319 Altamont Rd · Covington, KY 41016

$100,000

2 bd · 1.0 ba · 904 sqft · SingleFamily public records · 44 Days on market

Built 1972 1,856 sqft lot Est $153k · 35% under

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Why rent when you could own! This one is move-in ready or add to your rental portfolio. Charming Cottage with loft minutes from Devou Park and MainStrasse Village. New Deck, New appliances, New water heater, New Carpet/Flooring throughout. Front Door to be painted soon.

Key facts

• Spacious back porch
• Versatile loft space
• Open layout

Tags

• OPEN LAYOUT
• VERSATILE LOFT SPACE
• SPACIOUS BACK PORCH
• FULLY FENCED YARD
• FANTASTIC LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $517 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.3% vs local median 5.3% in Covington — 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 86/100 on livability (#40 in KY, #376 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment D+.
• Covington Independent (suburban): math 10% / reading 27% proficiency, ranked #162 of 165 in KY (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: John G Carlisle Elementary (math 2% / reading 27%, grade F, #620 of 676 statewide, top 93%, 304 students, 81% FRL); Holmes Middle School (math 8% / reading 26%, grade F, #211 of 217 statewide, top 97%, 656 students, 84% FRL); Holmes High School (math 12% / reading 17%, grade F, #227 of 254 statewide, top 89%, 878 students, 80% FRL) — zoned schools at 82% FRL track the district average.
• Market conditions: 92 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 699 units permitted in Kenton County in 2024 (287 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Kenton County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y ago; this cycle's ask has dropped $25k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.64% ✓
• Cap rate: 13.29%
• Cash-on-cash: 24.99%
• DSCR: 2.11
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $152,776
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1232 Clark St	0.29mi	2/2.0	946 (+5%)	5mo	$203,000	$215	70
1319 Hazen St	0.36mi	2/1.0	874 (-3%)	11mo	$135,000	$154	68
1111 John St	0.46mi	2/1.0	816 (-10%)	3mo	$132,000	$162	60
343 Hazen St	0.27mi	2/1.0	1,000 (+11%)	15mo	$255,000	$255	58
1037 John St	0.48mi	2/1.0	1,000 (+11%)	4mo	$65,550	$66	56
1222 John St	0.42mi	3/1.0 (+1)	812 (-10%)	2mo	$48,000	$59	56
215 Oak St	0.47mi	2/1.0	1,007 (+11%)	4mo	$174,400	$173	56
114 Ash St	0.47mi	2/1.5	960 (+6%)	14mo	$189,900	$198	54
40 Carneal St	0.50mi	2/1.0	840 (-7%)	14mo	$199,000	$237	53
323 Linden St	0.58mi	2/1.0	992 (+10%)	6mo	$153,000	$154	52
336 Oak St	0.62mi	2/1.0	992 (+10%)	14mo	$140,000	$141	43
246 Glenwood Ave	0.64mi	2/1.0	1,037 (+15%)	9mo	$175,000	$169	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.9%
• Equity multiple: 1.60×
• Total profit: $16,776
• Equity at exit: $14,910

10-year hold

• IRR: 23.7%
• Equity multiple: 3.05×
• Total profit: $57,295
• Equity at exit: $8,646

Cash invested: $28,000 (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 41016

• Active inventory: 92
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,640 high
• Mortgage (P&I): −$524
• Tax from tax record: −$146 /mo · $1,757/yr
• Insurance: −$42
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $517

