246 Linden Ave · Southgate, KY 41071

$185,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 22 Days on market

Built 1930 5,401 sqft lot Est $183k · at est.

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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 +13.6/30.0
• ARV discount +7.0/15.0
• Livability +4.2/5.0
• DSCR +4.1/10.0
• Schools +4.1/10.0
• 1% rule +3.8/10.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Close to everything and a very walkable neighborhood. This two bedroom home features hardwood floors, built in garage, private backyard, central air and an excellent porch with glassed in area. Old world charm beautiful fireplace in living room with picture frame hardwood flooring in both living room and dining. Washer, dryer, stove & refrigerator are included. Showings start on Wednesday 6/3/26. Images with furniture are AI generated.

Key facts

• Private backyard
• Central air
• Hardwood floors

Tags

• HARDWOOD FLOORS
• PRIVATE BACKYARD
• CENTRAL AIR
• FIREPLACE IN LIVING ROOM

Property features AI

Exterior

• Parking: Driveway; Garage faces front; 1-car garage
• Utilities: Public water; Public sewer; Cable available; Natural gas available
• Home design: Single family residence; Two levels; Existing structure; City street frontage
• Construction: Block foundation; Block, cedar, concrete, stone, and wood siding construction
• Exterior features: Covered, enclosed porch; Private yard; Partial fencing; Sloped lot; Double-hung windows with wood frames; Shingle roof

Interior

• Kitchen: Gas range; Gas oven; Refrigerator
• Bedrooms: Primary bedroom (14 x 12); Bedroom 2 (12 x 10)
• Bathrooms: 1 full bathroom (9 x 8)
• Heating & cooling: Central air; Has heating
• Interior features: Built-in features; Natural woodwork; Stone gas fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $9 ($104/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 $163k (11.9% below list).
• Recommended offer: $163k (11.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.0% 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; 13 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 33% 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y 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 $83k; list at $185k implies a 123% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $162,927 (11.9% below list)

Questions for the listing agent

1. Built in 1930 — 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: 0.88% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.20%
• DSCR: 1.01
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $183,168
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2235 Joyce Ave	0.16mi	2/1.5	923 (+7%)	1mo	$243,000	$263	78
377 Linden Ave	0.24mi	2/1.0	900 (+4%)	10mo	$183,000	$203	74
103 Joyce Ave	0.15mi	2/1.0	970 (+12%)	1mo	$150,000	$155	72
2116 Joyce Ave	0.34mi	2/1.0	944 (+9%)	6mo	$226,000	$239	63
225 Beech Rd	0.31mi	2/1.0	955 (+10%)	6mo	$180,000	$188	63
2115 Joyce Ave	0.35mi	2/1.0	936 (+8%)	8mo	$198,000	$212	63
7 E Ridge Pl	0.50mi	2/1.0	832 (-4%)	11mo	$167,500	$201	62
2122 Joyce Ave	0.32mi	3/1.5 (+1)	944 (+9%)	2mo	$233,000	$247	61
2106 New Linden Rd	0.37mi	2/1.0	936 (+8%)	14mo	$220,000	$235	57
221 Electric Ave	0.24mi	3/1.0 (+1)	952 (+10%)	14mo	$168,500	$177	55
249 Bluegrass Ave	0.41mi	1/1.5 (-1)	936 (+8%)	7mo	$150,000	$160	54
25 Greenwood Ave	0.65mi	3/2.0 (+1)	825 (-4%)	7mo	$325,000	$394	48

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: -14.1%
• Equity multiple: 0.49×
• Total profit: $-26,671
• Equity at exit: $27,584

10-year hold

• IRR: -2.9%
• Equity multiple: 0.79×
• Total profit: $-10,824
• Equity at exit: $15,995

Cash invested: $51,800 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,629 high
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $9

