1034 Isabella St · Newport, KY 41071

$140,000

3 bd · 1.0 ba · 1,195 sqft · SingleFamily public records · 10 Days on market

Built 1883 1,568 sqft lot Est $204k · 31% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• Livability +4.1/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Convenient location with quick access to downtown, Newport on the Levee, interstate, shopping, hospitals, and for enjoying river festivities. A cute home that needs some work. Packed with potential, 1st floor bedroom, easy to show-Immediate occupancy.

Key facts

• Updates
• Functional layout
• Convenient location

Tags

• FUNCTIONAL LAYOUT
• CONVENIENT LOCATION
• UPDATES

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Cable available; Natural gas available
• Home design: Single-family house; One and one half stories; Existing older structure (built 1883)
• Construction: Vinyl siding; Shingle roof; Stone foundation; Built in 1883
• Exterior features: Patio; Has a view; Lot reported as 0.04 acre (per record)

Interior

• Kitchen: Refrigerator included
• Bedrooms: Primary Bedroom approximately 13 x 15; Bedroom 2 approximately 15 x 15; Bedroom 3 approximately 12 x 13
• Bathrooms: One full bathroom (primary bath approximately 5 x 5)
• Heating & cooling: Forced air heating; Window cooling units
• Interior features: Ceiling fan(s); Inoperable fireplace
• Laundry & utility: Laundry located on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $752 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 12.7% vs local median 4.9% in Newport — 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 (#58 in KY, #1,070 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F, employment D-.
• Newport Independent (suburban): math 14% / reading 26% proficiency, ranked #160 of 165 in KY (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Newport High School (math 16% / reading 28%, grade F, #202 of 254 statewide, top 82%, 579 students, 84% FRL).
• Market conditions: Rents rising fast (+4.6%/yr); 236 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 247 units permitted in Campbell County in 2024 (77 in 5+ unit buildings).
• This rent runs 40% of the median local income ($60k/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 $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $39k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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 $32k; list at $140k implies a 338% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1883 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,000

Questions for the listing agent

1. Built in 1883 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 1.42% ✓
• Cap rate: 12.74%
• Cash-on-cash: 23.01%
• DSCR: 2.02
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $204,345
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
330 W 9th St W	0.17mi	3/1.0	1,234 (+3%)	0mo	$132,500	$107	86
423 Hodge St	0.13mi	3/2.5	1,164 (-3%)	3mo	$199,500	$171	81
308 Elm St	0.33mi	3/1.5	1,136 (-5%)	4mo	$190,000	$167	71
94 Home St	0.54mi	3/1.0	1,288 (+8%)	2mo	$210,000	$163	60
1037 Putnam St	0.24mi	2/2.0 (-1)	1,065 (-11%)	2mo	$225,000	$211	60
827 Dayton St	0.47mi	2/1.0 (-1)	1,276 (+7%)	2mo	$234,000	$183	60
935 Boone St	0.65mi	2/1.0 (-1)	1,215 (+2%)	4mo	$133,000	$109	58
335 Keturah St	0.25mi	2/1.0 (-1)	1,361 (+14%)	3mo	$213,500	$157	58
409 E 13th St	0.53mi	2/1.0 (-1)	1,083 (-9%)	1mo	$180,000	$166	54
403 Forrest St	0.60mi	3/2.0	1,300 (+9%)	3mo	$297,000	$228	51
927 Monroe St	0.70mi	2/1.0 (-1)	1,280 (+7%)	4mo	$234,770	$183	47
930 Park Ave	0.73mi	2/2.0 (-1)	1,053 (-12%)	3mo	$275,000	$261	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 · 4.64% rent growth · sell at horizon

5-year hold

• IRR: 17.6%
• Equity multiple: 1.73×
• Total profit: $28,456
• Equity at exit: $20,874

10-year hold

• IRR: 27.1%
• Equity multiple: 3.56×
• Total profit: $100,317
• Equity at exit: $12,105

Cash invested: $39,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State Kentucky: 83 Strongly Landlord-Friendly · R+16
• County: — inherits STATE
• City: — inherits STATE

7-day pay-or-quit (URLTA cities); generally landlord-friendly.

Methodology + full state rankings →

ZIP-level market 41071

• Rents YoY: 4.6%
• Active inventory: 236
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,988 high
• Mortgage (P&I): −$734
• Tax from tax record: −$27 /mo · $320/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $752

Break-even live

Break-even rent $1,037

Max offer price $140,000

Occupancy floor 57%

Sensitivity live

Price	-10% $831	-5% $791	+0% $752	+5% $712	+10% $672
Rent	-10% $595	-5% $673	+0% $752	+5% $830	+10% $909
Rate	-1.0pp $822	-0.5pp $787	base $752	+0.5pp $715	+1.0pp $678

