836 Oak St · Ludlow, KY 41016

$189,900

4 bd · 2.0 ba · 1,808 sqft · SingleFamily public records · 4 Days on market

Built 1912 3,049 sqft lot Est $322k · 41% under

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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 +25.5/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +6.2/10.0
• Livability +4.4/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully finished home with 3 bedrooms, large kitchen, dining room, 2 full baths and a room on the 2nd floor that could be a family room or used as a 4th bedroom.

Key facts

• Large kitchen
• Italianate style
• Solid wood doors

Tags

• ITALIANATE STYLE
• DECORATIVE FIREPLACE MANTELS
• STAINED GLASS TRANSOM WINDOW
• SOLID WOOD DOORS
• LARGE KITCHEN
• FENCED PRIVATE BACKYARD

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Single family house; Two levels; Built in 1912; Metal roof; Stone foundation
• Construction: Vinyl siding
• Exterior features: Covered patio; Privacy fencing; Vinyl window frames; City street frontage

Interior

• Kitchen: Electric oven; Electric range; Dishwasher; Microwave; Refrigerator
• Bedrooms: Primary bedroom (15 x 15); Bedroom 2 (15 x 15); Bedroom 3 (14 x 10); Bedroom 4 (12 x 9)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Pocket doors; Eat-in kitchen; Chandelier; Natural woodwork; Inoperable fireplace
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $376 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Cap rate 9.1% vs local median 2.8% in Ludlow — 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 87/100 on livability (#36 in KY, #326 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, cost of living A+.
• Ludlow Independent (suburban): math 26% / reading 33% proficiency, ranked #105 of 165 in KY (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Mary A. Goetz Elementary School (math 26% / reading 32%, grade F, #424 of 676 statewide, top 63%, 464 students, 65% FRL); Ludlow High School (math 27% / reading 37%, grade F, #97 of 254 statewide, top 46%, 364 students, 64% FRL).
• Market conditions: 92 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 699 units permitted in Kenton County in 2024 (287 in 5+ unit buildings).
• This rent runs 36% of the median local income ($71k/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.
• Kenton County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $100k; list at $190k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1912 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,900

Questions for the listing agent

1. Built in 1912 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.12% ✓
• Cap rate: 9.09%
• Cash-on-cash: 9.99%
• DSCR: 1.44
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $321,824
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
607 Elm St	0.29mi	3/2.0 (-1)	1,808 (0%)	3mo	$331,000	$183	79
442 Oak St	0.49mi	4/2.0	1,836 (+2%)	3mo	$305,100	$166	72
210 Pleasant St	0.22mi	4/1.5	1,696 (-6%)	9mo	$210,000	$124	70
231 Shelby St	0.42mi	3/1.5 (-1)	1,864 (+3%)	1mo	$170,000	$91	67
476 Elm St	0.46mi	3/2.5 (-1)	1,764 (-2%)	1mo	$336,000	$190	67
438 Linden St	0.47mi	3/2.5 (-1)	1,824 (+1%)	5mo	$325,000	$178	65
638 Delhi Ave	0.66mi	4/2.5	1,862 (+3%)	1mo	$41,500	$22	61
306 Stokesay St	0.25mi	3/2.0 (-1)	1,638 (-9%)	8mo	$313,500	$191	61
415 Oak St	0.53mi	4/2.0	1,728 (-4%)	10mo	$280,000	$162	60
545 Elm St	0.32mi	3/1.5 (-1)	1,596 (-12%)	2mo	$332,000	$208	57
26 Butler St	0.70mi	3/2.5 (-1)	1,858 (+3%)	6mo	$338,000	$182	50
657 Sedam St	0.75mi	3/2.0 (-1)	1,624 (-10%)	11mo	$37,500	$23	34

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: -3.4%
• Equity multiple: 0.87×
• Total profit: $-6,777
• Equity at exit: $28,315

10-year hold

• IRR: 6.3%
• Equity multiple: 1.47×
• Total profit: $25,058
• Equity at exit: $16,419

Cash invested: $53,172 (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: 7.5×

Monthly cashflow live

• Estimated rent: $2,118 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$155 /mo · $1,862/yr
• Insurance: −$79
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $376

Break-even live

Break-even rent $1,641

Max offer price $189,900

Occupancy floor 77%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2454 River Rd Unit 2 Cincinnati, OH	4.0	1.0	1400	$1,595	$1.14	23d	1	0.77mi
22 Swain Ct Covington, KY	1.0–3.0	1.0–2.0	951	$2,295	$2.41	1d	3	1.38mi
927 Chateau Ave Cincinnati, OH	3.0	1.0	1354	$1,550	$1.14	21d	1	1.45mi

Listing history 9 events

1. 2026-05-22
   listed $189,900 Active
2. 2016-05-03
   soldstatus $100,000
3. 2016-04-29
   soldstatus $100,000 165-char remark

   Show marketing remark (165 chars)

   Beautifully finished home with 3 bedrooms, large kitchen, dining room, 2 full baths and a room on the 2nd floor that could be a family room or used as a 4th bedroom.

4. 2015-07-09
   listed $106,900 165-char remark

   Show marketing remark (165 chars)

   Beautifully finished home with 3 bedrooms, large kitchen, dining room, 2 full baths and a room on the 2nd floor that could be a family room or used as a 4th bedroom.

5. 2012-04-30
   soldstatus $29,000 96-char remark

   Show marketing remark (96 chars)

   This is a Fannie Mae Homepath Property. Two story, 3 Bedroom, front porch, needs TLC. Sold AS-IS

6. 2012-03-09
   listed $40,000 96-char remark

   Show marketing remark (96 chars)

   This is a Fannie Mae Homepath Property. Two story, 3 Bedroom, front porch, needs TLC. Sold AS-IS

7. 2007-06-01
   soldstatus $113,500
8. 2007-05-31
   soldstatus $113,500
9. 2007-03-12
   listed $114,900

ⓘ 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: $1,862 · $155/mo
• Projected year-2 tax: $1,862 · $155/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 8/10 Severe FEMA zone X (shaded) · 91% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,412
• − Mortgage interest: −$10,637
• − Property taxes: −$1,862
• − Insurance: −$1,747
• − Repairs & maintenance: −$2,033
• − Management: −$2,033
• − Depreciation: −$5,524
• Taxable income: $1,576
• Est. tax owed @ 24.0%: −$378
• After-tax cash flow: $4,138/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: Ludlow Independent
• NCES district ID: 2103630
• Math proficiency: 26% ▼ -17.00%
• Reading proficiency: 33% ▼ -26.00%
• Median HH income: $44,821
• Composite: 25.27/100
• National rank: #7492
• State rank: #105 of 165 in KY

Livability — Ludlow

• Score: 87/100
• State rank: #36
• US rank: #326

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ludlow, KY
• County: Kenton County · 142,881 people
• City population: 5,795
• 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

+65.3% since first listed

9 events — show timeline

• 2026-05-22 Listed $189,900 NKMLS
• 2016-05-03 Sold (Public Records) $100,000 Public Records
• 2016-04-29 Sold (MLS) $100,000 NKMLS
• 2015-07-09 Listed $106,900 NKMLS
• 2012-04-30 Sold (MLS) $29,000 NKMLS
• 2012-03-09 Listed $40,000 NKMLS
• 2007-06-01 Sold (Public Records) $113,500 Public Records
• 2007-05-31 Sold (MLS) $113,500 NKMLS
• 2007-03-12 Listed $114,900 NKMLS

Property tax history

+14.5%/yr

Latest (2025): $1,862 · +0.4% YoY. Source: county tax records.