402 Linden Ave · Southgate, KY 41071

$220,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 24 Days on market

Built 1928 9,453 sqft lot Est $252k · 13% under

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Why this score? — see what drove the C- 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 +15.0/30.0
• ARV discount +13.3/15.0
• DSCR +4.6/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +3.7/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 3 bedroom home! With recently stained hardwood floors, a fireplace, and original woodwork, this house couldn’t be more welcoming! Kitchen includes stainless steel appliances and a walkout to the back deck. Upstairs can be an office, 3rd bedroom, or bonus room. Home is complete with a garage, and off street parking.

Key facts

• Ample cabinet space
• Back deck
• Original woodwork

Tags

• HARDWOOD FLOORS
• ORIGINAL WOODWORK
• STAINLESS STEEL APPLIANCES
• AMPLE CABINET SPACE
• BACK DECK
• HOME OFFICE

Property features AI

Exterior

• Parking: Driveway; Off-street parking; 1-car garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single family house; One and one-half stories
• Construction: Built in 1928; Vinyl siding; Shingle roof; Block foundation
• Exterior features: Covered porch

Interior

• Kitchen: Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: Primary bedroom (24 x 12); Bedroom 2 (12 x 11); Bedroom 3 (12 x 11)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Laminate counters; Kitchen island; Ceiling fans; Natural woodwork
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $69 ($826/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 $174k (20.9% below list).
• Recommended offer: $174k (20.9% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.1% in Southgate — 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 85/100 on livability (#45 in KY, #513 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, cost of living A+; Watch: amenities F.
• Southgate Independent (suburban): math 35% / reading 55% proficiency, ranked #119 of 173 in KY (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Southgate Public School (math 12% / reading 32%, grade F, #525 of 676 statewide, top 82%, 207 students, 87% FRL) — zoned schools average 87% FRL vs 60% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 45% district-wide (-23 pts) — the specific schools serving this property underperform the Southgate Independent average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.6%/yr); 239 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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 35% 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y 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 $181k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,999 (20.9% below list)

Questions for the listing agent

1. Built in 1928 — 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: 0.79% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.34%
• DSCR: 1.06
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $252,384
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Laycock Ln	0.17mi	3/1.0	1,000 (-5%)	6mo	$175,000	$175	78
2122 Joyce Ave	0.05mi	3/1.5	944 (-11%)	2mo	$233,000	$247	76
2007 Monmouth St	0.18mi	2/1.0 (-1)	1,118 (+6%)	6mo	$220,000	$197	72
2116 Joyce Ave	0.06mi	2/1.0 (-1)	944 (-11%)	6mo	$226,000	$239	69
2501 Alexandria Pike	0.47mi	3/2.0	1,092 (+3%)	2mo	$267,500	$245	67
2235 Joyce Ave	0.17mi	2/1.5 (-1)	923 (-13%)	1mo	$243,000	$263	63
2306 Joyce Ave	0.27mi	3/1.5	1,206 (+14%)	2mo	$326,450	$271	60
103 Joyce Ave	0.45mi	2/1.0 (-1)	970 (-8%)	1mo	$150,000	$155	60
65 Parkview Ave	0.54mi	2/1.5 (-1)	990 (-6%)	1mo	$182,500	$184	57
28 Gaddis Dr	0.67mi	3/2.0	1,076 (+2%)	6mo	$449,000	$417	56
225 Beech Rd	0.40mi	2/1.0 (-1)	955 (-10%)	6mo	$180,000	$188	55
14 Orchard St	0.44mi	2/2.0 (-1)	1,122 (+6%)	7mo	$205,000	$183	55

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: -12.6%
• Equity multiple: 0.54×
• Total profit: $-28,452
• Equity at exit: $32,803

10-year hold

• IRR: -1.6%
• Equity multiple: 0.88×
• Total profit: $-7,177
• Equity at exit: $19,022

Cash invested: $61,600 (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: 239
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,740 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$60 /mo · $725/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $69

