408 Oak St · Ludlow, KY 41016

$105,000

1 bd · 1.0 ba · 688 sqft · SingleFamily public records · 32 Days on market

Built 1920 1,050 sqft lot $153/sqft · 30% below area Est $150k · 30% 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 +23.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +5.7/10.0
• 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

You are paying a mortgage but is it yours? Why rent when you can OWN your own home nestled away in a PRIME location?! Or were you looking to begin your own rental empire? Either way, check this ''Lil Home Sweet Home'' out! Just minutes from downtown Cincinnati, this no step living property lies at the heart of the tri-state area. Ludlow residents and guests enjoy the promise of quaint and friendly communities while taking pleasure in accessibility to all the local attractions and entertainment NKY has to offer. This cozy, move in ready home offers LOW maintenance and even lower utility bills! NO grass to mow! Save on driving fuel by walking to Ludlows newest nearby attractions, shops, and restaurants including Bircus, LBYC, Ernie's Yard, Ludlow Heritage Museum and more! Brand new water heater, new sump pump, new windows and fresh paint! Furnace was just serviced for you. Well, what are you waiting for?

Key facts

• Manageable size
• One level living
• 1,050 sq ft lot

Tags

• ONE LEVEL LIVING
• MANAGEABLE SIZE

Property features AI

Finance

• Financial info: Includes home warranty

Exterior

• Parking: No garage; On-street parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family house; One level; Faces not specified
• Construction: Built in 1920; Aluminum siding and brick exterior; Shingle roof; Block and stone foundation
• Exterior features: Covered porch; Metal perimeter fencing; Level lot; City street frontage; Paved road access; Has a view

Interior

• Kitchen: Electric cooktop; Electric oven; Electric range
• Bedrooms: Primary bedroom (12.5 x 12)
• Bathrooms: 1 full bathroom with space-saving vanity (7 x 3.5)
• Heating & cooling: Forced air heating; Window unit(s) for cooling
• Interior features: Eat-in kitchen; Built-in features; Natural woodwork; Decorative (inoperable) fireplace
• Laundry & utility: Washer and dryer on the main level

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 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 $726 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.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 30y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $82k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.07% ✓
• Cap rate: 8.62%
• Cash-on-cash: 8.30%
• DSCR: 1.37
• GRM: 7.8

CMA / ARV

• ARV (median comp): $150,030
• List price: $105,000
• Delta: -30.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
632 Laurel St	0.34mi	1/1.0	665 (-3%)	10mo	$118,000	$177	70
719 Elm St	0.42mi	1/2.0	700 (+2%)	14mo	$84,400	$121	62
228 Deverill St	0.47mi	1/1.0	688 (0%)	21mo	$160,000	$233	61
850 Oak St	0.59mi	2/1.0 (+1)	755 (+10%)	16mo	$172,000	$228	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: -3.7%
• Equity multiple: 0.86×
• Total profit: $-4,076
• Equity at exit: $15,656

10-year hold

• IRR: 6.0%
• Equity multiple: 1.45×
• Total profit: $13,093
• Equity at exit: $9,078

Cash invested: $29,400 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,128 high
• Mortgage (P&I): −$551
• Tax from tax record: −$93 /mo · $1,119/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $203

Break-even live

Break-even rent $870

Max offer price $105,000

Occupancy floor 77%

Sensitivity live

Price	-10% $263	-5% $233	+0% $203	+5% $174	+10% $144
Rent	-10% $114	-5% $159	+0% $203	+5% $248	+10% $292
Rate	-1.0pp $256	-0.5pp $230	base $203	+0.5pp $176	+1.0pp $148

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Ash St Unit 1364141P Ludlow, KY	2.0	1.0	699	$2,906	$4.16	9d	1	0.33mi
2 Adela Ave Unit 2 Ludlow, KY	1.0	1.0	500	$1,000	$2.00	45d	1	0.38mi
1261 Parkway Ave Covington, KY	1.0–2.0	1.0	850	$1,100	$1.29	5d	3	0.77mi
2361 Maryland Ave Cincinnati, OH	2.0	1.0	750	$1,200	$1.60	25d	1	0.81mi
464 Grand Ave #1 Cincinnati, OH	1.0	1.0	750	$1,100	$1.47	18d	1	0.82mi
22 Swain Ct Covington, KY	1.0–3.0	1.0–2.0	951	$1,495	$1.57	3d	3	0.96mi
633 Hawthorne Ave Unit 1 Cincinnati, OH	1.0	1.0	600	$850	$1.42	25d	1	0.97mi
635 Hawthorne Ave #1 Cincinnati, OH	1.0	1.0	600	$850	$1.42	25d	1	0.97mi
2822 Price Ave Unit 10 Cincinnati, OH	1.0	1.0	544	$832	$1.53	25d	1	1.16mi
2822 Price Ave Cincinnati, OH	1.0	1.0	544	$860	$1.58	5d	9	1.16mi
2822 Price Ave Unit 9 Cincinnati, OH	1.0	1.0	544	$840	$1.54	25d	1	1.16mi
938 Chateau Ave Cincinnati, OH	1.0	1.0	700	$895	$1.28	25d	1	1.21mi
944 Chateau Ave Cincinnati, OH	1.0	1.0	700	$895	$1.28	25d	1	1.23mi
2500 Warsaw Ave #39 Cincinnati, OH	1.0	1.0	700	$1,050	$1.50	25d	1	1.28mi
808 Elberon Ave Cincinnati, OH	1.0	1.5	591	$850	$1.44	25d	1	1.30mi

