326 Elm St · Newport, KY 41071

$205,000

6 bd · 2.0 ba · 1,578 sqft · Other public records · 55 Days on market

Built 1875 2,500 sqft lot $130/sqft · at area comps Est $205k · 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 +26.9/30.0
• DSCR +9.3/10.0
• ARV discount +7.4/15.0
• 1% rule +5.9/10.0
• Livability +4.1/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the heart of Newport, this updated duplex offers immediate income potential. Live in one unit while renting the other or add a strong performer to your investment portfolio. It's convenient location places you just minutes from interstates, dining, and shopping, making it appealing for both owners and tenants alike. The current owner has completed significant updates throughout the property, providing added peace of mind for the next buyer. All major mechanical systems, except for one water heater are less than 10 years old. A fantastic opportunity for an owner-occupant or investor looking to expand their rental portfolio!

Key facts

• Income potential
• Updated duplex
• Significant updates

Tags

• UPDATED DUPLEX
• INCOME POTENTIAL
• CONVENIENT LOCATION
• SIGNIFICANT UPDATES
• MAJOR MECHANICAL SYSTEMS

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath other listed at $205k.

Deal economics

• At list price, monthly cash flow is $511 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $205k).
• Recommended offer: $199k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 4.9% in Newport — 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 82/100 on livability (#58 in KY, #1,070 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools D, crime F, employment D-.
• Newport Independent (suburban): math 14% / reading 26% proficiency, ranked #160 of 165 in KY (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.6%/yr); 239 active listings in the ZIP; 247 units permitted in Campbell County in 2024 (77 in 5+ unit buildings).
• This rent runs 45% 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 $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $57k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $82k; list at $205k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1875 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $198,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1875 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.09% ✓
• Cap rate: 9.61%
• Cash-on-cash: 11.84%
• DSCR: 1.53
• GRM: 7.7

CMA / ARV

• ARV (median comp): $204,737
• List price: $205,000
• Delta: 0.13%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.64% rent growth · sell at horizon

5-year hold

• IRR: 1.3%
• Equity multiple: 1.05×
• Total profit: $2,982
• Equity at exit: $30,566

10-year hold

• IRR: 12.4%
• Equity multiple: 2.05×
• Total profit: $60,086
• Equity at exit: $17,725

Cash invested: $57,400 (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: 239
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,232 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$36 /mo · $437/yr
• Insurance: −$85
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $511

Break-even live

Break-even rent $1,585

Max offer price $205,000

Occupancy floor 72%

Sensitivity live

Price	-10% $627	-5% $569	+0% $511	+5% $453	+10% $149
Rent	-10% $334	-5% $423	+0% $511	+5% $599	+10% $687
Rate	-1.0pp $614	-0.5pp $563	base $511	+0.5pp $458	+1.0pp $404

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-17
   status $205,000 Pending 55 DOM
2. 2026-06-16
   days on market $205,000 Active 55 DOM
3. 2026-06-15
   days on market $205,000 Active 54 DOM
4. 2026-06-13
   days on market $205,000 Active 52 DOM
5. 2026-06-09
   days on market $205,000 Active 48 DOM
6. 2026-06-08
   days on market $205,000 Active 47 DOM
7. 2026-06-07
   days on market $205,000 Active 46 DOM
8. 2026-06-05
   days on market $205,000 Active 43 DOM
9. 2026-06-03
   days on market $205,000 Active 42 DOM
10. 2026-06-02
    days on market $205,000 Active 41 DOM
11. 2026-06-01
    days on market $205,000 Active 40 DOM
12. 2026-05-31
    days on market $205,000 Active 39 DOM
13. 2026-05-07
    status Active 641-char remark

    Show marketing remark (641 chars)

    Located in the heart of Newport, this updated duplex offers immediate income potential. Live in one unit while renting the other or add a strong performer to your investment portfolio. It's convenient location places you just minutes from interstates, dining, and shopping, making it appealing for both owners and tenants alike. The current owner has completed significant updates throughout the property, providing added peace of mind for the next buyer. All major mechanical systems, except for one water heater are less than 10 years old. A fantastic opportunity for an owner-occupant or investor looking to expand their rental portfolio!