Break-even live

Break-even rent $1,653

Max offer price $220,000

Occupancy floor 91%

Sensitivity live

Price	-10% $193	-5% $131	+0% $69	+5% $7	+10% $-56
Rent	-10% $-69	-5% $0	+0% $69	+5% $138	+10% $206
Rate	-1.0pp $180	-0.5pp $125	base $69	+0.5pp $12	+1.0pp $-46

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2335 Alexandria Pike Southgate, KY	2.0	1.0	557	$1,140	$2.04	3d	17	0.17mi
3949 Vision CIR Southgate, KY	1.0–2.0	1.0–2.0	1132	$2,515	$2.22	3d	10	0.45mi
35 Gettysburg Square Rd Fort Thomas, KY	1.0–2.0	1.0	800	$1,630	$2.04	4d	29	0.69mi
1044 Washington Ave #2 Newport, KY	2.0	2.0	1250	$1,800	$1.44	45d	1	0.83mi
929 Boone St Newport, KY	2.0	2.0	1458	$1,495	$1.03	45d	1	0.96mi
926 Ravine Cir Southgate, KY	1.0–3.0	1.0–2.0	954	$1,634	$1.71	3d	6	0.97mi
40 Edwards Ct Fort Thomas, KY	2.0	1.0	1013	$2,100	$2.07	3d	1	1.00mi
911 Putnam St #2 Newport, KY	2.0	1.0	1000	$1,600	$1.60	23d	1	1.06mi
814 Washington Ave Unit 2 Newport, KY	2.0	2.0	1450	$1,500	$1.03	25d	1	1.09mi
128 W 9th St Newport, KY	2.0	1.0	1012	$1,650	$1.63	3d	1	1.11mi
1700 Aspen Pines Dr Wilder, KY	1.0–3.0	1.0–2.5	1420	$2,365	$1.67	3d	14	1.15mi
203 W 8th St Newport, KY	2.0	1.5	1456	$2,300	$1.58	23d	1	1.24mi
1914 Eastern Ave Apt 1 Covington, KY	2.0	1.0	750	$1,200	$1.60	25d	1	1.37mi
344 E 13th St Unit 1 Covington, KY	2.0	1.0	1000	$1,275	$1.27	25d	1	1.38mi
512 Wallace Ave Unit 512/18 Covington, KY	2.0	2.0	900	$1,299	$1.44	9d	1	1.45mi
210 W 5th St Newport, KY	1.0–2.0	1.0–2.0	845	$1,800	$2.13	4d	15	1.46mi
24 Woodland Hills Dr #11 Southgate, KY	2.0	2.0	950	$1,445	$1.52	9d	1	1.48mi

Listing history 29 events

1. 2026-06-21
   days on market $220,000 Active 24 DOM
2. 2026-06-18
   days on market $220,000 Active 21 DOM
3. 2026-06-17
   days on market $220,000 Active 20 DOM
4. 2026-06-16
   days on market $220,000 Active 19 DOM
5. 2026-06-15
   days on market $220,000 Active 18 DOM
6. 2026-06-13
   days on market $220,000 Active 16 DOM
7. 2026-06-13
   days on market $220,000 Active 15 DOM
8. 2026-06-09
   days on market $220,000 Active 12 DOM
9. 2026-06-08
   days on market $220,000 Active 11 DOM
10. 2026-06-07
    pricedays on market $220,000 Active 10 DOM
11. 2026-06-03
    days on market $230,000 Active 6 DOM
12. 2026-06-02
    days on market $230,000 Active 5 DOM
13. 2026-06-01
    days on market $230,000 Active 4 DOM
14. 2026-05-31
    days on market $230,000 Active 3 DOM
15. 2026-05-28
    listed $230,000 Active
16. 2021-12-06
    soldstatus $181,000
17. 2021-11-30
    soldstatus $181,000 Closed 332-char remark

    Show marketing remark (332 chars)

    Beautiful 3 bedroom home! With recently stained hardwood floors, a fireplace, and original woodwork, this house couldn’t be more welcoming! Kitchen includes stainless steel appliances and a walkout to the back deck. Upstairs can be an office, 3rd bedroom, or bonus room. Home is complete with a garage, and off street parking.