Break-even live

Break-even rent $986

Max offer price $100,000

Occupancy floor 64%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1261 Parkway Ave Covington, KY	1.0–2.0	1.0	850	$1,375	$1.62	4d	3	0.22mi
22 Swain Ct Covington, KY	1.0–3.0	1.0–2.0	951	$1,895	$1.99	1d	3	0.33mi
47 Ash St Ludlow, KY	1.0	1.0	850	$950	$1.12	11d	1	0.41mi
105 Ash St Unit 1364141P Ludlow, KY	2.0	1.0	699	$2,906	$4.16	7d	1	0.43mi
336 Elm St Unit 4 Ludlow, KY	2.0	1.0	1100	$1,350	$1.23	43d	1	0.64mi
336 Elm St Unit 2 Ludlow, KY	2.0	1.0	1050	$1,275	$1.21	1d	1	0.64mi
2361 Maryland Ave Cincinnati, OH	2.0	1.0	750	$1,200	$1.60	23d	1	1.16mi
231 W 4th St Cincinnati, OH	1.0	1.0	914	$1,575	$1.72	23d	1	1.20mi
515 Main St Covington, KY	1.0–2.0	1.0–2.0	934	$2,215	$2.37	1d	8	1.21mi
205 W 4th St Cincinnati, OH	2.0	1.0–2.0	648	$2,162	$3.33	1d	44	1.25mi
2600 Bushnell St Cincinnati, OH	2.0	2.0	937	$1,295	$1.38	23d	1	1.28mi
151 W 4th St Cincinnati, OH	2.0	1.0	726	$2,399	$3.30	1d	102	1.28mi
464 Grand Ave #1 Cincinnati, OH	1.0	1.0	750	$1,100	$1.47	17d	1	1.35mi
211 W 9th St Unit 5 Cincinnati, OH	2.0	1.5	900	$1,300	$1.44	2d	1	1.35mi
218 W 5th St Covington, KY	1.0	1.0	800	$1,595	$1.99	14d	1	1.35mi
135 Garfield Pl Cincinnati, OH	1.0	1.0	670	$1,413	$2.11	1d	6	1.35mi
44 W Freedom Way Cincinnati, OH	2.0	1.0–2.0	943	$2,859	$3.03	1d	28	1.37mi
151 Seventh St W Cincinnati, OH	2.0	1.0–2.0	1191	$2,129	$1.79	1d	4	1.38mi
50 W Rivercenter Blvd Covington, KY	1.0–2.0	1.0–2.5	1273	$3,640	$2.86	1d	9	1.39mi
309 Vine St Cincinnati, OH	1.0–3.0	1.0–2.0	955	$2,467	$2.58	1d	15	1.41mi
1000 Parkvale Ct Park Hills, KY	2.0	1.0	850	$1,495	$1.76	43d	1	1.41mi
1 W 4th St Cincinnati, OH	3.0	1.0–3.5	1675	$6,550	$3.91	2d	96	1.42mi
1002 Parkvale Ct Unit 1002 3 Park Hills, KY	1.0	1.0	750	$925	$1.23	7d	1	1.42mi
1002 Parkvale Ct Unit 1004 1 Park Hills, KY	2.0	1.0	850	$995	$1.17	43d	1	1.42mi
111 Garfield Pl Unit GAR-0105 Cincinnati, OH	1.0	1.0	750	$1,190	$1.59	4d	1	1.42mi
124 W 9th St Unit 1523602P Cincinnati, OH	1.0	1.0	807	$6,605	$8.18	2d	1	1.43mi
26 W 7th St Cincinnati, OH	1.0	1.0	653	$998	$1.53	2d	1	1.45mi
210 W 12th St Unit 218 504 AMI Cincinnati, OH	1.0	1.0	643	$1,275	$1.98	4d	1	1.46mi
7 W 7th St Cincinnati, OH	1.0–2.0	1.0–2.0	976	$3,420	$3.50	2d	65	1.47mi
103 W Court St Unit 201 Cincinnati, OH	1.0	1.0	687	$1,090	$1.59	23d	1	1.47mi
633 Hawthorne Ave Unit 1 Cincinnati, OH	1.0	1.0	600	$850	$1.42	23d	1	1.47mi
633 Hawthorne Ave Unit 2 Cincinnati, OH	3.0	1.0	1000	$1,400	$1.40	23d	1	1.47mi
635 Hawthorne Ave #1 Cincinnati, OH	1.0	1.0	600	$850	$1.42	23d	1	1.48mi
19 Garfield Pl Cincinnati, OH	1.0–2.0	1.0–2.0	1680	$2,260	$1.34	1d	11	1.48mi
19 Garfield Pl Cincinnati, OH	1.0–2.0	1.0–2.0	1054	$2,300	$2.18	43d	20	1.48mi

Listing history 18 events

1. 2026-04-08
   status Pending
2. 2026-04-03
   price $100,000
3. 2026-02-23
   listed $125,000 Active
4. 2026-02-23
   historical
5. 2025-10-24
   price $140,000
6. 2025-10-14
   listed $145,000 Active
7. 2024-03-29
   soldstatus $129,995 Sold 270-char remark

   Show marketing remark (270 chars)

   Why rent when you could own! This one is move-in ready or add to your rental portfolio. Charming Cottage with loft minutes from Devou Park and MainStrasse Village. New Deck, New appliances, New water heater, New Carpet/Flooring throughout. Front Door to be painted soon.

8. 2024-02-29
   status Pending 270-char remark

   Show marketing remark (270 chars)

   Why rent when you could own! This one is move-in ready or add to your rental portfolio. Charming Cottage with loft minutes from Devou Park and MainStrasse Village. New Deck, New appliances, New water heater, New Carpet/Flooring throughout. Front Door to be painted soon.

9. 2024-02-16
   status Active 270-char remark

   Show marketing remark (270 chars)

   Why rent when you could own! This one is move-in ready or add to your rental portfolio. Charming Cottage with loft minutes from Devou Park and MainStrasse Village. New Deck, New appliances, New water heater, New Carpet/Flooring throughout. Front Door to be painted soon.

10. 2024-02-05
    status Pending 270-char remark

    Show marketing remark (270 chars)

    Why rent when you could own! This one is move-in ready or add to your rental portfolio. Charming Cottage with loft minutes from Devou Park and MainStrasse Village. New Deck, New appliances, New water heater, New Carpet/Flooring throughout. Front Door to be painted soon.

11. 2024-01-25
    status Active 270-char remark

    Show marketing remark (270 chars)

    Why rent when you could own! This one is move-in ready or add to your rental portfolio. Charming Cottage with loft minutes from Devou Park and MainStrasse Village. New Deck, New appliances, New water heater, New Carpet/Flooring throughout. Front Door to be painted soon.

