11623 Kenn Rd · Forest Park, OH 45240

$260,000

4 bd · 2.5 ba · 1,752 sqft · SingleFamily public records · 11 Days on market

Built 1960 7,797 sqft lot Est $279k · 7% under

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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).

• Cash flow +13.8/30.0
• ARV discount +10.5/15.0
• DSCR +4.2/10.0
• Livability +4.1/5.0
• 1% rule +3.7/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 bedroom brick bi-level home with a finished basement that has a brick woodburning fireplace. Also the master bedroom has adjoining bath with double vanity and walk in closet.Seller will not look at any offers for the first 9 days.

Key facts

• Kitchen improvements
• Walk in closet
• Updated lighting

Tags

• SPLIT LEVEL FLOOR PLAN
• FRESH EXTERIOR PAINT
• UPDATED LIGHTING
• KITCHEN IMPROVEMENTS
• PRIMARY WITH EN SUITE
• WALK IN CLOSET

Property features AI

Finance

• Other: Zoned residential; Lot dimensions approximately 65 x 120 (about 0.179 acres)
• HOA & community: No HOA

Exterior

• Parking: Attached 1-car garage; Off-street parking and driveway
• Security: Garage door opener
• Utilities: Public water; Public sewer; Natural gas
• Home design: Transitional architectural style; Single family home; Level lot
• Construction: Brick and vinyl siding exterior; Shingle roof; Poured foundation; Built with standard residential construction materials
• Exterior features: Deck; Bay/Bow insulated vinyl windows; Wood and metal fencing; Wood-burning fireplace (1)

Interior

• Kitchen: Eat-in kitchen with tile floor; Wood cabinets; Marble/Granite/Slate countertops
• Bedrooms: Four bedrooms total; Primary bedroom ~11 x 16 (level 1); Bedroom 2 ~11 x 10 (level 1); Bedroom 3 ~13 x 9 (level 1); Bedroom 4 ~11 x 10 (level 1)
• Flooring: Wood floor in living room; Tile flooring in foyer and kitchen
• Bathrooms: Two full bathrooms on level 1; One half bathroom on lower level; Full bathrooms on level 1
• Heating & cooling: Central air; Ceiling fans; Forced air heating (gas); Gas water heating
• Interior features: Open foyer with tile floor; Ceiling fan; 9 total rooms
• Laundry & utility: Laundry room on lower level (~10 x 8)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $26 ($306/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (13.1% below list).
• Recommended offer: $226k (13.1% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 5.2% in Forest Park — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 82/100 on livability (#75 in OH, #1,137 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: schools C-, amenities D.
• Winton Woods City (suburban): math 19% / reading 33% proficiency, ranked #591 of 656 in OH (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.3%/yr); 44 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 ($72k/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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 $41k; list at $260k implies a 534% gain — meaningful room to come down on a strong offer.

Recommended offer $225,825 (13.1% below list)

Questions for the listing agent

1. Built in 1960 — 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. 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?
4. 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.
5. 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.
6. 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: 0.87% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.42%
• DSCR: 1.02
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $278,568
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11685 Hamlet Rd	0.11mi	4/2.0	1,701 (-3%)	4mo	$278,200	$164	85
11833 Fairsprings Ct	0.34mi	4/2.0	1,593 (-9%)	2mo	$275,000	$173	66
780 Fairborn Rd	0.10mi	3/2.0 (-1)	1,539 (-12%)	7mo	$175,000	$114	62
563 Lafayette Ave	0.60mi	4/3.0	1,828 (+4%)	2mo	$295,000	$161	61
965 Havensport Dr	0.69mi	4/2.0	1,758 (+0%)	5mo	$210,000	$119	61
11386 Fremantle Dr	0.41mi	3/1.5 (-1)	1,608 (-8%)	5mo	$254,900	$159	54
962 Harrogate Ct	0.58mi	3/2.5 (-1)	1,650 (-6%)	5mo	$244,900	$148	54
998 Goodhue Cir	0.69mi	3/1.0 (-1)	1,850 (+6%)	2mo	$220,000	$119	46
11445 Fiesta Ct	0.41mi	3/1.5 (-1)	1,532 (-13%)	7mo	$236,000	$154	45
983 Harkin Dr	0.57mi	4/2.0	1,525 (-13%)	6mo	$253,500	$166	44
12041 Kenn Rd	0.72mi	3/2.5 (-1)	1,884 (+8%)	6mo	$325,000	$173	44
745 Evangeline Rd	0.69mi	4/2.5	1,960 (+12%)	6mo	$289,999	$148	43

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 · 3.3% rent growth · sell at horizon

