6359 Alexandra Ct · Independence, KY 41051

$300,000

3 bd · 2.5 ba · 1,800 sqft · SingleFamily public records · 2 Days on market

Built 2010 9,086 sqft lot $167/sqft · 17% below area Est $363k · 17% under $15/mo HOA · 1% of rent

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +8.9/30.0
• Schools +4.0/10.0
• Rent growth +3.8/5.0
• Livability +3.6/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

100% Financing Available Through USDA/Rural Housing on this immaculate brick wrapped home boasting of an open floor plan-maintenance free laminate throughout the 1st floor-ample natural light-neutral décor-custom built kitchen island accented by open shelving-morning room featuring cathedral ceilings-oversized master suite-2nd floor laundry-fenced yard, paver stone patio, meticulous landscaping & so much more!

Key facts

• Open floor plan
• Walk-in closet
• Ensuite bath

Tags

• OPEN FLOOR PLAN
• SUNROOM
• WALK-IN CLOSET
• ENSUITE BATH
• SECOND FLOOR LAUNDRY
• NEW ROOF

Property features AI

Finance

• Financial info: Home warranty included
• HOA & community: Annual association fee of $185; Has association

Exterior

• Parking: Driveway; 2-car attached garage with garage door opener (garage faces front)
• Utilities: Public water; Public sewer; Natural gas available; Sewer available; Water available
• Home design: Single family residence; Two levels; Existing structure; Built in 2010
• Construction: Brick and vinyl siding; Shingle roof; Slab foundation
• Exterior features: Patio; Split rail fencing; City street frontage

Interior

• Kitchen: Electric Range; Dishwasher; Microwave; Refrigerator
• Bedrooms: Primary bedroom (18 x 11); Bedroom 2 (15 x 12); Bedroom 3 (11 x 9)
• Bathrooms: 2 full bathrooms; 1 half bathroom; Primary bath (10 x 5); Bathroom (7 x 5); Bathroom (6 x 3)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Open floorplan; High ceilings; Recessed lighting; Ceiling fan(s); Built-in features; Bookcases; Kitchen island; Pantry; Laminate counters; Eat-in kitchen
• Laundry & utility: Washer hookup; Electric dryer hookup (upper level)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-242 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (14.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (26.8% below list).
• Recommended offer: $220k (26.8% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.7% in Independence — 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 72/100 on livability (#130 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Kenton County (suburban): math 42% / reading 48% proficiency, ranked #14 of 165 in KY (top 8%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: White'S Tower Elementary School (math 60% / reading 64%, grade B, #24 of 676 statewide, top 4%, 631 students, 41% FRL); Woodland Middle School (math 38% / reading 50%, grade D, #40 of 217 statewide, top 19%, 616 students, 48% FRL); Scott High School (math 33% / reading 33%, grade F, #94 of 254 statewide, top 37%, 1,071 students, 42% FRL).
• Market conditions: Rents rising fast (+5.4%/yr); 258 active listings in the ZIP; solid renter incomes; 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 $2k of loan paydown is wiped out by about $9k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 16y 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 $215k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $219,578 (26.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.73% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.46%
• DSCR: 0.85
• GRM: 11.4

CMA / ARV

• ARV (median comp): $363,008
• List price: $300,000
• Delta: -17.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
748 Stablewatch Dr	0.49mi	3/3.0	1,858 (+3%)	2mo	$360,000	$194	68
794 Stonybrook Ct	0.50mi	3/2.0	1,727 (-4%)	4mo	$374,900	$217	65
3115 Summit Run Dr	0.51mi	4/2.5 (+1)	1,833 (+2%)	5mo	$330,000	$180	64
798 Stonybrook Ct	0.50mi	3/2.5	1,918 (+7%)	2mo	$399,900	$208	64
6314 Filly Ct	0.46mi	4/2.5 (+1)	1,742 (-3%)	6mo	$337,000	$193	63
787 Stablewatch Dr	0.36mi	4/2.5 (+1)	1,950 (+8%)	4mo	$347,000	$178	61
3146 Meadoway Ct	0.65mi	3/2.5	1,700 (-6%)	7mo	$286,500	$169	55
9738 Cloveridge Dr	0.49mi	4/2.5 (+1)	1,603 (-11%)	3mo	$300,000	$187	52
3199 Summitrun Dr	0.69mi	3/2.5	2,000 (+11%)	2mo	$325,000	$163	47
6451 Lakearbor Dr	0.50mi	4/3.5 (+1)	1,971 (+10%)	10mo	$320,000	$162	44
3185 Meadoway Ct	0.72mi	3/2.5	1,603 (-11%)	9mo	$280,000	$175	40
6346 Stallion Ct	0.63mi	3/2.5	1,546 (-14%)	9mo	$369,900	$239	40

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 · 5.37% rent growth · sell at horizon

5-year hold

• IRR: -19.6%
• Equity multiple: 0.30×
• Total profit: $-58,691
• Equity at exit: $44,731

10-year hold

• IRR: -8.3%
• Equity multiple: 0.43×
• Total profit: $-47,970
• Equity at exit: $25,939

Cash invested: $84,000 (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 41051

