935 Highway Ave · Covington, KY 41011

$175,000

1 bd · 1.0 ba · 667 sqft · SingleFamily public records · 43 Days on market

0.60 ac lot Est $134k · 31% over

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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).

• Cash flow +15.9/30.0
• DSCR +4.9/10.0
• Livability +4.3/5.0
• 1% rule +3.6/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wake up to beautiful Ohio River views in this cozy 1-bedroom, 1-bath home nestled in Covington. Incredible location for an Airbnb investment! With views of the Ohio River and near the city. The location is not only scenic, but convenient! Whether you're sipping your morning coffee or unwinding at sunset, the scenic backdrop makes this home truly special. A rare opportunity to own an affordable piece of river-view living!

Key facts

• Ohio river views
• River-view living
• 0.6 acre lot

Tags

• OHIO RIVER VIEWS
• RIVER-VIEW LIVING

Property features AI

Finance

• Other: Lot approximately 0.6 acres (26,136 sq ft)

Exterior

• Utilities: Public sewer; Electricity connected; Natural gas connected; Sewer connected; Water connected
• Home design: Single-story house
• Construction: Vinyl siding; Block foundation; Built area approximately 667
• Exterior features: Public water; Not waterfront

Interior

• Kitchen: Cooktop; Dishwasher; Microwave; Refrigerator; Garbage disposal
• Bedrooms: 4 rooms total
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Has heating
• Interior features: Disposal; Dishwasher; Microwave; Refrigerator; Cooktop; Finished partial basement with walk-out access; No fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $84 ($1k/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 $151k (13.7% below list).
• Recommended offer: $151k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 5.3% in Covington — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: John G Carlisle Elementary (math 2% / reading 27%, grade F, #620 of 676 statewide, top 93%, 304 students, 81% 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) — zoned schools at 82% FRL track the district average.
• Market conditions: Rents rising (+1.6%/yr); 218 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 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 43 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 31y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; list at $175k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,997 (13.7% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 14% 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. 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?
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: 0.86% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.05%
• DSCR: 1.09
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $134,067
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
392 Altamont Rd	0.36mi	2/1.0 (+1)	651 (-2%)	9mo	$65,000	$100	66
1113 John St	0.29mi	1/1.0	697 (+4%)	18mo	$140,000	$201	64
9 Alberta St	0.52mi	1/1.0	576 (-14%)	1mo	$130,000	$226	52

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: -14.6%
• Equity multiple: 0.48×
• Total profit: $-25,240
• Equity at exit: $26,093

10-year hold

• IRR: -8.3%
• Equity multiple: 0.51×
• Total profit: $-23,931
• Equity at exit: $15,131

Cash invested: $49,000 (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: 218
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,510 high
• Mortgage (P&I): −$918
• Tax from tax record: −$119 /mo · $1,423/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $84

Break-even live

Break-even rent $1,404

Max offer price $175,000

Occupancy floor 89%

Sensitivity live

Price	-10% $183	-5% $133	+0% $84	+5% $34	+10% $-15
Rent	-10% $-36	-5% $24	+0% $84	+5% $143	+10% $203
Rate	-1.0pp $172	-0.5pp $128	base $84	+0.5pp $38	+1.0pp $-8

