)	12mo	$225,000	$169	49
2210 Rubicon Pl	0.69mi	3/1.0	1,201 (-12%)	14mo	$218,000	$182	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 6.92% rent growth · sell at horizon

5-year hold

• IRR: 1.5%
• Equity multiple: 1.06×
• Total profit: $3,306
• Equity at exit: $29,060

10-year hold

• IRR: 14.7%
• Equity multiple: 2.41×
• Total profit: $76,832
• Equity at exit: $16,851

Cash invested: $54,572 (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 45231

• Rents YoY: 6.9%
• Active inventory: 84
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,231 medium
• Mortgage (P&I): −$1,022
• Tax from tax record: −$256 /mo · $3,068/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $404

Break-even live

Break-even rent $1,720

Max offer price $194,900

Occupancy floor 77%

Sensitivity live

Price	-10% $514	-5% $459	+0% $404	+5% $348	+10% $293
Rent	-10% $227	-5% $315	+0% $404	+5% $492	+10% $580
Rate	-1.0pp $502	-0.5pp $453	base $404	+0.5pp $353	+1.0pp $302

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: $48,725
• Closing costs: $5,847
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2504 Houston Rd Cincinnati, OH	2.0	2.0	1105	$2,995	$2.71	2d	1	1.07mi
11702 Elkwood Dr Cincinnati, OH	4.0	1.5	1544	$2,200	$1.42	44d	1	1.16mi
200 Knollridge Ct Fairfield, OH	2.0–3.0	2.0	993	$1,695	$1.71	2d	1	1.33mi
1730 Calumet Way Fairfield, OH	3.0	2.0	1726	$2,181	$1.26	22d	1	1.36mi

Listing history 23 events

1. 2026-06-21
   statusdays on market $194,900 Contingency Pending 22 DOM
2. 2026-06-18
   days on market $194,900 Active 20 DOM
3. 2026-06-17
   days on market $194,900 Active 19 DOM
4. 2026-06-16
   days on market $194,900 Active 18 DOM
5. 2026-06-15
   days on market $194,900 Active 17 DOM
6. 2026-06-13
   days on market $194,900 Active 15 DOM
7. 2026-06-12
   days on market $194,900 Active 14 DOM
8. 2026-06-09
   days on market $194,900 Active 11 DOM
9. 2026-06-08
   days on market $194,900 Active 10 DOM
10. 2026-06-08
    days on market $194,900 Active 9 DOM
11. 2026-06-07
    days on market $194,900 Active 8 DOM
12. 2026-06-04
    days on market $194,900 Active 5 DOM
13. 2026-06-02
    days on market $194,900 Active 4 DOM
14. 2026-06-01
    days on market $194,900 Active 3 DOM
15. 2026-05-31
    days on market $194,900 Active 2 DOM
16. 2026-05-29
    listed $194,900 Active
17. 2024-03-27
    soldstatus $26,746,000
18. 2016-10-03
    soldstatus $68,000
19. 2016-09-23
    soldstatus $68,000 Sold 98-char remark

    Show marketing remark (98 chars)

    All new carpeting throughout Home. New vinyl floor in kitchen. Freshly painted. Great First Home!

20. 2016-08-19
    historical Accept Backup Offers 98-char remark

    Show marketing remark (98 chars)

    All new carpeting throughout Home. New vinyl floor in kitchen. Freshly painted. Great First Home!

21. 2016-08-12
    listed $70,000 Active 98-char remark

    Show marketing remark (98 chars)

    All new carpeting throughout Home. New vinyl floor in kitchen. Freshly painted. Great First Home!

22. 2015-05-21
    historical
23. 2014-09-11
    listed Accept Backup Offers

ⓘ 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: $3,068 · $256/mo
• Projected year-2 tax: $3,068 · $256/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥103°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 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,772
• − Mortgage interest: −$10,917
• − Property taxes: −$3,068
• − Insurance: −$974
• − Repairs & maintenance: −$2,142
• − Management: −$2,142
• − Depreciation: −$5,670
• Taxable income: $1,859
• Est. tax owed @ 24.0%: −$446
• After-tax cash flow: $4,396/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: Northwest Local
• NCES district ID: 3904736
• Math proficiency: 38% ▼ -18.00%
• Reading proficiency: 46% ▼ -10.00%
• Median HH income: $58,765
• Composite: 36.97/100
• National rank: #4528
• State rank: #508 of 656 in OH

Livability — Pleasant Run

• Score: 70/100
• State rank: #460
• US rank: #7616

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pleasant Run, OH
• County: Hamilton County · 701,295 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 40,463
• Household income: $71,353
• Rent vs Own: 27.4% rent · 72.6% own
• Severe rent burden: 846.0

Population outlook (Hamilton County) Hauer SSP2

• Today (2025): 826,054 people
• By 2030: 830,947 · +0.6%
• By 2040: 832,319 · +0.8%
• By 2050: 822,428 · -0.4%
• By 2075: 788,688 · -4.5%
• By 2100: 710,674 · -14.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 47% Black 40% Two or more races 8% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 1% Slovak 1% Iranian 1%
• Foreign-born: 5% · Canada, India
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Hamilton

• 2024 margin: D (+14.9) · D 57.0% · R 42.1%
• 2008→2024 swing: +7.9pp toward D · 2008: 7.0pp · 2024: 14.9pp
• All cycles: 2024: D+14.9 2020: D+15.9 2016: D+9.5 2012: D+4.9 2008: D+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -181.25%
• Current HPI: 228.2912
• Rent YoY: ▲ 6.92%
• 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

+178.4% since first listed

8 events — show timeline

• 2026-05-29 Listed $194,900 Cincy MLS
• 2024-03-27 Sold (Public Records) $26,746,000 Public Records
• 2016-10-03 Sold (Public Records) $68,000 Public Records
• 2016-09-23 Sold (MLS) $68,000 Cincy MLS
• 2016-08-19 Contingent — Cincy MLS
• 2016-08-12 Listed $70,000 Cincy MLS
• 2015-05-21 Listing Removed — Cincy MLS
• 2014-09-11 Listed — Cincy MLS

Property tax history

+4.3%/yr

Latest (2025): $3,068 · +5.0% YoY. Source: county tax records.