1025 Banklick St · Covington, KY 41011

$50,000

2 bd · 1.0 ba · 1,098 sqft · SingleFamily public records · 1006 Days on market

2,300 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.3/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bank Owned. Sold As-Is.

Key facts

• 2,300 sq ft lot
• Parking
• Listed 1006 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Two-story single family house; Existing structure
• Exterior features: Shingle roof

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Heating present
• Interior features: Partial basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 32.5% 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: Ninth District Elementary (math 2% / reading 17%, grade F, #648 of 676 statewide, top 98%, 341 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: Rents rising (+1.6%/yr); 214 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 699 units permitted in Kenton County in 2024 (287 in 5+ unit buildings).
• This rent runs 32% of the median local income ($70k/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 $346 of loan paydown is wiped out by about $2k 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 + 1.6% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 1006 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 31y ago; this cycle's ask has dropped $25k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 1006 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 3.68% ✓
• Cap rate: 32.48%
• Cash-on-cash: 93.53%
• DSCR: 5.16
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $215,208
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310-312 W 7th St	0.31mi	2/2.0	1,120 (+2%)	5mo	$358,000	$320	74
716 Willard St	0.28mi	2/2.0	1,171 (+7%)	0mo	$290,000	$248	72
417 W 16th St	0.61mi	2/1.0	1,104 (+0%)	1mo	$52,500	$48	70
1220 Holman St	0.20mi	2/2.0	1,204 (+10%)	1mo	$253,000	$210	70
1432 Banklick St	0.38mi	2/1.0	1,026 (-7%)	2mo	$85,000	$83	69
1210 Wood St	0.33mi	2/1.0	1,186 (+8%)	4mo	$150,000	$126	68
1549 Woodburn Ave	0.56mi	2/1.0	1,072 (-2%)	3mo	$215,000	$201	68
409 E 13th St	0.68mi	2/1.0	1,083 (-1%)	1mo	$180,000	$166	66
331 W 17th St	0.67mi	2/1.0	1,131 (+3%)	2mo	$97,000	$86	62
644 W 12th St	0.52mi	3/2.5 (+1)	1,056 (-4%)	1mo	$235,000	$223	57
19 W 15th St	0.46mi	2/2.0	1,013 (-8%)	5mo	$199,000	$196	57
1721 Russell St	0.70mi	2/1.5	1,056 (-4%)	3mo	$195,500	$185	56

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 · 1.55% rent growth · sell at horizon

5-year hold

• IRR: 92.7%
• Equity multiple: 5.20×
• Total profit: $58,785
• Equity at exit: $7,455

10-year hold

• IRR: 95.2%
• Equity multiple: 10.31×
• Total profit: $130,279
• Equity at exit: $4,323

Cash invested: $14,000 (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 41011

• Rents YoY: 1.6%
• Active inventory: 214
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,842 high
• Mortgage (P&I): −$262
• Tax from tax record: −$81 /mo · $971/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $1,091