• Home prices YoY: -32.6%
• Rents YoY: 5.4%
• Active inventory: 258
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,196 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$263 /mo · $3,161/yr
• Insurance: −$125
• HOA: −$15
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $-242

Break-even live

Break-even rent $2,502

Max offer price $257,253

Occupancy floor —

Sensitivity live

Price	-10% $-72	-5% $-157	+0% $-242	+5% $-327	+10% $-412
Rent	-10% $-415	-5% $-329	+0% $-242	+5% $-155	+10% $-69
Rate	-1.0pp $-91	-0.5pp $-166	base $-242	+0.5pp $-320	+1.0pp $-399

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $15 · $180/yr
• Likely covers: landscaping

Listing history 11 events

1. 2026-05-17
   status Pending 1006-char remark
2. 2026-05-15
   listed $300,000 Active 1006-char remark
3. 2020-11-05
   soldstatus $215,000 Closed 424-char remark

   Show marketing remark (424 chars)

   100% Financing Available Through USDA/Rural Housing on this immaculate brick wrapped home boasting of an open floor plan-maintenance free laminate throughout the 1st floor-ample natural light-neutral décor-custom built kitchen island accented by open shelving-morning room featuring cathedral ceilings-oversized master suite-2nd floor laundry-fenced yard, paver stone patio, meticulous landscaping & so much more!

4. 2020-09-28
   status Pending 424-char remark

   Show marketing remark (424 chars)

   100% Financing Available Through USDA/Rural Housing on this immaculate brick wrapped home boasting of an open floor plan-maintenance free laminate throughout the 1st floor-ample natural light-neutral décor-custom built kitchen island accented by open shelving-morning room featuring cathedral ceilings-oversized master suite-2nd floor laundry-fenced yard, paver stone patio, meticulous landscaping & so much more!

5. 2020-09-25
   listed $215,000 Active 424-char remark

   Show marketing remark (424 chars)

   100% Financing Available Through USDA/Rural Housing on this immaculate brick wrapped home boasting of an open floor plan-maintenance free laminate throughout the 1st floor-ample natural light-neutral décor-custom built kitchen island accented by open shelving-morning room featuring cathedral ceilings-oversized master suite-2nd floor laundry-fenced yard, paver stone patio, meticulous landscaping & so much more!

6. 2016-11-15
   soldstatus $155,500
7. 2016-11-14
   soldstatus $155,500

   Show marketing remark (200 chars)

   Terrific home in the Hickory Valley subdivision. Features a fenced-in backyard, open kitchen and living room area as well as 2nd floor laundry! Master Bedroom has a large walk-in closet and Full Bath.

8. 2016-09-12
   listed $155,000

   Show marketing remark (200 chars)

   Terrific home in the Hickory Valley subdivision. Features a fenced-in backyard, open kitchen and living room area as well as 2nd floor laundry! Master Bedroom has a large walk-in closet and Full Bath.

9. 2013-05-30
   soldstatus $142,000
10. 2010-05-20
    soldstatus $142,520
11. 2010-02-15
    listed $142,520

ⓘ 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: $3,161 · $263/mo
• Projected year-2 tax: $3,161 · $263/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 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: $26,349
• − Mortgage interest: −$16,805
• − Property taxes: −$3,161
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,108
• − Management: −$2,108
• − HOA: −$180
• − Depreciation: −$8,727
• Taxable loss: −$8,239
• Est. tax savings @ 24.0%: +$1,977
• After-tax cash flow: $-926/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: Kenton County
• NCES district ID: 2103090
• Math proficiency: 42% ▼ -13.00%
• Reading proficiency: 48% ▼ -14.00%
• Median HH income: $66,183
• Composite: 40.17/100
• National rank: #3789
• State rank: #14 of 165 in KY

Livability — Independence

• Score: 72/100
• State rank: #130
• US rank: #6165

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Independence, KY
• County: Kenton County · 142,881 people
• City population: 33,054
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 33,054
• Household income: $104,201
• Rent vs Own: 12.5% rent · 87.5% own
• Severe rent burden: 243.0

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 (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2% Black 1% Asian 1%
• Common ancestry: Italian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 3% · China, Canada
• Languages at home: 96% English-only · Spanish 1% Chinese 1% Other Asian/Pacific 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: ▼ -105.60%
• Current HPI: 218.492
• Rent YoY: ▲ 5.37%
• 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

+110.5% since first listed

11 events — show timeline

• 2026-05-17 Pending — NKMLS
• 2026-05-15 Listed $300,000 NKMLS
• 2020-11-05 Sold (MLS) $215,000 NKMLS
• 2020-09-28 Pending — NKMLS
• 2020-09-25 Listed $215,000 NKMLS
• 2016-11-15 Sold (Public Records) $155,500 Public Records
• 2016-11-14 Sold (MLS) $155,500 NKMLS
• 2016-09-12 Listed $155,000 NKMLS
• 2013-05-30 Sold (Public Records) $142,000 Public Records
• 2010-05-20 Sold (MLS) $142,520 NKMLS
• 2010-02-15 Listed $142,520 NKMLS

Property tax history

+5.2%/yr

Latest (2025): $3,161 · +19.2% YoY. Source: county tax records.