121 Maple Ave · Southgate, KY 41071

$174,000

2 bd · 2.0 ba · 844 sqft · SingleFamily public records · 218 Days on market

Built 1930 2,483 sqft lot Est $179k · at est.

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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 +20.7/30.0
• ARV discount +8.7/15.0
• DSCR +6.6/10.0
• Livability +4.2/5.0
• 1% rule +4.1/10.0
• Schools +4.1/10.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Renovated - Cute Cottage,2 Full Bath, Appliances Included, Ceramic Tile Flooring,New shingles October 2011, New Paint and Carpet, Newer vinyl Windows - Nice Yard, Ready to Move In Great Price!

Key facts

• Move-in ready
• Fenced level yard
• Newport on the levee

Tags

• MOVE-IN READY
• FULL WALK-OUT BASEMENT
• FENCED LEVEL YARD
• MINUTES TO DOWNTOWN CINCINNATI
• NEWPORT ON THE LEVEE

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Existing structure
• Construction: Vinyl siding; Block foundation
• Exterior features: Cleared, level lot; City street frontage; Shingle roof

Interior

• Kitchen: Refrigerator; Kitchen (14 x 11)
• Bedrooms: Primary bedroom (13 x 14); Bedroom 2 (13 x 9)
• Bathrooms: 2 full bathrooms; Primary bath (6 x 7); Second bathroom with laundry hookups (6 x 8)
• Heating & cooling: Central air; Forced air heating
• Interior features: Storage; High-speed internet
• Laundry & utility: Laundry hookups in second bathroom; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $174k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (8.5% below list).
• Recommended offer: $153k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 4.1% in Southgate — 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 85/100 on livability (#45 in KY, #513 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, cost of living A+; Watch: amenities F.
• Southgate Independent (suburban): math 35% / reading 55% proficiency, ranked #119 of 173 in KY (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.6%/yr); 236 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 247 units permitted in Campbell County in 2024 (77 in 5+ unit buildings).
• This rent runs 32% of the median local income ($60k/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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 218 days — a 12% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $25k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $58k; list at $174k implies a 197% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $153,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 218 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 0.91% ✗
• Cap rate: 7.93%
• Cash-on-cash: 5.84%
• DSCR: 1.26
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $178,928
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
225 Beech Rd	0.14mi	2/1.0	955 (+13%)	6mo	$180,000	$188	62
2235 Joyce Ave	0.46mi	2/1.5	923 (+9%)	1mo	$243,000	$263	60
118 North St	0.11mi	2/1.0	768 (-9%)	20mo	$185,000	$241	60
103 Joyce Ave	0.26mi	2/1.0	970 (+15%)	1mo	$150,000	$155	58
377 Linden Ave	0.45mi	2/1.0	900 (+7%)	10mo	$183,000	$203	56
249 Bluegrass Ave	0.30mi	1/1.5 (-1)	936 (+11%)	7mo	$150,000	$160	55
221 Electric Ave	0.12mi	3/1.0 (+1)	952 (+13%)	14mo	$168,500	$177	53
7 E Ridge Pl	0.74mi	2/1.0	832 (-1%)	11mo	$167,500	$201	50
2122 Joyce Ave	0.56mi	3/1.5 (+1)	944 (+12%)	2mo	$233,000	$247	46
2116 Joyce Ave	0.58mi	2/1.0	944 (+12%)	6mo	$226,000	$239	44
2115 Joyce Ave	0.60mi	2/1.0	936 (+11%)	8mo	$198,000	$212	43
2106 New Linden Rd	0.61mi	2/1.0	936 (+11%)	14mo	$220,000	$235	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 · 4.64% rent growth · sell at horizon

5-year hold

• IRR: -5.7%
• Equity multiple: 0.78×
• Total profit: $-10,511
• Equity at exit: $25,944

10-year hold

• IRR: 5.5%
• Equity multiple: 1.44×
• Total profit: $21,263
• Equity at exit: $15,044

Cash invested: $48,720 (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 41071

• Rents YoY: 4.6%
• Active inventory: 236
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,591 high
• Mortgage (P&I): −$912
• Tax from tax record: −$35 /mo · $421/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $237