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
128 W 9th St Newport, KY	2.0	1.0	1012	$1,650	$1.63	2d	1	0.22mi
911 Putnam St #2 Newport, KY	2.0	1.0	1000	$1,600	$1.60	22d	1	0.29mi
203 W 8th St Newport, KY	2.0	1.5	1456	$2,300	$1.58	22d	1	0.30mi
210 W 5th St Newport, KY	1.0–2.0	1.0–2.0	845	$1,800	$2.13	3d	15	0.53mi
1044 Washington Ave #2 Newport, KY	2.0	2.0	1250	$1,800	$1.44	44d	1	0.53mi
344 E 13th St Unit 1 Covington, KY	2.0	1.0	1000	$1,275	$1.27	24d	1	0.55mi
814 Washington Ave Unit 2 Newport, KY	2.0	2.0	1450	$1,500	$1.03	24d	1	0.59mi
929 Boone St Newport, KY	2.0	2.0	1458	$1,495	$1.03	44d	1	0.65mi
508 Greenup St Unit 508-02 Covington, KY	2.0	1.0	1220	$1,800	$1.48	2d	1	0.74mi
1025 Scott St Unit 2 Covington, KY	2.0	2.0	1100	$1,800	$1.64	3d	1	0.77mi
100 Aqua Way Newport, KY	1.0–3.0	1.0–2.0	1092	$3,850	$3.53	2d	4	0.89mi
103 E 3rd St Covington, KY	2.0	2.5	1291	$3,250	$2.52	2d	1	0.90mi
1914 Eastern Ave Apt 1 Covington, KY	2.0	1.0	750	$1,200	$1.60	24d	1	1.02mi
50 W Rivercenter Blvd Covington, KY	1.0–2.0	1.0–2.5	1273	$3,640	$2.86	2d	9	1.10mi
2335 Alexandria Pike Southgate, KY	2.0	1.0	557	$1,140	$2.04	2d	17	1.12mi
512 Wallace Ave Unit 512/18 Covington, KY	2.0	2.0	900	$1,299	$1.44	8d	1	1.21mi
621 E Mehring Way Cincinnati, OH	1.0–2.0	1.0–2.0	938	$2,249	$2.40	2d	12	1.22mi
601 E Pete Rose Way Cincinnati, OH	3.0	1.0–2.5	1039	$2,936	$2.83	2d	22	1.25mi
121 E Freedom Way Cincinnati, OH	2.0	1.0–2.0	988	$2,999	$3.03	2d	27	1.29mi
515 Main St Covington, KY	1.0–2.0	1.0–2.0	934	$2,215	$2.37	2d	8	1.30mi
309 Sycamore St #201 Cincinnati, OH	2.0	2.0	850	$1,600	$1.88	24d	1	1.37mi
3949 Vision CIR Southgate, KY	1.0–2.0	1.0–2.0	1132	$2,515	$2.22	2d	10	1.37mi
44 W Freedom Way Cincinnati, OH	2.0	1.0–2.0	943	$2,859	$3.03	2d	28	1.41mi
239 Grandview Ave Bellevue, KY	2.0	2.0	1093	$1,645	$1.50	5d	2	1.43mi

Listing history 3 events

1. 2026-05-18
   listed $140,000 Active
2. 2015-11-30
   soldstatus $32,000 251-char remark

   Show marketing remark (251 chars)

   Convenient location with quick access to downtown, Newport on the Levee, interstate, shopping, hospitals, and for enjoying river festivities. A cute home that needs some work. Packed with potential, 1st floor bedroom, easy to show-Immediate occupancy.

3. 2015-04-11
   listed $38,000 251-char remark

   Show marketing remark (251 chars)

   Convenient location with quick access to downtown, Newport on the Levee, interstate, shopping, hospitals, and for enjoying river festivities. A cute home that needs some work. Packed with potential, 1st floor bedroom, easy to show-Immediate occupancy.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast KY · Resets to sale price

• Current annual tax: $320 · $27/mo
• Projected year-2 tax: $1,204 · $100/mo
• Expected delta: +$884/yr (+$74/mo · 276.8%)

ⓘ 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 5/10 Major 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,859
• − Mortgage interest: −$7,842
• − Property taxes: −$320
• − Insurance: −$700
• − Repairs & maintenance: −$1,909
• − Management: −$1,909
• − Depreciation: −$4,073
• Taxable income: $7,107
• Est. tax owed @ 24.0%: −$1,706
• After-tax cash flow: $7,313/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: Newport Independent
• NCES district ID: 2104440
• Math proficiency: 14% ▼ -11.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $35,783
• Composite: 16.51/100
• National rank: #9182
• State rank: #160 of 165 in KY

Livability — Newport

• Score: 82/100
• State rank: #58
• US rank: #1070

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newport, KY
• County: Campbell County · 84,793 people
• City population: 19,680
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 19,680
• Household income: $59,976
• Rent vs Own: 47.3% rent · 52.7% own
• Severe rent burden: 1136.0

Population outlook (Campbell County) Hauer SSP2

• Today (2025): 95,668 people
• By 2030: 96,886 · +1.3%
• By 2040: 97,734 · +2.2%
• By 2050: 96,413 · +0.8%
• By 2075: 90,211 · -5.7%
• By 2100: 79,434 · -17.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 7% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1%

Political lean MEDSL · Campbell

• 2024 margin: R (+19.7) · D 39.2% · R 58.9% · Other 1.9%
• 2008→2024 swing: +1.2pp toward D · 2008: -20.9pp · 2024: -19.7pp
• All cycles: 2024: R+19.7 2020: R+18.6 2016: R+24.5 2012: R+22.8 2008: R+20.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -193.38%
• Current HPI: 244.9069
• Rent YoY: ▲ 4.64%
• Metro: Cincinnati, OH-KY-IN
• State GDP YoY: ▲ 1.81%
• F500 in state: 4

Industry mix (Fortune 500 HQ in KY)

Industry	F500 HQs	Revenue
▸Healthcare	1	$118B
▸Food / Beverage	1	$7B

Price history

+268.4% since first listed

3 events — show timeline

• 2026-05-18 Listed $140,000 NKMLS
• 2015-11-30 Sold (MLS) $32,000 NKMLS
• 2015-04-11 Listed $38,000 NKMLS

Property tax history

+9.9%/yr

Latest (2025): $320 · -3.3% YoY. Source: county tax records.