4334 Cobblewood Ct · Independence, KY 41051

$165,000

3 bd · 1.5 ba · 1,160 sqft · Other public records · 4 Days on market

1,307 sqft lot $297/mo HOA · 13% of rent

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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 +27.0/30.0
• DSCR +9.3/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Rent growth +3.8/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home was sold when submitted to the Northern Kentucky MLS.

Key facts

• Finished lower level
• Clubhouse with pool
• $297 HOA

Tags

• FINISHED LOWER LEVEL
• PATIO WITH PRIVACY FENCE
• CLUBHOUSE WITH POOL

Property features AI

Finance

• HOA & community: Monthly association with landscaping, pool and clubhouse (monthly fee applies)

Exterior

• Parking: Assigned parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Townhouse; Two levels; Existing structure
• Construction: Aluminum siding and brick exterior; Shingle roof; Poured concrete foundation
• Exterior features: Patio; Privacy fencing

Interior

• Kitchen: Electric oven and range; Dishwasher; Microwave; Refrigerator
• Bedrooms: Primary bedroom (14 x 12); Bedroom 2 (11 x 9); Bedroom 3 (13 x 9)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: In-basement laundry; Electric oven, Electric range, Dishwasher, Microwave, Refrigerator
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $165k.

Deal economics

• At list price, monthly cash flow is $461 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 9.6% vs local median 3.7% in Independence — 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 72/100 on livability (#130 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Kenton County (suburban): math 42% / reading 48% proficiency, ranked #14 of 165 in KY (top 8%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Beechgrove Elementary School (math 41% / reading 42%, grade F, #197 of 676 statewide, top 29%, 660 students, 61% FRL); Woodland Middle School (math 38% / reading 50%, grade D, #40 of 217 statewide, top 19%, 616 students, 48% FRL); Simon Kenton High School (math 40% / reading 44%, grade F, #32 of 254 statewide, top 13%, 1,859 students, 37% FRL) — zoned schools average 49% FRL vs 33% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.4%/yr); 257 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $5k 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 + 5.4% rent growth), your $46k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 22y 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 $100k; list at $165k implies a 65% gain — meaningful room to come down on a strong offer.

Recommended offer $165,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.39% ✓
• Cap rate: 9.65%
• Cash-on-cash: 11.98%
• DSCR: 1.53
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.37% rent growth · sell at horizon

5-year hold

• IRR: 4.6%
• Equity multiple: 1.18×
• Total profit: $8,395
• Equity at exit: $24,602

10-year hold

• IRR: 16.4%
• Equity multiple: 2.51×
• Total profit: $69,912
• Equity at exit: $14,266

Cash invested: $46,200 (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 41051

• Home prices YoY: -32.6%
• Rents YoY: 5.4%
• Active inventory: 257
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,294 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$120 /mo · $1,438/yr
• Insurance: −$69
• HOA: −$297
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $461

Break-even live

Break-even rent $1,710

Max offer price $165,000

Occupancy floor 75%

Sensitivity live

Price	-10% $555	-5% $508	+0% $461	+5% $414	+10% $368
Rent	-10% $280	-5% $371	+0% $461	+5% $552	+10% $642
Rate	-1.0pp $544	-0.5pp $503	base $461	+0.5pp $418	+1.0pp $375

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1047 Alpine Ct Independence, KY	3.0	2.0	1035	$2,400	$2.32	25d	1	0.19mi
9552 Apple Valley Dr Independence, KY	2.0	2.0	1100	$1,456	$1.32	3d	6	0.38mi
3924 Trappers Ct Florence, KY	3.0	1.5	1384	$2,380	$1.72	45d	1	0.50mi

HOA detail

• Monthly dues: $297 · $3,564/yr

Listing history 3 events

1. 2026-06-08
   status $165,000 Pending 4 DOM
2. 2026-06-07
   remarks 240-char remark
3. 2026-06-07
   listed $165,000 Active 4 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 KY · Resets to sale price

• Current annual tax: $1,438 · $120/mo
• Projected year-2 tax: $1,438 · $120/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,524
• − Mortgage interest: −$9,243
• − Property taxes: −$1,438
• − Insurance: −$825
• − Repairs & maintenance: −$2,202
• − Management: −$2,202
• − HOA: −$3,564
• − Depreciation: −$4,800
• Taxable income: $3,251
• Est. tax owed @ 24.0%: −$780
• After-tax cash flow: $4,753/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: Kenton County
• NCES district ID: 2103090
• Math proficiency: 42% ▼ -13.00%
• Reading proficiency: 48% ▼ -14.00%
• Median HH income: $66,183
• Composite: 40.17/100
• National rank: #3789
• State rank: #14 of 165 in KY

Livability — Independence

• Score: 72/100
• State rank: #130
• US rank: #6165

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Independence, KY
• County: Kenton County · 142,881 people
• City population: 33,054
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 33,054
• Household income: $104,201
• Rent vs Own: 12.5% rent · 87.5% own
• Severe rent burden: 243.0

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 (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2% Black 1% Asian 1%
• Common ancestry: Italian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 3% · China, Canada
• Languages at home: 96% English-only · Spanish 1% Chinese 1% Other Asian/Pacific 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: ▼ -105.60%
• Current HPI: 218.492
• Rent YoY: ▲ 5.37%
• 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

+292.9% since first listed

28 events — show timeline

• 2026-06-03 Listed $165,000 NKMLS
• 2022-09-02 Pending — NKMLS
• 2022-08-15 Sold (Public Records) $100,000 Public Records
• 2022-08-11 Sold (MLS) $100,000 NKMLS
• 2022-07-29 Listed $100,000 NKMLS
• 2016-11-07 Sold (Public Records) $83,000 Public Records
• 2016-10-31 Sold (MLS) $83,000 NKMLS
• 2016-10-31 Sold (MLS) $83,000 Metro Search MLS
• 2016-07-26 Listed $83,000 NKMLS
• 2016-07-26 Listed $83,000 Metro Search MLS
• 2016-07-25 Listing Removed — NKMLS
• 2016-07-25 Listing Removed — Metro Search MLS
• 2016-06-30 Listed $85,000 NKMLS
• 2016-06-30 Listed $85,000 Metro Search MLS
• 2010-02-11 Sold (Public Records) $79,900 Public Records
• 2010-02-05 Sold (MLS) $79,900 NKMLS
• 2009-12-10 Listed $79,900 NKMLS
• 2009-10-07 Sold (MLS) $55,000 NKMLS
• 2009-08-27 Listed $59,000 NKMLS
• 2005-08-11 Sold (Public Records) $88,000 Public Records
• 2005-08-05 Sold (MLS) $88,000 NKMLS
• 2005-05-08 Listed $95,000 NKMLS
• 2005-01-05 Sold (Public Records) $85,000 Public Records
• 2004-12-30 Sold (MLS) $85,000 NKMLS
• 2004-09-07 Listed $87,900 NKMLS
• 2002-04-12 Sold (Public Records) $71,000 Public Records
• 1990-09-18 Sold (Public Records) $44,500 Public Records
• 1988-09-30 Sold (Public Records) $42,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $1,438 · +13.2% YoY. Source: county tax records.