Break-even live

Break-even rent $1,291

Max offer price $174,000

Occupancy floor 80%

Sensitivity live

Price	-10% $336	-5% $286	+0% $237	+5% $188	+10% $139
Rent	-10% $111	-5% $174	+0% $237	+5% $300	+10% $363
Rate	-1.0pp $325	-0.5pp $281	base $237	+0.5pp $192	+1.0pp $146

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: $43,500
• Closing costs: $5,220
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3949 Vision CIR Southgate, KY	1.0–2.0	1.0–2.0	1132	$2,515	$2.22	2d	10	0.19mi
2335 Alexandria Pike Southgate, KY	2.0	1.0	557	$1,140	$2.04	2d	17	0.38mi
926 Ravine Cir Southgate, KY	1.0–3.0	1.0–2.0	954	$1,371	$1.44	2d	6	0.45mi
1700 Aspen Pines Dr Wilder, KY	1.0–3.0	1.0–2.5	1420	$1,895	$1.33	2d	14	0.71mi
24 Woodland Hills Dr #11 Southgate, KY	2.0	2.0	950	$1,445	$1.52	8d	1	0.94mi
40 Edwards Ct Fort Thomas, KY	2.0	1.0	1013	$2,100	$2.07	2d	1	1.05mi
35 Gettysburg Square Rd Fort Thomas, KY	1.0–2.0	1.0	800	$1,630	$2.04	3d	29	1.06mi
120 Vista Point Dr Wilder, KY	1.0–2.0	1.0–2.0	854	$1,184	$1.39	3d	2	1.12mi
400 Lakeview Dr #5 Wilder, KY	2.0	2.0	1100	$1,495	$1.36	3d	1	1.26mi
1914 Eastern Ave Apt 3 Covington, KY	1.0	1.0	900	$995	$1.11	15d	1	1.27mi
1914 Eastern Ave Apt 1 Covington, KY	2.0	1.0	750	$1,200	$1.60	24d	1	1.27mi
512 Wallace Ave Unit 512/18 Covington, KY	2.0	2.0	900	$1,299	$1.44	8d	1	1.27mi
512 Wallace Ave Unit 512/16 Covington, KY	1.0	1.0	550	$939	$1.71	8d	1	1.27mi
512 Wallace Ave Unit 512/09 Covington, KY	1.0	1.0	550	$899	$1.63	8d	1	1.27mi
1114 Columbia St Unit 2 Newport, KY	1.0	1.0	925	$1,550	$1.68	44d	1	1.27mi
512 Wallace Ave Unit 512/08 Covington, KY	1.0	1.0	550	$899	$1.63	18d	1	1.28mi
920 Washington Ave Unit 10 Newport, KY	1.0	1.0	600	$955	$1.59	24d	1	1.48mi
911 Putnam St #2 Newport, KY	2.0	1.0	1000	$1,600	$1.60	22d	1	1.48mi

Listing history 29 events

1. 2026-06-18
   days on market $174,000 Active 218 DOM
2. 2026-06-17
   days on market $174,000 Active 217 DOM
3. 2026-06-16
   days on market $174,000 Active 216 DOM
4. 2026-06-15
   days on market $174,000 Active 215 DOM
5. 2026-06-13
   days on market $174,000 Active 213 DOM
6. 2026-06-13
   days on market $174,000 Active 212 DOM
7. 2026-06-09
   days on market $174,000 Active 209 DOM
8. 2026-06-08
   days on market $174,000 Active 208 DOM
9. 2026-06-07
   days on market $174,000 Active 207 DOM
10. 2026-06-03
    days on market $174,000 Active 203 DOM
11. 2026-06-02
    days on market $174,000 Active 202 DOM
12. 2026-06-01
    days on market $174,000 Active 201 DOM
13. 2026-05-31
    days on market $174,000 Active 200 DOM
14. 2026-04-02
    price $179,000
15. 2026-02-26
    price $184,000
16. 2026-01-22
    price $189,000
17. 2025-12-29
    price $194,000
18. 2025-11-11
    listed $199,000 Active
19. 2012-08-16
    soldstatus $58,500
20. 2012-08-16
    soldstatus $58,500
21. 2012-08-10
    soldstatus $58,500 192-char remark

    Show marketing remark (192 chars)

    Renovated - Cute Cottage,2 Full Bath, Appliances Included, Ceramic Tile Flooring,New shingles October 2011, New Paint and Carpet, Newer vinyl Windows - Nice Yard, Ready to Move In Great Price!

