623 Cleveland Ave · Taylor Mill, KY 41015

$160,000

3 bd · 1.0 ba · 1,519 sqft · SingleFamily public records · 54 Days on market

7,405 sqft lot $105/sqft · 31% below area Est $231k · 31% 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 +18.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +4.5/10.0
• Livability +4.1/5.0
• 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

Welcome to 623 Cleveland Ave in Taylor Mill! This well-located home offers the perfect blend of convenience and comfort, just minutes from I-275 for an easy commute. Featuring 3 bedrooms, 1 full bath, and 1 half bath, this property provides a functional layout with plenty of potential. Enjoy a private, fully fenced backyard--ideal for relaxing, entertaining, or pets. A great opportunity!

Key facts

• Minutes from i-275
• 7,405 sq ft lot
• Parking

Tags

• FULLY FENCED BACKYARD
• MINUTES FROM I-275

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/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 $152k (5.1% below list).
• Recommended offer: $152k (5.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 82/100 on livability (#63 in KY, #1,246 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: amenities 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.
• Market conditions: 158 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1k of loan paydown is wiped out by about $5k 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 54 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 23y ago; this cycle's ask has dropped $9k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $116k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $151,783 (5.1% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.95% ✗
• Cap rate: 7.41%
• Cash-on-cash: 4.00%
• DSCR: 1.18
• GRM: 8.8

CMA / ARV

• ARV (median comp): $230,877
• List price: $160,000
• Delta: -30.70%
• 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
303 Grand Ave	0.35mi	3/1.0	1,504 (-1%)	10mo	$165,000	$110	74
733 W Grand Ave	0.36mi	3/1.5	1,493 (-2%)	15mo	$275,000	$184	66
4904 Church St	0.21mi	3/2.0	1,400 (-8%)	9mo	$250,000	$179	66
12 N Sunset Pl	0.52mi	3/1.5	1,494 (-2%)	9mo	$229,000	$153	64
18 Doris Dr	0.49mi	3/1.5	1,440 (-5%)	5mo	$242,000	$168	63
4312 Church St	0.56mi	3/2.0	1,615 (+6%)	0mo	$226,600	$140	59
26 Janet Dr	0.40mi	3/1.5	1,412 (-7%)	17mo	$220,000	$156	53
209 Rosedale Ct	0.58mi	3/1.0	1,630 (+7%)	13mo	$130,000	$80	50
4610 Huntington Ave	0.73mi	3/1.0	1,339 (-12%)	6mo	$115,000	$86	41
141 E 42nd St	0.69mi	3/2.0	1,730 (+14%)	3mo	$80,000	$46	38
4344 Decoursey Ave	0.74mi	4/2.0 (+1)	1,700 (+12%)	4mo	$239,000	$141	33
569 Mason Rd	0.74mi	4/3.0 (+1)	1,322 (-13%)	7mo	$247,000	$187	25

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: -10.1%
• Equity multiple: 0.63×
• Total profit: $-16,435
• Equity at exit: $23,857

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-2,120
• Equity at exit: $13,834

Cash invested: $44,800 (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 41015

• Active inventory: 158
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,518 high
• Mortgage (P&I): −$839
• Tax from tax record: −$144 /mo · $1,730/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $149

Break-even live

Break-even rent $1,329

Max offer price $160,000

Occupancy floor 85%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3918 Glenn Ave Unit 1 Covington, KY	2.0	1.0	1350	$1,449	$1.07	20d	1	0.94mi
5061 Sandman Dr Unit TMA-107 Taylor Mill, KY	2.0	2.0	1112	$1,610	$1.45	43d	1	1.13mi
5061 Old Taylor Mill Rd Unit TMA-013 Taylor Mill, KY	2.0	2.0	1112	$1,400	$1.26	19d	1	1.18mi
5061 Old Taylor Mill Rd Unit TMA-193 Taylor Mill, KY	2.0	2.0	1112	$1,555	$1.40	23d	1	1.18mi
5061 Old Taylor Mill Rd Unit TMA-235 Taylor Mill, KY	2.0	2.0	1112	$1,500	$1.35	23d	1	1.18mi
5061 Old Taylor Mill Rd Unit TMA-064 Taylor Mill, KY	2.0	2.0	1112	$1,625	$1.46	21d	1	1.18mi

Listing history 35 events

1. 2026-06-16
   status $160,000 Pending 54 DOM
2. 2026-06-15
   days on market $160,000 Active 54 DOM
3. 2026-06-13
   days on market $160,000 Active 52 DOM
4. 2026-06-09
   days on market $160,000 Active 48 DOM
5. 2026-06-08
   days on market $160,000 Active 47 DOM
6. 2026-06-07
   pricedays on market $160,000 Active 46 DOM
7. 2026-06-03
   days on market $169,000 Active 42 DOM
8. 2026-06-02
   days on market $169,000 Active 41 DOM
9. 2026-06-01
   days on market $169,000 Active 40 DOM
10. 2026-05-31
    days on market $169,000 Active 39 DOM
11. 2026-04-21
    listed $169,000 Active 390-char remark

    Show marketing remark (390 chars)

    Welcome to 623 Cleveland Ave in Taylor Mill! This well-located home offers the perfect blend of convenience and comfort, just minutes from I-275 for an easy commute. Featuring 3 bedrooms, 1 full bath, and 1 half bath, this property provides a functional layout with plenty of potential. Enjoy a private, fully fenced backyard--ideal for relaxing, entertaining, or pets. A great opportunity!