Break-even live

Break-even rent $461

Max offer price $50,000

Occupancy floor 36%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1205 Lee St Unit 2 Covington, KY	1.0	1.0	800	$1,500	$1.88	23d	1	0.22mi
1025 Scott St Unit 2 Covington, KY	2.0	2.0	1100	$1,800	$1.64	2d	1	0.29mi
218 W 5th St Covington, KY	1.0	1.0	800	$1,595	$1.99	14d	1	0.46mi
634 Greenup St Covington, KY	1.0	1.5	1050	$1,595	$1.52	7d	1	0.50mi
515 Main St Covington, KY	1.0–2.0	1.0–2.0	934	$2,215	$2.37	1d	8	0.50mi
508 Greenup St Unit 508-02 Covington, KY	2.0	1.0	1220	$1,800	$1.48	1d	1	0.58mi
521 Garrard St Apt 3 Covington, KY	1.0	1.0	875	$1,996	$2.28	14d	1	0.59mi
521 Garrard St Apt 4 Covington, KY	1.0	1.0	725	$1,695	$2.34	17d	1	0.59mi
521 Garrard St Apt 6 Covington, KY	1.0	1.0	775	$1,995	$2.57	16d	1	0.59mi
521 Garrard St Apt 1 Covington, KY	1.0	1.5	825	$1,895	$2.30	17d	1	0.59mi
521 Garrard St Apt 2 Covington, KY	1.0	1.0	725	$1,595	$2.20	17d	1	0.59mi
344 E 13th St Unit 1 Covington, KY	2.0	1.0	1000	$1,275	$1.27	23d	1	0.62mi
103 E 3rd St Covington, KY	2.0	2.5	1291	$3,250	$2.52	1d	1	0.68mi
50 W Rivercenter Blvd Covington, KY	1.0–2.0	1.0–2.5	1273	$3,640	$2.86	1d	9	0.75mi
1000 Parkvale Ct Park Hills, KY	2.0	1.0	850	$1,495	$1.76	43d	1	0.93mi
1002 Parkvale Ct Unit 1004 1 Park Hills, KY	2.0	1.0	850	$995	$1.17	43d	1	0.93mi
1002 Parkvale Ct Unit 1002 3 Park Hills, KY	1.0	1.0	750	$925	$1.23	7d	1	0.93mi
1431 Dixie Hwy Park Hills, KY	1.0–2.0	1.0–2.0	920	$2,553	$2.77	1d	10	0.95mi
1914 Eastern Ave Apt 3 Covington, KY	1.0	1.0	900	$995	$1.11	14d	1	1.05mi
1914 Eastern Ave Apt 1 Covington, KY	2.0	1.0	750	$1,200	$1.60	23d	1	1.05mi
210 W 5th St Newport, KY	1.0–2.0	1.0–2.0	845	$1,800	$2.13	2d	15	1.07mi
203 W 8th St Newport, KY	2.0	1.5	1456	$2,300	$1.58	21d	1	1.08mi
128 W 9th St Newport, KY	2.0	1.0	1012	$1,650	$1.63	1d	1	1.14mi
512 Wallace Ave Unit 512/18 Covington, KY	2.0	2.0	900	$1,299	$1.44	7d	1	1.23mi
1114 Columbia St Unit 2 Newport, KY	1.0	1.0	925	$1,550	$1.68	43d	1	1.24mi
44 W Freedom Way Cincinnati, OH	2.0	1.0–2.0	943	$2,859	$3.03	1d	28	1.24mi
2307 Center St Covington, KY	3.0	1.5	1216	$1,950	$1.60	7d	1	1.25mi
911 Putnam St #2 Newport, KY	2.0	1.0	1000	$1,600	$1.60	21d	1	1.25mi
121 E Freedom Way Cincinnati, OH	2.0	1.0–2.0	988	$2,999	$3.03	1d	27	1.25mi
835 York St Unit 2 Newport, KY	1.0	1.0	1000	$1,295	$1.29	17d	1	1.29mi
22 Swain Ct Covington, KY	1.0–3.0	1.0–2.0	951	$1,895	$1.99	1d	3	1.35mi
1215 Elberta Cir Park Hills, KY	2.0	1.0	825	$1,050	$1.27	3d	1	1.35mi
309 Vine St Cincinnati, OH	1.0–3.0	1.0–2.0	955	$2,467	$2.58	1d	15	1.38mi
415 Monmouth St Newport, KY	1.0	1.0	775	$1,660	$2.14	1d	5	1.38mi
231 W 4th St Cincinnati, OH	1.0	1.0	914	$1,575	$1.72	23d	1	1.39mi
353 W 4th St Cincinnati, OH	2.0	2.0	1140	$3,400	$2.98	23d	1	1.40mi
151 W 4th St Cincinnati, OH	2.0	1.0	726	$2,399	$3.30	1d	102	1.41mi
205 W 4th St Cincinnati, OH	2.0	1.0–2.0	648	$2,162	$3.33	1d	44	1.41mi
1 W 4th St Cincinnati, OH	3.0	1.0–3.5	1675	$6,550	$3.91	2d	96	1.43mi
1261 Parkway Ave Covington, KY	1.0–2.0	1.0	850	$1,375	$1.62	4d	3	1.45mi