22. 2012-04-12
    listed $64,900 192-char remark

    Show marketing remark (192 chars)

    Renovated - Cute Cottage,2 Full Bath, Appliances Included, Ceramic Tile Flooring,New shingles October 2011, New Paint and Carpet, Newer vinyl Windows - Nice Yard, Ready to Move In Great Price!

23. 2011-10-05
    soldstatus $28,000 176-char remark

    Show marketing remark (176 chars)

    Case #201-360191. As is with all faults. Financing options include 203K. Buyers must sign RE Sales Addendums. Repair Escrow $1210. Good street with nice small fenced back yard.

24. 2011-07-13
    listed $31,500 176-char remark

    Show marketing remark (176 chars)

    Case #201-360191. As is with all faults. Financing options include 203K. Buyers must sign RE Sales Addendums. Repair Escrow $1210. Good street with nice small fenced back yard.

25. 2006-06-30
    soldstatus $77,000
26. 2006-06-22
    soldstatus $77,000
27. 2006-05-15
    listed $77,000
28. 1993-12-22
    soldstatus $45,000
29. 1986-01-29
    soldstatus $27,000

ⓘ 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: $421 · $35/mo
• Projected year-2 tax: $1,496 · $125/mo
• Expected delta: +$1,075/yr (+$90/mo · 255.3%)

ⓘ 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 4/10 Moderate 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: $19,097
• − Mortgage interest: −$9,747
• − Property taxes: −$421
• − Insurance: −$870
• − Repairs & maintenance: −$1,528
• − Management: −$1,528
• − Depreciation: −$5,062
• Taxable loss: −$58
• Est. tax savings @ 24.0%: +$14
• After-tax cash flow: $2,860/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: Southgate Independent
• NCES district ID: 2105460
• Math proficiency: 35% ▼ -5.00%
• Reading proficiency: 55% ▲ 5.00%
• Median HH income: $49,230
• Composite: 40.75/100
• National rank: #7579
• State rank: #119 of 173 in KY

Livability — Southgate

• Score: 85/100
• State rank: #45
• US rank: #513

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Southgate, KY
• County: Campbell County · 84,793 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 19,680
• Household income: $59,976
• Rent vs Own: 47.3% rent · 52.7% own
• Severe rent burden: 1136.0

Population outlook (Campbell County) Hauer SSP2

• Today (2025): 95,668 people
• By 2030: 96,886 · +1.3%
• By 2040: 97,734 · +2.2%
• By 2050: 96,413 · +0.8%
• By 2075: 90,211 · -5.7%
• By 2100: 79,434 · -17.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 7% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1%

Political lean MEDSL · Campbell

• 2024 margin: R (+19.7) · D 39.2% · R 58.9% · Other 1.9%
• 2008→2024 swing: +1.2pp toward D · 2008: -20.9pp · 2024: -19.7pp
• All cycles: 2024: R+19.7 2020: R+18.6 2016: R+24.5 2012: R+22.8 2008: R+20.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -193.38%
• Current HPI: 244.9069
• Rent YoY: ▲ 4.64%
• 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

+563.0% since first listed

16 events — show timeline

• 2026-04-02 Price Changed $179,000 NKMLS
• 2026-02-26 Price Changed $184,000 NKMLS
• 2026-01-22 Price Changed $189,000 NKMLS
• 2025-12-29 Price Changed $194,000 NKMLS
• 2025-11-11 Listed $199,000 NKMLS
• 2012-08-16 Sold (Public Records) $58,500 Public Records
• 2012-08-16 Sold (Public Records) $58,500 Public Records
• 2012-08-10 Sold (MLS) $58,500 NKMLS
• 2012-04-12 Listed $64,900 NKMLS
• 2011-10-05 Sold (MLS) $28,000 NKMLS
• 2011-07-13 Listed $31,500 NKMLS
• 2006-06-30 Sold (Public Records) $77,000 Public Records
• 2006-06-22 Sold (MLS) $77,000 NKMLS
• 2006-05-15 Listed $77,000 NKMLS
• 1993-12-22 Sold (Public Records) $45,000 Public Records
• 1986-01-29 Sold (Public Records) $27,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $421 · -3.5% YoY. Source: county tax records.