12. 2026-04-21
    historical

    Show marketing remark (390 chars)

    Welcome to 623 Cleveland Ave in Taylor Mill! This well-located home offers the perfect blend of convenience and comfort, just minutes from I-275 for an easy commute. Featuring 3 bedrooms, 1 full bath, and 1 half bath, this property provides a functional layout with plenty of potential. Enjoy a private, fully fenced backyard--ideal for relaxing, entertaining, or pets. A great opportunity!

13. 2026-03-26
    listed $179,000 Active
14. 2018-08-06
    soldstatus $116,500
15. 2018-06-25
    listed $116,500
16. 2015-09-01
    soldstatus $56,000
17. 2015-08-31
    soldstatus $56,000
18. 2015-07-06
    listed $69,900
19. 2014-11-21
    soldstatus $15,900
20. 2014-06-10
    listed $16,000
21. 2014-03-31
    historical
22. 2013-12-16
    listed $40,000
23. 2010-04-06
    historical
24. 2010-01-29
    listed $60,000
25. 2006-08-10
    soldstatus $82,500
26. 2006-07-31
    soldstatus $82,500
27. 2006-06-14
    listed $89,900
28. 2005-03-07
    historical
29. 2004-10-20
    listed $74,900
30. 2004-07-27
    soldstatus $35,000
31. 2004-07-26
    historical
32. 2004-04-02
    listed $45,900
33. 2003-07-26
    listed $72,900
34. 1994-02-03
    soldstatus $51,500
35. 1992-05-13
    soldstatus $15,800

ⓘ 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: $1,730 · $144/mo
• Projected year-2 tax: $1,730 · $144/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 ≥102°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: $18,214
• − Mortgage interest: −$8,962
• − Property taxes: −$1,730
• − Insurance: −$800
• − Repairs & maintenance: −$1,457
• − Management: −$1,457
• − Depreciation: −$4,655
• Taxable loss: −$847
• Est. tax savings @ 24.0%: +$203
• After-tax cash flow: $1,994/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 — Taylor Mill

• Score: 82/100
• State rank: #63
• US rank: #1246

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Taylor Mill, KY
• Population (ZIP): 20,396

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 (90%)
• Race & ethnicity: White 90% Two or more races 6% Black 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Arabic 1% French/Haitian/Cajun 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: ▼ -110.37%
• Current HPI: 203.7263
• Rent YoY: —
• Metro: —
• 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

+969.6% since first listed

25 events — show timeline

• 2026-04-21 Listing Removed — NKMLS
• 2026-04-21 Listed $169,000 NKMLS
• 2026-03-26 Listed $179,000 NKMLS
• 2018-08-06 Sold (MLS) $116,500 NKMLS
• 2018-06-25 Listed $116,500 NKMLS
• 2015-09-01 Sold (Public Records) $56,000 Public Records
• 2015-08-31 Sold (MLS) $56,000 NKMLS
• 2015-07-06 Listed $69,900 NKMLS
• 2014-11-21 Sold (MLS) $15,900 NKMLS
• 2014-06-10 Listed $16,000 NKMLS
• 2014-03-31 Listing Removed — NKMLS
• 2013-12-16 Listed $40,000 NKMLS
• 2010-04-06 Listing Removed — NKMLS
• 2010-01-29 Listed $60,000 NKMLS
• 2006-08-10 Sold (Public Records) $82,500 Public Records
• 2006-07-31 Sold (MLS) $82,500 NKMLS
• 2006-06-14 Listed $89,900 NKMLS
• 2005-03-07 Listing Removed — NKMLS
• 2004-10-20 Listed $74,900 NKMLS
• 2004-07-27 Sold (MLS) $35,000 NKMLS
• 2004-07-26 Listing Removed — NKMLS
• 2004-04-02 Listed $45,900 NKMLS
• 2003-07-26 Listed $72,900 NKMLS
• 1994-02-03 Sold (Public Records) $51,500 Public Records
• 1992-05-13 Sold (Public Records) $15,800 Public Records

Property tax history

+6.0%/yr

Latest (2025): $1,730 · -3.2% YoY. Source: county tax records.