12. 2024-01-18
    status Pending 270-char remark

    Show marketing remark (270 chars)

    Why rent when you could own! This one is move-in ready or add to your rental portfolio. Charming Cottage with loft minutes from Devou Park and MainStrasse Village. New Deck, New appliances, New water heater, New Carpet/Flooring throughout. Front Door to be painted soon.

13. 2024-01-12
    status Active 270-char remark

    Show marketing remark (270 chars)

    Why rent when you could own! This one is move-in ready or add to your rental portfolio. Charming Cottage with loft minutes from Devou Park and MainStrasse Village. New Deck, New appliances, New water heater, New Carpet/Flooring throughout. Front Door to be painted soon.

14. 2024-01-08
    status Pending 270-char remark

    Show marketing remark (270 chars)

    Why rent when you could own! This one is move-in ready or add to your rental portfolio. Charming Cottage with loft minutes from Devou Park and MainStrasse Village. New Deck, New appliances, New water heater, New Carpet/Flooring throughout. Front Door to be painted soon.

15. 2024-01-04
    status Active 270-char remark

    Show marketing remark (270 chars)

    Why rent when you could own! This one is move-in ready or add to your rental portfolio. Charming Cottage with loft minutes from Devou Park and MainStrasse Village. New Deck, New appliances, New water heater, New Carpet/Flooring throughout. Front Door to be painted soon.

16. 2023-12-27
    historical 270-char remark

    Show marketing remark (270 chars)

    Why rent when you could own! This one is move-in ready or add to your rental portfolio. Charming Cottage with loft minutes from Devou Park and MainStrasse Village. New Deck, New appliances, New water heater, New Carpet/Flooring throughout. Front Door to be painted soon.

17. 2023-12-26
    listed $134,900 Active 270-char remark

    Show marketing remark (270 chars)

    Why rent when you could own! This one is move-in ready or add to your rental portfolio. Charming Cottage with loft minutes from Devou Park and MainStrasse Village. New Deck, New appliances, New water heater, New Carpet/Flooring throughout. Front Door to be painted soon.

18. 2023-10-02
    soldstatus $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: $1,757 · $146/mo
• Projected year-2 tax: $1,757 · $146/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 9/10 Extreme FEMA zone X (unshaded) · 99% 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: $19,679
• − Mortgage interest: −$5,602
• − Property taxes: −$1,757
• − Insurance: −$1,298
• − Repairs & maintenance: −$1,574
• − Management: −$1,574
• − Depreciation: −$2,909
• Taxable income: $4,965
• Est. tax owed @ 24.0%: −$1,192
• After-tax cash flow: $5,007/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: Covington Independent
• NCES district ID: 2101350
• Math proficiency: 10% ▼ -20.00%
• Reading proficiency: 27% ▼ -14.00%
• Median HH income: $33,681
• Composite: 15.04/100
• National rank: #9353
• State rank: #162 of 165 in KY

Livability — Covington

• Score: 86/100
• State rank: #40
• US rank: #376

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Covington, KY
• County: Kenton County · 142,881 people
• City population: 34,373
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 5,795
• Household income: $71,172
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 95.0

Population outlook (Kenton County) Hauer SSP2

• Today (2025): 174,205 people
• By 2030: 177,897 · +2.1%
• By 2040: 182,671 · +4.9%
• By 2050: 183,543 · +5.4%
• By 2075: 178,977 · +2.7%
• By 2100: 159,920 · -8.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 10% Hispanic / Latino 8% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Romanian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Kenton

• 2024 margin: Strong R (+21.7) · D 38.2% · R 59.9% · Other 1.9%
• 2008→2024 swing: -0.9pp no change · 2008: -20.9pp · 2024: -21.7pp
• All cycles: 2024: R+21.7 2020: R+19.3 2016: R+26.1 2012: R+24.3 2008: R+20.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -141.84%
• Current HPI: 215.1436
• Rent YoY: —
• 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

+53.8% since first listed

18 events — show timeline

• 2026-04-08 Pending — NKMLS
• 2026-04-03 Price Changed $100,000 NKMLS
• 2026-02-23 Listing Removed — NKMLS
• 2026-02-23 Listed $125,000 NKMLS
• 2025-10-24 Price Changed $140,000 NKMLS
• 2025-10-14 Listed $145,000 NKMLS
• 2024-03-29 Sold (MLS) $129,995 NKMLS
• 2024-02-29 Pending — NKMLS
• 2024-02-16 Relisted — NKMLS
• 2024-02-05 Pending — NKMLS
• 2024-01-25 Relisted — NKMLS
• 2024-01-18 Pending — NKMLS
• 2024-01-12 Relisted — NKMLS
• 2024-01-08 Pending — NKMLS
• 2024-01-04 Relisted — NKMLS
• 2023-12-27 Listing Removed — NKMLS
• 2023-12-26 Listed $134,900 NKMLS
• 2023-10-02 Sold (Public Records) $65,000 Public Records

Property tax history

+27.4%/yr

Latest (2025): $1,757 · +93.6% YoY. Source: county tax records.