Listing history 34 events

1. 2026-05-06
   status Pending
2. 2026-05-06
   historical
3. 2025-09-15
   status Active
4. 2025-09-15
   price $50,000
5. 2025-09-06
   historical
6. 2023-09-06
   status Active
7. 2023-09-06
   price $68,000
8. 2022-11-02
   status Active
9. 2022-10-10
   status Pending
10. 2022-10-10
    historical
11. 2022-09-06
    price $69,000
12. 2022-08-04
    listed $75,000 Active
13. 2022-07-17
    historical
14. 2022-05-27
    price $79,900
15. 2022-05-21
    price $80,000
16. 2021-11-15
    price $85,000
17. 2021-10-05
    price $89,900
18. 2021-09-20
    price $99,900
19. 2021-09-02
    price $110,000
20. 2021-08-12
    price $115,000
21. 2021-07-19
    price $125,000
22. 2021-07-16
    listed $125,000,000 Active
23. 2020-03-17
    soldstatus $53,750
24. 2007-08-16
    soldstatus $23,500 23-char remark

    Show marketing remark (23 chars)

    Bank Owned. Sold As-Is.

25. 2007-05-23
    listed $25,500 23-char remark

    Show marketing remark (23 chars)

    Bank Owned. Sold As-Is.

26. 2007-04-30
    historical
27. 2006-07-17
    listed $48,900
28. 2001-10-22
    soldstatus $30,000
29. 2001-10-16
    soldstatus $30,000
30. 2001-02-01
    listed $32,900
31. 1997-03-07
    soldstatus $23,500
32. 1995-09-23
    soldstatus $15,000
33. 1995-04-11
    listed $16,000
34. 1987-09-04
    soldstatus $8,000

ⓘ 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: $971 · $81/mo
• Projected year-2 tax: $971 · $81/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 · 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: $22,103
• − Mortgage interest: −$2,801
• − Property taxes: −$971
• − Insurance: −$250
• − Repairs & maintenance: −$1,768
• − Management: −$1,768
• − Depreciation: −$1,455
• Taxable income: $13,090
• Est. tax owed @ 24.0%: −$3,142
• After-tax cash flow: $9,952/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): 26,981
• Household income: $69,970
• Rent vs Own: 53.9% rent · 46.1% own
• Severe rent burden: 1488.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 12% Black 10% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 2% Italian 1% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 90% English-only · Spanish 6% Other Indo-European 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: ▼ -215.20%
• Current HPI: 237.0869
• Rent YoY: ▲ 1.55%
• 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

+525.0% since first listed

34 events — show timeline

• 2026-05-06 Pending — NKMLS
• 2026-05-06 Listing Removed — NKMLS
• 2025-09-15 Relisted — NKMLS
• 2025-09-15 Price Changed $50,000 NKMLS
• 2025-09-06 Listing Removed — NKMLS
• 2023-09-06 Relisted — NKMLS
• 2023-09-06 Price Changed $68,000 NKMLS
• 2022-11-02 Relisted — NKMLS
• 2022-10-10 Pending — NKMLS
• 2022-10-10 Listing Removed — NKMLS
• 2022-09-06 Price Changed $69,000 NKMLS
• 2022-08-04 Listed $75,000 NKMLS
• 2022-07-17 Listing Removed — NKMLS
• 2022-05-27 Price Changed $79,900 NKMLS
• 2022-05-21 Price Changed $80,000 NKMLS
• 2021-11-15 Price Changed $85,000 NKMLS
• 2021-10-05 Price Changed $89,900 NKMLS
• 2021-09-20 Price Changed $99,900 NKMLS
• 2021-09-02 Price Changed $110,000 NKMLS
• 2021-08-12 Price Changed $115,000 NKMLS
• 2021-07-19 Price Changed $125,000 NKMLS
• 2021-07-16 Listed $125,000,000 NKMLS
• 2020-03-17 Sold (Public Records) $53,750 Public Records
• 2007-08-16 Sold (MLS) $23,500 NKMLS
• 2007-05-23 Listed $25,500 NKMLS
• 2007-04-30 Listing Removed — NKMLS
• 2006-07-17 Listed $48,900 NKMLS
• 2001-10-22 Sold (Public Records) $30,000 Public Records
• 2001-10-16 Sold (MLS) $30,000 NKMLS
• 2001-02-01 Listed $32,900 NKMLS
• 1997-03-07 Sold (Public Records) $23,500 Public Records
• 1995-09-23 Sold (MLS) $15,000 NKMLS
• 1995-04-11 Listed $16,000 NKMLS
• 1987-09-04 Sold (Public Records) $8,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $971 · +0.7% YoY. Source: county tax records.