Break-even live

Break-even rent $1,618

Max offer price $185,000

Occupancy floor 94%

Sensitivity live

Price	-10% $136	-5% $73	+0% $9	+5% $-55	+10% $-119
Rent	-10% $-120	-5% $-56	+0% $9	+5% $73	+10% $137
Rate	-1.0pp $102	-0.5pp $56	base $9	+0.5pp $-39	+1.0pp $-88

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2335 Alexandria Pike Southgate, KY	2.0	1.0	557	$1,140	$2.04	4d	17	0.19mi
3949 Vision CIR Southgate, KY	1.0–2.0	1.0–2.0	1132	$2,515	$2.22	0d	9	0.21mi
35 Gettysburg Square Rd Fort Thomas, KY	1.0–2.0	1.0	800	$1,630	$2.04	0d	28	0.68mi
926 Ravine Cir Southgate, KY	1.0–3.0	1.0–2.0	954	$1,371	$1.44	0d	7	0.71mi
40 Edwards Ct Fort Thomas, KY	2.0	1.0	1013	$2,100	$2.07	4d	1	0.79mi
1700 Aspen Pines Dr Wilder, KY	1.0–3.0	1.0–2.5	1420	$1,895	$1.33	0d	14	1.08mi
1114 Columbia St Unit 2 Newport, KY	1.0	1.0	925	$1,550	$1.68	46d	1	1.18mi
920 Washington Ave Unit 10 Newport, KY	1.0	1.0	600	$955	$1.59	26d	1	1.28mi
24 Woodland Hills Dr #11 Southgate, KY	2.0	2.0	950	$1,445	$1.52	10d	1	1.32mi
911 Putnam St #2 Newport, KY	2.0	1.0	1000	$1,600	$1.60	23d	1	1.35mi
835 York St Unit 2 Newport, KY	1.0	1.0	1000	$1,295	$1.29	19d	1	1.40mi
1914 Eastern Ave Apt 1 Covington, KY	2.0	1.0	750	$1,200	$1.60	26d	1	1.49mi
1914 Eastern Ave Apt 3 Covington, KY	1.0	1.0	900	$995	$1.11	17d	1	1.49mi

Listing history 16 events

1. 2026-06-22
   days on market $185,000 Active 22 DOM
2. 2026-06-21
   days on market $185,000 Active 21 DOM
3. 2026-06-18
   days on market $185,000 Active 18 DOM
4. 2026-06-17
   days on market $185,000 Active 17 DOM
5. 2026-06-16
   days on market $185,000 Active 16 DOM
6. 2026-06-16
   remarks 441-char remark
7. 2026-06-15
   days on market $185,000 Active 15 DOM
8. 2026-06-13
   days on market $185,000 Active 13 DOM
9. 2026-06-13
   days on market $185,000 Active 12 DOM
10. 2026-06-09
    days on market $185,000 Active 9 DOM
11. 2026-06-08
    days on market $185,000 Active 8 DOM
12. 2026-06-07
    days on market $185,000 Active 7 DOM
13. 2026-06-03
    days on market $185,000 Active 3 DOM
14. 2026-06-02
    days on market $185,000 Active 2 DOM
15. 2026-06-01
    remarks 413-char remark
16. 2026-06-01
    listed $185,000 Active 1 DOM

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

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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,551
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$1,564
• − Management: −$1,564
• − Depreciation: −$5,382
• Taxable loss: −$3,022
• Est. tax savings @ 24.0%: +$725
• After-tax cash flow: $829/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

+122.9% since first listed

6 events — show timeline

• 2026-05-31 Listed $185,000 NKMLS
• 2020-03-30 Sold (Public Records) $83,000 Public Records
• 2007-02-28 Listing Removed — NKMLS
• 2006-11-01 Sold (Public Records) $83,000 Public Records
• 2006-07-13 Listed $114,900 NKMLS
• 2006-05-26 Sold (Public Records) $83,000 Public Records

Property tax history

-5.9%/yr

Latest (2025): $193 · -7.5% YoY. Source: county tax records.