Listing history 31 events

1. 2026-06-13
   statusdays on market $105,000 Pending 32 DOM
2. 2026-06-13
   days on market $105,000 Active 31 DOM
3. 2026-06-09
   days on market $105,000 Active 28 DOM
4. 2026-06-08
   days on market $105,000 Active 27 DOM
5. 2026-06-07
   days on market $105,000 Active 26 DOM
6. 2026-06-03
   days on market $105,000 Active 22 DOM
7. 2026-06-02
   days on market $105,000 Active 21 DOM
8. 2026-06-01
   days on market $105,000 Active 20 DOM
9. 2026-05-31
   days on market $105,000 Active 19 DOM
10. 2026-05-16
    status Pending 1290-char remark
11. 2026-05-12
    price $105,000 1290-char remark
12. 2026-05-01
    listed $115,000 Active 1290-char remark
13. 2022-06-10
    soldstatus $82,000 Sold 927-char remark

    Show marketing remark (927 chars)

    You are paying a mortgage but is it yours? Why rent when you can OWN your own home nestled away in a PRIME location?! Or were you looking to begin your own rental empire? Either way, check this ''Lil Home Sweet Home'' out! Just minutes from downtown Cincinnati, this no step living property lies at the heart of the tri-state area. Ludlow residents and guests enjoy the promise of quaint and friendly communities while taking pleasure in accessibility to all the local attractions and entertainment NKY has to offer. This cozy, move in ready home offers LOW maintenance and even lower utility bills! NO grass to mow! Save on driving fuel by walking to Ludlows newest nearby attractions, shops, and restaurants including Bircus, LBYC, Ernie's Yard, Ludlow Heritage Museum and more! Brand new water heater, new sump pump, new windows and fresh paint! Furnace was just serviced for you. Well, what are you waiting for?

14. 2022-05-11
    status Pending 927-char remark

    Show marketing remark (927 chars)

    You are paying a mortgage but is it yours? Why rent when you can OWN your own home nestled away in a PRIME location?! Or were you looking to begin your own rental empire? Either way, check this ''Lil Home Sweet Home'' out! Just minutes from downtown Cincinnati, this no step living property lies at the heart of the tri-state area. Ludlow residents and guests enjoy the promise of quaint and friendly communities while taking pleasure in accessibility to all the local attractions and entertainment NKY has to offer. This cozy, move in ready home offers LOW maintenance and even lower utility bills! NO grass to mow! Save on driving fuel by walking to Ludlows newest nearby attractions, shops, and restaurants including Bircus, LBYC, Ernie's Yard, Ludlow Heritage Museum and more! Brand new water heater, new sump pump, new windows and fresh paint! Furnace was just serviced for you. Well, what are you waiting for?

15. 2022-05-11
    status Active 927-char remark

    Show marketing remark (927 chars)

    You are paying a mortgage but is it yours? Why rent when you can OWN your own home nestled away in a PRIME location?! Or were you looking to begin your own rental empire? Either way, check this ''Lil Home Sweet Home'' out! Just minutes from downtown Cincinnati, this no step living property lies at the heart of the tri-state area. Ludlow residents and guests enjoy the promise of quaint and friendly communities while taking pleasure in accessibility to all the local attractions and entertainment NKY has to offer. This cozy, move in ready home offers LOW maintenance and even lower utility bills! NO grass to mow! Save on driving fuel by walking to Ludlows newest nearby attractions, shops, and restaurants including Bircus, LBYC, Ernie's Yard, Ludlow Heritage Museum and more! Brand new water heater, new sump pump, new windows and fresh paint! Furnace was just serviced for you. Well, what are you waiting for?