14. 2026-05-07
    price $205,000 641-char remark

    Show marketing remark (641 chars)

    Located in the heart of Newport, this updated duplex offers immediate income potential. Live in one unit while renting the other or add a strong performer to your investment portfolio. It's convenient location places you just minutes from interstates, dining, and shopping, making it appealing for both owners and tenants alike. The current owner has completed significant updates throughout the property, providing added peace of mind for the next buyer. All major mechanical systems, except for one water heater are less than 10 years old. A fantastic opportunity for an owner-occupant or investor looking to expand their rental portfolio!

15. 2026-04-24
    status Pending 641-char remark

    Show marketing remark (641 chars)

    Located in the heart of Newport, this updated duplex offers immediate income potential. Live in one unit while renting the other or add a strong performer to your investment portfolio. It's convenient location places you just minutes from interstates, dining, and shopping, making it appealing for both owners and tenants alike. The current owner has completed significant updates throughout the property, providing added peace of mind for the next buyer. All major mechanical systems, except for one water heater are less than 10 years old. A fantastic opportunity for an owner-occupant or investor looking to expand their rental portfolio!

16. 2026-04-09
    listed $210,000 Active 641-char remark

    Show marketing remark (641 chars)

    Located in the heart of Newport, this updated duplex offers immediate income potential. Live in one unit while renting the other or add a strong performer to your investment portfolio. It's convenient location places you just minutes from interstates, dining, and shopping, making it appealing for both owners and tenants alike. The current owner has completed significant updates throughout the property, providing added peace of mind for the next buyer. All major mechanical systems, except for one water heater are less than 10 years old. A fantastic opportunity for an owner-occupant or investor looking to expand their rental portfolio!

17. 2026-02-18
    price $190,000
18. 2025-11-25
    price $195,000
19. 2025-11-13
    price $209,000
20. 2022-01-10
    soldstatus $82,000
21. 2022-01-05
    soldstatus $82,000 Sold
22. 2021-11-30
    status Pending
23. 2021-11-10
    price $94,900
24. 2021-10-28
    listed $99,000 Active
25. 2018-02-13
    soldstatus $59,000
26. 2007-10-19
    soldstatus $50,000
27. 2002-06-07
    soldstatus $41,000

ⓘ 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: $437 · $36/mo
• Projected year-2 tax: $1,763 · $147/mo
• Expected delta: +$1,326/yr (+$111/mo · 303.9%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 20 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: $26,781
• − Mortgage interest: −$11,483
• − Property taxes: −$437
• − Insurance: −$1,692
• − Repairs & maintenance: −$2,142
• − Management: −$2,142
• − Depreciation: −$5,964
• Taxable income: $2,921
• Est. tax owed @ 24.0%: −$701
• After-tax cash flow: $5,427/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: Newport Independent
• NCES district ID: 2104440
• Math proficiency: 14% ▼ -11.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $35,783
• Composite: 16.51/100
• National rank: #9182
• State rank: #160 of 165 in KY

Livability — Newport

• Score: 82/100
• State rank: #58
• US rank: #1070

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newport, KY
• County: Campbell County · 84,793 people
• City population: 19,680
• 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

+400.0% since first listed

15 events — show timeline

• 2026-05-07 Relisted — NKMLS
• 2026-05-07 Price Changed $205,000 NKMLS
• 2026-04-24 Pending — NKMLS
• 2026-04-09 Listed $210,000 NKMLS
• 2026-02-18 Price Changed $190,000 Metro Search MLS
• 2025-11-25 Price Changed $195,000 Metro Search MLS
• 2025-11-13 Price Changed $209,000 Metro Search MLS
• 2022-01-10 Sold (Public Records) $82,000 Public Records
• 2022-01-05 Sold (MLS) $82,000 NKMLS
• 2021-11-30 Pending — NKMLS
• 2021-11-10 Price Changed $94,900 NKMLS
• 2021-10-28 Listed $99,000 NKMLS
• 2018-02-13 Sold (Public Records) $59,000 Public Records
• 2007-10-19 Sold (Public Records) $50,000 Public Records
• 2002-06-07 Sold (Public Records) $41,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $437 · -2.9% YoY. Source: county tax records.