4347 Huntington Ave · Covington, KY 41015

$169,900

4 bd · 1.5 ba · 1,552 sqft · SingleFamily public records · 30 Days on market

Built 1914 2,184 sqft lot Est $237k · 28% 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 +22.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +5.3/10.0
• 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

Freshly painted, cleaned, updated. Priced to sell*

Key facts

• Open feel
• Private retreat
• Versatile bonus room

Tags

• FIRST-FLOOR MASTER SUITE
• VERSATILE BONUS ROOM
• PRIVATE RETREAT
• OPEN FEEL

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single family residence; Two levels
• Construction: Built in 1914; Vinyl siding; Wood siding; Poured concrete foundation
• Exterior features: Small lot (approximately 0.05 acre); Public water; Public sewer; Natural gas available

Interior

• Kitchen: Gas Range; Microwave; Refrigerator
• Bedrooms: Primary Bedroom (15 x 12); Bedroom 2 (15 x 12); Bedroom 3 (6 x 11)
• Bathrooms: 1 full bathroom; 1 half bathroom; Primary Bath (4 x 4); Bathroom 2 (8 x 8)
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Fireplace; Gas Range; Microwave; Refrigerator

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $167k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% 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: Latonia Elementary School (math 12% / reading 32%, grade F, #525 of 676 statewide, top 82%, 285 students, 87% 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).
• Market conditions: 161 active listings in the ZIP; 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.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 4 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 $43k; list at $170k implies a 299% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1914 — 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 $167,351 (1.5% below list)

Questions for the listing agent

1. Built in 1914 — 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: 1.03% ✓
• Cap rate: 8.39%
• Cash-on-cash: 7.48%
• DSCR: 1.33
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $237,456
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4344 Decoursey Ave	0.05mi	4/2.0	1,700 (+10%)	4mo	$239,000	$141	76
4415 Huntington Ave	0.06mi	3/1.0 (-1)	1,400 (-10%)	3mo	$217,500	$155	72
4312 Church St	0.36mi	3/2.0 (-1)	1,615 (+4%)	0mo	$226,600	$140	69
12 N Sunset Pl	0.42mi	3/1.5 (-1)	1,494 (-4%)	9mo	$229,000	$153	62
3905 Locke St	0.55mi	3/1.5 (-1)	1,605 (+3%)	4mo	$250,000	$156	60
141 E 42nd St	0.27mi	3/2.0 (-1)	1,730 (+12%)	3mo	$80,000	$46	58
18 Doris Dr	0.52mi	3/1.5 (-1)	1,440 (-7%)	5mo	$242,000	$168	55
116 E 42nd St	0.34mi	3/2.0 (-1)	1,758 (+13%)	1mo	$140,000	$80	54
3929 Lincoln Ave	0.41mi	3/2.0 (-1)	1,734 (+12%)	4mo	$259,900	$150	51
4610 Huntington Ave	0.32mi	3/1.0 (-1)	1,339 (-14%)	6mo	$115,000	$86	50
3517 Glenn Ave	0.65mi	3/1.5 (-1)	1,404 (-10%)	5mo	$230,000	$164	44
4904 Church St	0.65mi	3/2.0 (-1)	1,400 (-10%)	9mo	$250,000	$179	39

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-8,671
• Equity at exit: $25,333

10-year hold

• IRR: 4.8%
• Equity multiple: 1.35×
• Total profit: $16,666
• Equity at exit: $14,690

Cash invested: $47,572 (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 41015

• Active inventory: 161
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,756 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$129 /mo · $1,544/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $297

Break-even live

Break-even rent $1,380

Max offer price $169,900

Occupancy floor 78%

Sensitivity live

Price	-10% $393	-5% $345	+0% $297	+5% $248	+10% $200
Rent	-10% $158	-5% $227	+0% $297	+5% $366	+10% $435
Rate	-1.0pp $382	-0.5pp $340	base $297	+0.5pp $252	+1.0pp $208

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $169,900 Active 30 DOM
2. 2026-06-18
   days on market $169,900 Active 27 DOM
3. 2026-06-17
   days on market $169,900 Active 26 DOM
4. 2026-06-16
   days on market $169,900 Active 25 DOM
5. 2026-06-15
   days on market $169,900 Active 24 DOM
6. 2026-06-09
   days on market $169,900 Active 18 DOM
7. 2026-06-08
   days on market $169,900 Active 17 DOM
8. 2026-06-07
   days on market $169,900 Active 16 DOM
9. 2026-06-03
   days on market $169,900 Active 12 DOM
10. 2026-06-02
    days on market $169,900 Active 11 DOM
11. 2026-06-01
    days on market $169,900 Active 10 DOM
12. 2026-05-31
    days on market $169,900 Active 9 DOM
13. 2026-05-22
    listed $169,900 Active
14. 2014-08-20
    soldstatus $42,550 50-char remark

    Show marketing remark (50 chars)

    Freshly painted, cleaned, updated. Priced to sell*

15. 2014-06-23
    listed $49,900 50-char remark

    Show marketing remark (50 chars)

    Freshly painted, cleaned, updated. Priced to sell*

16. 2009-05-30
    historical
17. 2008-10-08
    listed $69,900
18. 2008-07-12
    historical
19. 2007-11-05
    listed $82,900
20. 1993-02-22
    soldstatus $21,000
21. 1992-10-21
    soldstatus $10,000
22. 1990-07-25
    soldstatus $15,000

ⓘ 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: $1,544 · $129/mo
• Projected year-2 tax: $1,544 · $129/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥102°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: $21,067
• − Mortgage interest: −$9,517
• − Property taxes: −$1,544
• − Insurance: −$850
• − Repairs & maintenance: −$1,685
• − Management: −$1,685
• − Depreciation: −$4,943
• Taxable income: $844
• Est. tax owed @ 24.0%: −$202
• After-tax cash flow: $3,356/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
• City population: 34,373
• Population (ZIP): 20,396

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 (90%)
• Race & ethnicity: White 90% Two or more races 6% Black 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Arabic 1% French/Haitian/Cajun 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: ▼ -110.37%
• Current HPI: 203.7263
• Rent YoY: —
• Metro: —
• 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

+1032.7% since first listed

10 events — show timeline

• 2026-05-22 Listed $169,900 NKMLS
• 2014-08-20 Sold (MLS) $42,550 NKMLS
• 2014-06-23 Listed $49,900 NKMLS
• 2009-05-30 Listing Removed — NKMLS
• 2008-10-08 Listed $69,900 NKMLS
• 2008-07-12 Listing Removed — NKMLS
• 2007-11-05 Listed $82,900 NKMLS
• 1993-02-22 Sold (Public Records) $21,000 Public Records
• 1992-10-21 Sold (Public Records) $10,000 Public Records
• 1990-07-25 Sold (Public Records) $15,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,544 · +0.7% YoY. Source: county tax records.