18. 2021-10-18
    status Pending 332-char remark

    Show marketing remark (332 chars)

    Beautiful 3 bedroom home! With recently stained hardwood floors, a fireplace, and original woodwork, this house couldn’t be more welcoming! Kitchen includes stainless steel appliances and a walkout to the back deck. Upstairs can be an office, 3rd bedroom, or bonus room. Home is complete with a garage, and off street parking.

19. 2021-10-14
    listed $170,000 Active 332-char remark

    Show marketing remark (332 chars)

    Beautiful 3 bedroom home! With recently stained hardwood floors, a fireplace, and original woodwork, this house couldn’t be more welcoming! Kitchen includes stainless steel appliances and a walkout to the back deck. Upstairs can be an office, 3rd bedroom, or bonus room. Home is complete with a garage, and off street parking.

20. 2019-04-08
    soldstatus $123,000
21. 2019-03-29
    soldstatus $123,000 392-char remark

    Show marketing remark (392 chars)

    Charming 3 bedroom home! The hardwood floors, Rookwood fireplace and original woodwork make this home so cozy! Kitchen is spacious with stainless steel appliances and a walkout to the back deck. Upstairs can be an office and 3rd bedroom or bonus room. Home is complete with a garage and off street parking, it has been freshly painted and roof was new October 2017! Seller paid Home warranty!

22. 2019-01-24
    listed $119,900 392-char remark

    Show marketing remark (392 chars)

    Charming 3 bedroom home! The hardwood floors, Rookwood fireplace and original woodwork make this home so cozy! Kitchen is spacious with stainless steel appliances and a walkout to the back deck. Upstairs can be an office and 3rd bedroom or bonus room. Home is complete with a garage and off street parking, it has been freshly painted and roof was new October 2017! Seller paid Home warranty!

23. 2019-01-05
    historical
24. 2018-12-27
    listed $126,000
25. 2008-02-29
    soldstatus $111,000
26. 2007-12-17
    listed $119,900
27. 2007-10-16
    soldstatus $47,000
28. 2007-10-16
    soldstatus $47,000
29. 2007-04-24
    listed $65,000

ⓘ 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: $725 · $60/mo
• Projected year-2 tax: $1,892 · $158/mo
• Expected delta: +$1,167/yr (+$97/mo · 161.1%)

ⓘ 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 · 19 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: $20,880
• − Mortgage interest: −$12,323
• − Property taxes: −$725
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,670
• − Management: −$1,670
• − Depreciation: −$6,400
• Taxable loss: −$3,009
• Est. tax savings @ 24.0%: +$722
• After-tax cash flow: $1,548/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: Southgate Independent
• NCES district ID: 2105460
• Math proficiency: 35% ▼ -5.00%
• Reading proficiency: 55% ▲ 5.00%
• Median HH income: $49,230
• Composite: 40.75/100
• National rank: #7579
• State rank: #119 of 173 in KY

Livability — Southgate

• Score: 85/100
• State rank: #45
• US rank: #513

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Southgate, KY
• County: Campbell County · 84,793 people
• 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

+253.8% since first listed

15 events — show timeline

• 2026-05-28 Listed $230,000 NKMLS
• 2021-12-06 Sold (Public Records) $181,000 Public Records
• 2021-11-30 Sold (MLS) $181,000 NKMLS
• 2021-10-18 Pending — NKMLS
• 2021-10-14 Listed $170,000 NKMLS
• 2019-04-08 Sold (Public Records) $123,000 Public Records
• 2019-03-29 Sold (MLS) $123,000 NKMLS
• 2019-01-24 Listed $119,900 NKMLS
• 2019-01-05 Listing Removed — NKMLS
• 2018-12-27 Listed $126,000 NKMLS
• 2008-02-29 Sold (MLS) $111,000 NKMLS
• 2007-12-17 Listed $119,900 NKMLS
• 2007-10-16 Sold (Public Records) $47,000 Public Records
• 2007-10-16 Sold (MLS) $47,000 NKMLS
• 2007-04-24 Listed $65,000 NKMLS

Property tax history

+3.9%/yr

Latest (2025): $725 · -3.8% YoY. Source: county tax records.