16. 2022-05-05
    status Pending 927-char remark

    Show marketing remark (927 chars)

    You are paying a mortgage but is it yours? Why rent when you can OWN your own home nestled away in a PRIME location?! Or were you looking to begin your own rental empire? Either way, check this ''Lil Home Sweet Home'' out! Just minutes from downtown Cincinnati, this no step living property lies at the heart of the tri-state area. Ludlow residents and guests enjoy the promise of quaint and friendly communities while taking pleasure in accessibility to all the local attractions and entertainment NKY has to offer. This cozy, move in ready home offers LOW maintenance and even lower utility bills! NO grass to mow! Save on driving fuel by walking to Ludlows newest nearby attractions, shops, and restaurants including Bircus, LBYC, Ernie's Yard, Ludlow Heritage Museum and more! Brand new water heater, new sump pump, new windows and fresh paint! Furnace was just serviced for you. Well, what are you waiting for?

17. 2022-05-04
    listed $80,000 Active 927-char remark

    Show marketing remark (927 chars)

    You are paying a mortgage but is it yours? Why rent when you can OWN your own home nestled away in a PRIME location?! Or were you looking to begin your own rental empire? Either way, check this ''Lil Home Sweet Home'' out! Just minutes from downtown Cincinnati, this no step living property lies at the heart of the tri-state area. Ludlow residents and guests enjoy the promise of quaint and friendly communities while taking pleasure in accessibility to all the local attractions and entertainment NKY has to offer. This cozy, move in ready home offers LOW maintenance and even lower utility bills! NO grass to mow! Save on driving fuel by walking to Ludlows newest nearby attractions, shops, and restaurants including Bircus, LBYC, Ernie's Yard, Ludlow Heritage Museum and more! Brand new water heater, new sump pump, new windows and fresh paint! Furnace was just serviced for you. Well, what are you waiting for?

18. 2013-09-13
    soldstatus $13,500

    Show marketing remark (87 chars)

    Cheaper than Rent ! Good condition - Great investment property - newer roof & paint

19. 2013-03-13
    listed $19,900

    Show marketing remark (87 chars)

    Cheaper than Rent ! Good condition - Great investment property - newer roof & paint

20. 2012-12-31
    historical
21. 2010-11-05
    listed $27,000
22. 2010-10-15
    historical
23. 2010-07-15
    listed $55,000
24. 2005-06-30
    soldstatus $43,500
25. 2004-11-12
    listed $45,900
26. 1999-11-03
    soldstatus $29,000
27. 1999-11-02
    soldstatus $29,000
28. 1999-07-09
    listed $32,500
29. 1996-05-07
    soldstatus $30,000
30. 1996-05-03
    soldstatus $30,000
31. 1996-02-26
    listed $35,000

ⓘ 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: $1,119 · $93/mo
• Projected year-2 tax: $1,119 · $93/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 ≥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: $13,533
• − Mortgage interest: −$5,882
• − Property taxes: −$1,119
• − Insurance: −$525
• − Repairs & maintenance: −$1,083
• − Management: −$1,083
• − Depreciation: −$3,055
• Taxable income: $787
• Est. tax owed @ 24.0%: −$189
• After-tax cash flow: $2,250/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

+200.0% since first listed

24 events — show timeline

• 2026-06-13 Pending — NKMLS
• 2026-05-28 Relisted — NKMLS
• 2026-05-16 Pending — NKMLS
• 2026-05-12 Price Changed $105,000 NKMLS
• 2026-05-01 Listed $115,000 NKMLS
• 2022-06-10 Sold (MLS) $82,000 NKMLS
• 2022-05-11 Pending — NKMLS
• 2022-05-11 Relisted — NKMLS
• 2022-05-05 Pending — NKMLS
• 2022-05-04 Listed $80,000 NKMLS
• 2013-09-13 Sold (MLS) $13,500 NKMLS
• 2013-03-13 Listed $19,900 NKMLS
• 2012-12-31 Listing Removed — NKMLS
• 2010-11-05 Listed $27,000 NKMLS
• 2010-10-15 Listing Removed — NKMLS
• 2010-07-15 Listed $55,000 NKMLS
• 2005-06-30 Sold (MLS) $43,500 NKMLS
• 2004-11-12 Listed $45,900 NKMLS
• 1999-11-03 Sold (Public Records) $29,000 Public Records
• 1999-11-02 Sold (MLS) $29,000 NKMLS
• 1999-07-09 Listed $32,500 NKMLS
• 1996-05-07 Sold (Public Records) $30,000 Public Records
• 1996-05-03 Sold (MLS) $30,000 NKMLS
• 1996-02-26 Listed $35,000 NKMLS

Property tax history

+15.6%/yr

Latest (2025): $1,119 · +0.4% YoY. Source: county tax records.