5-year hold

• IRR: -15.3%
• Equity multiple: 0.45×
• Total profit: $-39,813
• Equity at exit: $38,767

10-year hold

• IRR: -6.3%
• Equity multiple: 0.59×
• Total profit: $-29,711
• Equity at exit: $22,480

Cash invested: $72,800 (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 45240

• Rents YoY: 3.3%
• Active inventory: 44
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,258 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$287 /mo · $3,441/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $26

Break-even live

Break-even rent $2,226

Max offer price $260,000

Occupancy floor 94%

Sensitivity live

Price	-10% $173	-5% $99	+0% $26	+5% $-48	+10% $-122
Rent	-10% $-153	-5% $-64	+0% $26	+5% $115	+10% $204
Rate	-1.0pp $156	-0.5pp $92	base $26	+0.5pp $-42	+1.0pp $-110

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
766 Hargrove Way Cincinnati, OH	4.0	1.5	1276	$1,800	$1.41	2d	1	0.31mi
11741 Hanover Rd Cincinnati, OH	4.0	2.5	1961	$2,291	$1.17	22d	1	0.42mi
950 Harkin Dr Cincinnati, OH	4.0	1.5	1438	$1,800	$1.25	13d	1	0.51mi
563 Grandin Ave Cincinnati, OH	4.0	2.0	1426	$2,480	$1.74	45d	1	0.60mi
979 Kemper Meadow Dr Cincinnati, OH	3.0	2.5	2000	$4,200	$2.10	2d	1	0.63mi
704 Northland Blvd Cincinnati, OH	1.0–3.0	1.0–2.5	1052	$1,995	$1.90	2d	16	0.76mi
12160 Lawnview Ave Springdale, OH	2.0–3.0	2.0	1360	$1,675	$1.23	3d	3	1.06mi
3491 Danbury Rd Unit 1496136P Fairfield, OH	4.0	2.5	2077	$14,401	$6.93	45d	1	1.10mi

Listing history 8 events

1. 2026-06-21
   days on market $260,000 Active 11 DOM
2. 2026-06-18
   days on market $260,000 Active 8 DOM
3. 2026-06-17
   statusdays on market $260,000 Active 7 DOM
4. 2026-06-16
   days on market $260,000 Contingency Pending 6 DOM
5. 2026-06-15
   statusdays on market $260,000 Contingency Pending 5 DOM
6. 2026-06-13
   days on market $260,000 Active 3 DOM
7. 2026-06-13
   remarks 516-char remark
8. 2026-06-13
   listed $260,000 Active 2 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: $3,441 · $287/mo
• Projected year-2 tax: $3,748 · $312/mo
• Expected delta: +$308/yr (+$26/mo · 8.9%)

ⓘ 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 ≥104°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 · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,099
• − Mortgage interest: −$14,564
• − Property taxes: −$3,441
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,168
• − Management: −$2,168
• − Depreciation: −$7,564
• Taxable loss: −$4,105
• Est. tax savings @ 24.0%: +$985
• After-tax cash flow: $1,291/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: Winton Woods City
• NCES district ID: 3904408
• Math proficiency: 19% ▼ -14.00%
• Reading proficiency: 33% ▼ -7.00%
• Median HH income: $54,318
• Composite: 23.24/100
• National rank: #7936
• State rank: #591 of 656 in OH

Livability — Forest Park

• Score: 82/100
• State rank: #75
• US rank: #1137

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Forest Park, OH
• County: Hamilton County · 701,295 people
• City population: 29,600
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 29,600
• Household income: $71,947
• Rent vs Own: 39.4% rent · 60.6% own
• Severe rent burden: 693.0

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 0.59)
• Race & ethnicity: Black 59% White 25% Hispanic / Latino 8% Two or more races 5% Asian 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 1% Romanian 1%
• Foreign-born: 13% · Canada, India, China
• Languages at home: 85% English-only · Spanish 6% French/Haitian/Cajun 3% Other Indo-European 2%

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: ▼ -209.84%
• Current HPI: 246.1355
• Rent YoY: ▲ 3.30%
• 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

+479.1% since first listed

7 events — show timeline

• 2026-06-10 Listed $260,000 Cincy MLS
• 2025-02-21 Rental Removed $2,100 Avail
• 2025-01-21 Listed for Rent $2,100 Avail
• 2013-03-14 Listing Removed — Cincy MLS
• 2012-09-27 Listed $110,000 Cincy MLS
• 2012-06-25 Sold (MLS) $41,000 Cincy MLS
• 2012-04-13 Listed $44,900 Cincy MLS

Property tax history

+2.7%/yr

Latest (2025): $3,441 · -0.1% YoY. Source: county tax records.