132 Main Ave · Highland Heights, KY 41076

$159,900

3 bd · 2.0 ba · 1,596 sqft · SingleFamily public records · 29 Days on market

Built 1941 10,019 sqft lot Est $279k · 43% under

---

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 +22.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +6.0/10.0
• Livability +4.3/5.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 3 bedroom cape cod features 2 full baths, garage, full basement and fenced yard. Level yard. Needs some TLC.

Key facts

• Nearby campuses
• Manageable yard
• Highland heights

Tags

• HIGHLAND HEIGHTS
• MAIN AVENUE
• LOCAL SHOPS
• DINING
• NEARBY CAMPUSES
• MANAGEABLE YARD

Property features AI

Exterior

• Parking: Detached parking; On-street parking; 1-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One and one-half stories; Built in 1941; Poured concrete foundation
• Construction: Vinyl siding exterior; Composition roof; Poured concrete foundation; Built in 1941
• Exterior features: Vinyl siding; Composition roof; Lot irregularly shaped (approx. 0.23 acres)

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Bedrooms: Primary bedroom (19 x 12); Bedroom 2 (11 x 12); Bedroom 3 (26 x 18)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Full basement; Electric range, Dishwasher, Refrigerator; Smoke detector(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 86/100 on livability (#39 in KY, #342 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, cost of living A+; Watch: employment C-.
• Campbell County (suburban): math 43% / reading 47% proficiency, ranked #15 of 165 in KY (top 9%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Crossroads Elementary School (math 39% / reading 37%, grade F, #242 of 676 statewide, top 37%, 613 students, 58% FRL); Campbell County Middle School (math 37% / reading 45%, grade F, #54 of 217 statewide, top 25%, 1,184 students, 45% FRL); Campbell County High School (math 35% / reading 43%, grade F, #51 of 254 statewide, top 21%, 1,551 students, 41% FRL).
• Market conditions: 96 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 247 units permitted in Campbell County in 2024 (77 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.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 28y 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 $60k; list at $160k implies a 166% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,501 (1.5% below list)

Questions for the listing agent

1. Built in 1941 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.10% ✓
• Cap rate: 8.34%
• Cash-on-cash: 7.30%
• DSCR: 1.32
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $279,300
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
148 Main Ave	0.05mi	4/4.0 (+1)	1,548 (-3%)	9mo	$325,000	$210	72
67 Crowell Ave	0.44mi	3/1.0	1,497 (-6%)	1mo	$278,000	$186	65
193 Sherman Ave	0.64mi	3/2.0	1,667 (+4%)	1mo	$367,000	$220	62
1948 Alexandria Pike	0.16mi	4/2.0 (+1)	1,728 (+8%)	15mo	$261,000	$151	61
103 Bramble Ave	0.39mi	3/2.0	1,518 (-5%)	17mo	$265,000	$175	59
62 Concord Ave	0.56mi	4/2.5 (+1)	1,522 (-5%)	2mo	$255,000	$168	58
48 Bonnie Ln	0.62mi	3/2.0	1,701 (+7%)	4mo	$273,000	$160	56
1122 Alexandria Pike	0.70mi	3/1.5	1,527 (-4%)	11mo	$305,000	$200	49
86 Rose Ave	0.35mi	4/3.0 (+1)	1,407 (-12%)	15mo	$232,000	$165	42
136 Bramble Ave	0.42mi	3/1.0	1,440 (-10%)	22mo	$245,000	$170	42
56 Arlington Pl	0.69mi	2/1.5 (-1)	1,372 (-14%)	20mo	$306,000	$223	20

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: -7.7%
• Equity multiple: 0.72×
• Total profit: $-12,726
• Equity at exit: $23,842

10-year hold

• IRR: 1.9%
• Equity multiple: 1.14×
• Total profit: $6,103
• Equity at exit: $13,825

Cash invested: $44,772 (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 41076

