926 Goodhue Cir · Forest Park, OH 45240

$179,000

3 bd · 2.5 ba · 1,505 sqft · SingleFamily public records · 17 Days on market

Built 1963 Est $247k · 27% 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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +7.1/10.0
• Livability +4.1/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

This property will need a full rehab. Please rely on your own measurements

Key facts

• Garage
• Built 1963
• Listed 16 days

Property features AI

Finance

• Financial info: Offered for sale

Exterior

• Parking: One-car garage
• Home design: Fiber cement exterior
• Construction: Fiber cement construction
• Exterior features: Residential lot

Interior

• Kitchen: Main-level kitchen
• Bedrooms: Three bedrooms on the second floor
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Basement (other type)
• Laundry & utility: Basement laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $428 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $176k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 5.2% in Forest Park — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).
• This rent runs 36% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.3% rent growth), your $50k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $176,315 (1.5% below list)

Questions for the listing agent

1. Built in 1963 — 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: 1.21% ✓
• Cap rate: 9.17%
• Cash-on-cash: 10.26%
• DSCR: 1.46
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $246,820
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11549 Gaffney Pl	0.12mi	3/1.5	1,525 (+1%)	7mo	$247,000	$162	82
983 Harkin Dr	0.25mi	4/2.0 (+1)	1,525 (+1%)	6mo	$253,500	$166	74
784 Farnham Ct	0.46mi	3/2.0	1,485 (-1%)	4mo	$249,000	$168	72
933 W Kemper Rd	0.21mi	4/1.5 (+1)	1,470 (-2%)	9mo	$212,000	$144	70
780 Fairborn Rd	0.51mi	3/2.0	1,539 (+2%)	7mo	$175,000	$114	65
1034 W Kemper Rd	0.25mi	3/1.5	1,334 (-11%)	1mo	$225,000	$169	64
994 Harrogate Ct	0.40mi	4/1.5 (+1)	1,472 (-2%)	8mo	$245,000	$166	62
962 Harrogate Ct	0.46mi	3/2.5	1,650 (+10%)	5mo	$244,900	$148	58
11677 Holgate Dr	0.37mi	4/2.0 (+1)	1,382 (-8%)	8mo	$279,900	$203	56
11386 Fremantle Dr	0.58mi	3/1.5	1,608 (+7%)	5mo	$254,900	$159	53
11685 Hamlet Rd	0.61mi	4/2.0 (+1)	1,701 (+13%)	4mo	$278,200	$164	40
755 Hanson Dr	0.67mi	4/1.5 (+1)	1,654 (+10%)	7mo	$259,900	$157	38

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: -0.5%
• Equity multiple: 0.98×
• Total profit: $-998
• Equity at exit: $26,689

10-year hold

• IRR: 9.5%
• Equity multiple: 1.74×
• Total profit: $37,239
• Equity at exit: $15,477

Cash invested: $50,120 (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: 6.9×

Monthly cashflow live

• Estimated rent: $2,172 high
• Mortgage (P&I): −$939
• Tax from tax record: −$274 /mo · $3,285/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $428

Break-even live

Break-even rent $1,629

Max offer price $179,000

Occupancy floor 75%

Sensitivity live

Price	-10% $530	-5% $479	+0% $428	+5% $378	+10% $327
Rent	-10% $257	-5% $343	+0% $428	+5% $514	+10% $600
Rate	-1.0pp $519	-0.5pp $474	base $428	+0.5pp $382	+1.0pp $335

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
950 Harkin Dr Cincinnati, OH	4.0	1.5	1438	$1,800	$1.25	13d	1	0.29mi
979 Kemper Meadow Dr Cincinnati, OH	3.0	2.5	2000	$4,200	$2.10	2d	1	0.51mi
11741 Hanover Rd Cincinnati, OH	4.0	2.5	1961	$2,291	$1.17	22d	1	0.68mi
704 Northland Blvd Cincinnati, OH	1.0–3.0	1.0–2.5	1052	$1,995	$1.90	2d	16	0.69mi
766 Hargrove Way Cincinnati, OH	4.0	1.5	1276	$1,800	$1.41	2d	1	0.75mi
563 Grandin Ave Cincinnati, OH	4.0	2.0	1426	$2,480	$1.74	45d	1	1.05mi
12 Gambier Cir Cincinnati, OH	4.0	1.0	1082	$1,836	$1.70	45d	1	1.23mi
151 Versailles Dr Cincinnati, OH	1.0–2.0	1.0–2.5	975	$1,750	$1.79	45d	18	1.37mi
151 Versailles Dr Cincinnati, OH	1.0–2.0	1.0–2.5	975	$1,750	$1.79	45d	18	1.37mi
3491 Danbury Rd Unit 1496136P Fairfield, OH	4.0	2.5	2077	$14,401	$6.93	45d	1	1.45mi
552 Waycross Rd Cincinnati, OH	4.0	2.5	1764	$2,306	$1.31	11d	1	1.48mi

Listing history 13 events

1. 2026-06-21
   pricedays on market $179,000 Active 17 DOM
2. 2026-06-18
   days on market $189,000 Active 14 DOM
3. 2026-06-17
   days on market $189,000 Active 13 DOM
4. 2026-06-16
   days on market $189,000 Active 12 DOM
5. 2026-06-15
   days on market $189,000 Active 11 DOM
6. 2026-06-13
   days on market $189,000 Active 9 DOM
7. 2026-06-13
   days on market $189,000 Active 8 DOM
8. 2026-06-09
   days on market $189,000 Active 5 DOM
9. 2026-06-08
   days on market $189,000 Active 4 DOM
10. 2026-06-07
    remarks 74-char remark
11. 2026-06-07
    days on marketlisting id $189,000 Active 3 DOM
12. 2026-06-03
    days on market $189,000 Active 2 DOM
13. 2026-06-02
    listed $189,000 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: $3,285 · $274/mo
• Projected year-2 tax: $3,285 · $274/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 ≥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: $26,058
• − Mortgage interest: −$10,027
• − Property taxes: −$3,285
• − Insurance: −$895
• − Repairs & maintenance: −$2,085
• − Management: −$2,085
• − Depreciation: −$5,207
• Taxable income: $2,474
• Est. tax owed @ 24.0%: −$594
• After-tax cash flow: $4,547/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

+40.0% since first listed

3 events — show timeline

• 2026-06-01 Listed $189,000 Dayton MLS
• 2020-11-20 Listing Removed — Cincy MLS
• 2020-11-09 Listed $135,000 Cincy MLS

Property tax history

+3.4%/yr

Latest (2025): $3,285 · -13.1% YoY. Source: county tax records.