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22 Swain Ct Covington, KY	1.0–3.0	1.0–2.0	951	$1,495	$1.57	3d	3	0.20mi
1261 Parkway Ave Covington, KY	1.0–2.0	1.0	850	$1,100	$1.29	6d	3	0.37mi
205 W 4th St Cincinnati, OH	2.0	1.0–2.0	648	$1,686	$2.60	3d	44	0.94mi
105 Ash St Unit 1364141P Ludlow, KY	2.0	1.0	699	$2,906	$4.16	9d	1	0.96mi
151 W 4th St Cincinnati, OH	2.0	1.0	726	$1,899	$2.61	3d	102	0.97mi
151 W 4th St Cincinnati, OH	1.0–2.0	1.0	487	$1,500	$3.08	4d	8	0.97mi
44 W Freedom Way Cincinnati, OH	2.0	1.0–2.0	943	$2,229	$2.36	3d	28	0.98mi
305 W Pike St Unit 305-103 Covington, KY	1.0	1.0	500	$875	$1.75	18d	1	1.01mi
309 Vine St Cincinnati, OH	1.0–3.0	1.0–2.0	955	$1,600	$1.68	3d	15	1.06mi
1 W 4th St Cincinnati, OH	3.0	1.0–3.5	1675	$3,900	$2.33	4d	96	1.09mi
303 Greenup St Covington, KY	1.0	1.0	678	$1,445	$2.13	25d	1	1.12mi
112 E 5th St Covington, KY	—	1.0	455	$1,000	$2.20	22d	1	1.12mi
1002 Parkvale Ct Unit 1002 3 Park Hills, KY	1.0	1.0	750	$925	$1.23	9d	1	1.13mi
135 Garfield Pl Cincinnati, OH	1.0	1.0	670	$1,413	$2.11	3d	6	1.14mi
121 E Freedom Way Cincinnati, OH	2.0	1.0–2.0	988	$2,264	$2.29	3d	27	1.14mi
810 Plum St Unit 404 Cincinnati, OH	1.0	1.0	485	$1,250	$2.58	4d	1	1.14mi
810 Plum St Ste 2 Cincinnati, OH	1.0	1.0	485	$1,299	$2.68	25d	1	1.14mi
320 Greenup St Apt 2 Covington, KY	1.0	1.0	511	$1,080	$2.11	6d	1	1.15mi
1205 Lee St Unit 1 Covington, KY	1.0	1.0	675	$1,350	$2.00	25d	1	1.19mi
111 Garfield Pl Unit GAR-0105 Cincinnati, OH	1.0	1.0	750	$1,190	$1.59	6d	1	1.20mi
111 Garfield Pl Unit GAR-0501 Cincinnati, OH	—	1.0	550	$980	$1.78	6d	1	1.20mi
111 Garfield Pl Unit GAR-1001 Cincinnati, OH	—	1.0	550	$1,070	$1.95	25d	1	1.20mi
414 Walnut St Cincinnati, OH	1.0	1.0	752	$2,510	$3.34	3d	23	1.21mi
7 W 7th St Cincinnati, OH	1.0–2.0	1.0–2.0	976	$1,500	$1.54	4d	65	1.22mi
26 W 7th St Cincinnati, OH	1.0	1.0	653	$998	$1.53	4d	1	1.22mi
630 Vine St Cincinnati, OH	2.0	1.0–2.0	741	$1,684	$2.27	5d	18	1.25mi
521 Garrard St Apt 2 Covington, KY	1.0	1.0	725	$1,595	$2.20	19d	1	1.27mi
521 Garrard St Apt 4 Covington, KY	1.0	1.0	725	$1,695	$2.34	19d	1	1.27mi
103 W Court St Unit 201 Cincinnati, OH	1.0	1.0	687	$1,090	$1.59	25d	1	1.30mi
580 Walnut St Cincinnati, OH	2.0	1.0–2.5	1101	$3,314	$3.01	3d	19	1.30mi
126 E 6th St Cincinnati, OH	1.0	1.0	552	$1,775	$3.21	6d	6	1.33mi
1431 Dixie Hwy Park Hills, KY	1.0–2.0	1.0–2.0	920	$1,980	$2.15	3d	10	1.35mi
210 W 12th St Unit 218 504 AMI Cincinnati, OH	1.0	1.0	643	$1,275	$1.98	6d	1	1.35mi
721 Main St Cincinnati, OH	2.0	1.0–2.0	991	$2,192	$2.21	3d	15	1.42mi
830 Main St Cincinnati, OH	2.0	1.0–2.0	756	$1,548	$2.05	6d	6	1.48mi
634 Sycamore St Cincinnati, OH	2.0	1.0–1.5	1261	$1,955	$1.55	6d	9	1.48mi

Listing history 22 events

1. 2026-06-21
   days on market $175,000 Active 43 DOM
2. 2026-06-18
   days on market $175,000 Active 40 DOM
3. 2026-06-17
   days on market $175,000 Active 39 DOM
4. 2026-06-16
   days on market $175,000 Active 38 DOM
5. 2026-06-15
   statusdays on market $175,000 Active 37 DOM
6. 2026-05-19
   status Pending 424-char remark

   Show marketing remark (424 chars)

   Wake up to beautiful Ohio River views in this cozy 1-bedroom, 1-bath home nestled in Covington. Incredible location for an Airbnb investment! With views of the Ohio River and near the city. The location is not only scenic, but convenient! Whether you're sipping your morning coffee or unwinding at sunset, the scenic backdrop makes this home truly special. A rare opportunity to own an affordable piece of river-view living!

