11442 Kary Ln · Forest Park, OH 45240

$279,900

4 bd · 1.5 ba · 1,588 sqft · SingleFamily public records · 10 Days on market

Built 1973 7,492 sqft lot Est $241k · 16% over

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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 +14.6/30.0
• DSCR +4.4/10.0
• 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
• ARV discount +0.3/15.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully updated 4 bedroom 2 full bath home in Forest Park. Recent updates include new flooring throughout. fresh interior paint, updated kitchen and renovated bathrooms. Move in ready with spacious living areas and modern finishes throughout. Conveniently located near shopping, dining, parks and major highways.

Key facts

• Renovated bathrooms
• New flooring
• Updated kitchen

Tags

• UPDATED KITCHEN
• RENOVATED BATHROOMS
• NEW FLOORING
• FRESH INTERIOR PAINT
• SPACIOUS LIVING AREAS
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Residential zoning
• HOA & community: No HOA

Exterior

• Parking: Built-in garage with 1 garage space; Driveway parking; On-street parking available
• Utilities: Public water; Public sewer; Natural gas
• Home design: Traditional single-family home; Second-floor living area present
• Construction: Brick and vinyl siding exterior; Block foundation
• Exterior features: Shingle roof; Vinyl windows

Interior

• Kitchen: Vinyl and marble/granite/slate surfaces in the kitchen
• Bedrooms: Four bedrooms total; Primary bedroom about 11 x 11 on level 2; Bedroom 2 about 10 x 9 on level 2; Bedroom 3 about 11 x 11 on lower level; Bedroom 4 about 12 x 10 on lower level
• Flooring: Wall-to-wall carpet in living and family rooms; Vinyl flooring in kitchen
• Bathrooms: Two full bathrooms; Primary bathroom features a shower; One full bath on level 2; One full bath on the lower level
• Heating & cooling: Electric heating; Central air conditioning; Electric water heating
• Interior features: Seven total rooms; Oven/Range
• Laundry & utility: Basement is part finished (utility space)

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $66 ($790/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 $244k (12.8% below list).
• Recommended offer: $244k (12.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: 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.
• Zoned schools: Winton Woods Elementary School (math 30% / reading 30%, grade F, #1,155 of 1,584 statewide, top 73%, 575 students, 73% FRL); Winton Woods Middle School (math 15% / reading 24%, grade F, #610 of 654 statewide, top 94%, 617 students, 77% FRL); Winton Woods High School (math 7% / reading 43%, grade F, #639 of 781 statewide, top 82%, 1,241 students, 74% FRL).
• Market conditions: Rents rising (+3.3%/yr); 44 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 41% 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $205k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $244,167 (12.8% below list)

Questions for the listing agent

1. Built in 1973 — 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: 6.58%
• Cash-on-cash: 1.01%
• DSCR: 1.04
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $241,376
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1372 Kesta Pl	0.07mi	3/2.0 (-1)	1,500 (-6%)	7mo	$286,000	$191	74
1380 Kenross Ct	0.08mi	3/1.5 (-1)	1,484 (-6%)	8mo	$262,500	$177	74
1492 Kingsbury Dr	0.34mi	3/1.5 (-1)	1,626 (+2%)	2mo	$170,000	$105	73
1248 Komura Ct	0.22mi	3/1.5 (-1)	1,484 (-6%)	4mo	$220,000	$148	71
1477 Kelvin Ct	0.31mi	3/1.5 (-1)	1,482 (-7%)	2mo	$240,000	$162	68
1545 Karahill Dr	0.27mi	3/2.5 (-1)	1,638 (+3%)	9mo	$215,000	$131	66
1566 Karahill Dr	0.31mi	4/2.5	1,734 (+9%)	2mo	$250,000	$144	65
1341 Longacre Dr	0.40mi	3/2.0 (-1)	1,642 (+3%)	6mo	$209,900	$128	64
1451 Lemontree Dr	0.34mi	3/2.5 (-1)	1,663 (+5%)	5mo	$240,000	$144	63
11581 Norbourne Dr	0.45mi	4/1.5	1,774 (+12%)	1mo	$270,000	$152	59
11342 Kenshire Dr	0.32mi	3/2.5 (-1)	1,447 (-9%)	4mo	$265,000	$183	58
11547 Imhoff Ct	0.71mi	4/2.5	1,800 (+13%)	7mo	$305,000	$169	35

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: -14.4%
• Equity multiple: 0.48×
• Total profit: $-40,432
• Equity at exit: $41,734

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-26,786
• Equity at exit: $24,201

Cash invested: $78,372 (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: $2,442 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$279 /mo · $3,344/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $66

Break-even live

Break-even rent $2,358

Max offer price $279,900

Occupancy floor 92%

Sensitivity live

Price	-10% $224	-5% $145	+0% $66	+5% $-13	+10% $-93
Rent	-10% $-127	-5% $-31	+0% $66	+5% $162	+10% $259
Rate	-1.0pp $207	-0.5pp $137	base $66	+0.5pp $-7	+1.0pp $-81

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11702 Elkwood Dr Cincinnati, OH	4.0	1.5	1544	$2,200	$1.42	45d	1	0.93mi
979 Kemper Meadow Dr Cincinnati, OH	3.0	2.5	2000	$4,200	$2.10	0d	1	1.02mi
950 Harkin Dr Cincinnati, OH	4.0	1.5	1438	$1,800	$1.25	14d	1	1.02mi
11741 Hanover Rd Cincinnati, OH	4.0	2.5	1961	$2,291	$1.17	23d	1	1.36mi

Listing history 8 events

1. 2026-06-21
   days on market $279,900 Active 10 DOM
2. 2026-06-18
   days on market $279,900 Active 7 DOM
3. 2026-06-17
   days on market $279,900 Active 6 DOM
4. 2026-06-16
   days on market $279,900 Active 5 DOM
5. 2026-06-15
   days on market $279,900 Active 4 DOM
6. 2026-06-13
   days on market $279,900 Active 2 DOM
7. 2026-06-13
   remarks 317-char remark
8. 2026-06-13
   listed $279,900 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: $3,344 · $279/mo
• Projected year-2 tax: $3,855 · $321/mo
• Expected delta: +$511/yr (+$43/mo · 15.3%)

ⓘ 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 · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,300
• − Mortgage interest: −$15,679
• − Property taxes: −$3,344
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,344
• − Management: −$2,344
• − Depreciation: −$8,143
• Taxable loss: −$3,953
• Est. tax savings @ 24.0%: +$949
• After-tax cash flow: $1,738/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

+36.5% since first listed

2 events — show timeline

• 2026-06-11 Listed $279,900 Cincy MLS
• 2026-03-24 Sold (Public Records) $205,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $3,344 · +5.7% YoY. Source: county tax records.