• Active inventory: 96
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,758 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$212 /mo · $2,539/yr
• Insurance: −$67
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $206

Break-even live

Break-even rent $1,498

Max offer price $159,900

Occupancy floor 83%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
160 Valley View Dr Southgate, KY	3.0	1.5	1389	$1,800	$1.30	17d	1	0.89mi

Listing history 10 events

1. 2026-05-21
   status Pending
2. 2026-05-01
   status Active
3. 2026-04-24
   status Pending
4. 2026-04-16
   listed $159,900 Active
5. 2015-08-20
   soldstatus $60,000
6. 2015-08-14
   soldstatus $60,000 117-char remark

   Show marketing remark (117 chars)

   Spacious 3 bedroom cape cod features 2 full baths, garage, full basement and fenced yard. Level yard. Needs some TLC.

7. 2015-05-02
   listed $64,900 117-char remark

   Show marketing remark (117 chars)

   Spacious 3 bedroom cape cod features 2 full baths, garage, full basement and fenced yard. Level yard. Needs some TLC.

8. 1998-10-27
   soldstatus $80,000
9. 1998-10-23
   soldstatus $80,000 183-char remark

   Show marketing remark (183 chars)

   Large 3 Bedroom Cape Cod,2 Full Baths,New Roof,Newer Vinyl Windows,Wbfp, Full Basement With 2 More Possible Bedrooms, Large Level Fenced Yard, Quiet Street, Close To I-275 & I-471

10. 1998-05-18
    listed $83,500 183-char remark

    Show marketing remark (183 chars)

    Large 3 Bedroom Cape Cod,2 Full Baths,New Roof,Newer Vinyl Windows,Wbfp, Full Basement With 2 More Possible Bedrooms, Large Level Fenced Yard, Quiet Street, Close To I-275 & I-471

ⓘ 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: $2,539 · $212/mo
• Projected year-2 tax: $2,539 · $212/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 9/10 Extreme FEMA zone X (unshaded) · 99% 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: $21,100
• − Mortgage interest: −$8,957
• − Property taxes: −$2,539
• − Insurance: −$1,597
• − Repairs & maintenance: −$1,688
• − Management: −$1,688
• − Depreciation: −$4,652
• Taxable loss: −$21
• Est. tax savings @ 24.0%: +$5
• After-tax cash flow: $2,475/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: Campbell County
• NCES district ID: 2100900
• Math proficiency: 43% ▼ -11.00%
• Reading proficiency: 47% ▼ -14.00%
• Median HH income: $62,891
• Composite: 39.86/100
• National rank: #3864
• State rank: #15 of 165 in KY

Livability — Highland Heights

• Score: 86/100
• State rank: #39
• US rank: #342

Category grades

Amenities B+ 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: Highland Heights, KY
• County: Campbell County · 84,793 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 17,158
• Household income: $73,283
• Rent vs Own: 24.1% rent · 75.9% own
• Severe rent burden: 572.0

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 (93%)
• Race & ethnicity: White 93% Two or more races 3% Black 2% Asian 1% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Lithuanian 2% Iranian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 1% Other Indo-European 1% Other Asian/Pacific 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: ▼ -102.98%
• Current HPI: 177.9415
• 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

+91.5% since first listed

10 events — show timeline

• 2026-05-21 Pending — NKMLS
• 2026-05-01 Relisted — NKMLS
• 2026-04-24 Pending — NKMLS
• 2026-04-16 Listed $159,900 NKMLS
• 2015-08-20 Sold (Public Records) $60,000 Public Records
• 2015-08-14 Sold (MLS) $60,000 NKMLS
• 2015-05-02 Listed $64,900 NKMLS
• 1998-10-27 Sold (Public Records) $80,000 Public Records
• 1998-10-23 Sold (MLS) $80,000 NKMLS
• 1998-05-18 Listed $83,500 NKMLS

Property tax history

+7.0%/yr

Latest (2025): $2,539 · -1.3% YoY. Source: county tax records.