7. 2026-05-19
   status Pending

   Show marketing remark (424 chars)

   Wake up to beautiful Ohio River views in this cozy 1-bedroom, 1-bath home nestled in Covington. Incredible location for an Airbnb investment! With views of the Ohio River and near the city. The location is not only scenic, but convenient! Whether you're sipping your morning coffee or unwinding at sunset, the scenic backdrop makes this home truly special. A rare opportunity to own an affordable piece of river-view living!

8. 2026-04-29
   price $175,000 424-char remark

   Show marketing remark (424 chars)

   Wake up to beautiful Ohio River views in this cozy 1-bedroom, 1-bath home nestled in Covington. Incredible location for an Airbnb investment! With views of the Ohio River and near the city. The location is not only scenic, but convenient! Whether you're sipping your morning coffee or unwinding at sunset, the scenic backdrop makes this home truly special. A rare opportunity to own an affordable piece of river-view living!

9. 2026-04-29
   price $175,000

   Show marketing remark (424 chars)

   Wake up to beautiful Ohio River views in this cozy 1-bedroom, 1-bath home nestled in Covington. Incredible location for an Airbnb investment! With views of the Ohio River and near the city. The location is not only scenic, but convenient! Whether you're sipping your morning coffee or unwinding at sunset, the scenic backdrop makes this home truly special. A rare opportunity to own an affordable piece of river-view living!

10. 2026-04-21
    listed $185,000 Active 424-char remark

    Show marketing remark (424 chars)

    Wake up to beautiful Ohio River views in this cozy 1-bedroom, 1-bath home nestled in Covington. Incredible location for an Airbnb investment! With views of the Ohio River and near the city. The location is not only scenic, but convenient! Whether you're sipping your morning coffee or unwinding at sunset, the scenic backdrop makes this home truly special. A rare opportunity to own an affordable piece of river-view living!

11. 2026-04-13
    listed $185,000 Active
12. 2018-11-08
    soldstatus $85,000
13. 2018-11-06
    soldstatus $85,000 118-char remark

    Show marketing remark (118 chars)

    A rare find, contemporary home on the river, Totally updated, cathedral ceilings, breathtaking views, Do not miss out!

14. 2018-07-10
    listed $85,000 118-char remark

    Show marketing remark (118 chars)

    A rare find, contemporary home on the river, Totally updated, cathedral ceilings, breathtaking views, Do not miss out!

15. 2016-06-01
    historical
16. 2015-11-01
    listed $99,000
17. 2015-10-31
    historical
18. 2015-01-17
    listed $105,000
19. 2002-07-26
    soldstatus $87,000
20. 1995-11-30
    soldstatus $39,000
21. 1995-11-29
    soldstatus $39,000
22. 1995-08-09
    listed $48,500

ⓘ 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: $1,423 · $119/mo
• Projected year-2 tax: $1,505 · $125/mo
• Expected delta: +$82/yr (+$7/mo · 5.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% 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: $18,120
• − Mortgage interest: −$9,803
• − Property taxes: −$1,423
• − Insurance: −$875
• − Repairs & maintenance: −$1,450
• − Management: −$1,450
• − Depreciation: −$5,091
• Taxable loss: −$1,971
• Est. tax savings @ 24.0%: +$473
• After-tax cash flow: $1,477/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

+260.8% since first listed

17 events — show timeline

• 2026-05-19 Pending — NKMLS
• 2026-05-19 Pending — ImagineMLS
• 2026-04-29 Price Changed $175,000 NKMLS
• 2026-04-29 Price Changed $175,000 ImagineMLS
• 2026-04-21 Listed $185,000 NKMLS
• 2026-04-13 Listed $185,000 ImagineMLS
• 2018-11-08 Sold (Public Records) $85,000 Public Records
• 2018-11-06 Sold (MLS) $85,000 NKMLS
• 2018-07-10 Listed $85,000 NKMLS
• 2016-06-01 Listing Removed — NKMLS
• 2015-11-01 Listed $99,000 NKMLS
• 2015-10-31 Listing Removed — NKMLS
• 2015-01-17 Listed $105,000 NKMLS
• 2002-07-26 Sold (Public Records) $87,000 Public Records
• 1995-11-30 Sold (Public Records) $39,000 Public Records
• 1995-11-29 Sold (MLS) $39,000 NKMLS
• 1995-08-09 Listed $48,500 NKMLS

Property tax history

-0.3%/yr

Latest (2025): $1,423 · +0.7% YoY. Source: county tax records.