2710 Rosina Ave · Covington, KY 41015

$264,900

5 bd · 2.5 ba · 1,922 sqft · SingleFamily public records · 20 Days on market

Built 1899 6,534 sqft lot Est $265k · 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 +24.6/30.0
• DSCR +7.9/10.0
• ARV discount +7.6/15.0
• 1% rule +5.9/10.0
• Livability +4.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 1906 Farmhouse with modern updates. Large rooms flooded with sunlight. Flexible floor plan with 3 bedrooms on second floor and 4th bedroom or family room on first floor. Large lot with 3 car garage on lot. Pre listing inspection report avaiable with list of repairs seller is willing to make. Garage sold as is.

Key facts

• Formal dining room
• Modern updates
• Flexible floor plan

Tags

• MODERN UPDATES
• HISTORIC CHARACTER
• FLEXIBLE FLOOR PLAN
• FORMAL DINING ROOM
• GOURMET KITCHEN
• STAINLESS APPLIANCES

Property features AI

Exterior

• Parking: Driveway; 3-car garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Two-story single family house; Existing structure; Vinyl siding
• Construction: Stone foundation
• Exterior features: Composition/shingle roof; Partially wooded lot (55 x 120 / ~0.15 acre)

Interior

• Kitchen: Electric oven; Refrigerator
• Bedrooms: Primary bedroom (14 x 14); Bedroom 2 (14 x 10); Bedroom 3 (16 x 14); Bedroom 4 (14 x 14)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating
• Interior features: Partial basement; Electric oven; Refrigerator; Forced air heating

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $546 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).
• Recommended offer: $261k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 5.3% in Covington — 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 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: Ninth District Elementary (math 2% / reading 17%, grade F, #648 of 676 statewide, top 98%, 341 students, 87% 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).
• Market conditions: 161 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $8k 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 20 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 20y 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 $152k; list at $265k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1899 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $260,926 (1.5% below list)

Questions for the listing agent

1. Built in 1899 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.09% ✓
• Cap rate: 8.77%
• Cash-on-cash: 8.84%
• DSCR: 1.39
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $265,236
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3174 Rosina Ave	0.29mi	4/2.0 (-1)	1,842 (-4%)	6mo	$210,000	$114	67
2807 Indiana Ave	0.12mi	5/2.5	2,110 (+10%)	18mo	$260,000	$123	63
2729 Rosina Ave	0.06mi	4/2.0 (-1)	1,664 (-13%)	12mo	$246,000	$148	58
2251 Diana Pl	0.50mi	4/2.0 (-1)	2,030 (+6%)	4mo	$317,000	$156	57
3141 Beech Ave	0.30mi	4/2.0 (-1)	2,078 (+8%)	11mo	$287,000	$138	56
13 E 31st St	0.48mi	4/3.0 (-1)	1,800 (-6%)	20mo	$81,000	$45	44

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: -2.9%
• Equity multiple: 0.89×
• Total profit: $-8,158
• Equity at exit: $39,497

10-year hold

• IRR: 6.8%
• Equity multiple: 1.51×
• Total profit: $37,605
• Equity at exit: $22,904

Cash invested: $74,172 (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: 161
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,875 medium
• Mortgage (P&I): −$1,389
• Tax from tax record: −$225 /mo · $2,706/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$604
• Net cashflow: $546

Break-even live

Break-even rent $2,184

Max offer price $264,900

Occupancy floor 76%

Sensitivity live

Price	-10% $696	-5% $621	+0% $546	+5% $471	+10% $396
Rent	-10% $319	-5% $433	+0% $546	+5% $660	+10% $773
Rate	-1.0pp $680	-0.5pp $614	base $546	+0.5pp $478	+1.0pp $408

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1808 Holman Ave Covington, KY	6.0	2.5	2600	$2,875	$1.11	3d	1	1.04mi

Listing history 11 events

1. 2026-06-21
   days on market $264,900 Active 20 DOM
2. 2026-06-18
   days on market $264,900 Active 17 DOM
3. 2026-06-17
   days on market $264,900 Active 16 DOM
4. 2026-06-16
   days on market $264,900 Active 15 DOM
5. 2026-06-15
   days on market $264,900 Active 14 DOM
6. 2026-06-09
   days on market $264,900 Active 8 DOM
7. 2026-06-08
   days on market $264,900 Active 7 DOM
8. 2026-06-07
   days on market $264,900 Active 6 DOM
9. 2026-06-03
   days on market $264,900 Active 2 DOM
10. 2026-06-02
    remarks 693-char remark
11. 2026-06-02
    listed $264,900 Active 1 DOM

ⓘ 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: $2,706 · $225/mo
• Projected year-2 tax: $2,706 · $225/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 5/10 Major 7 d/yr ≥102°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: $34,500
• − Mortgage interest: −$14,839
• − Property taxes: −$2,706
• − Insurance: −$1,324
• − Repairs & maintenance: −$2,760
• − Management: −$2,760
• − Depreciation: −$7,706
• Taxable income: $2,405
• Est. tax owed @ 24.0%: −$577
• After-tax cash flow: $5,977/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
• City population: 34,373
• 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

+783.0% since first listed

18 events — show timeline

• 2026-06-01 Listed $264,900 NKMLS
• 2021-08-05 Sold (MLS) $152,000 NKMLS
• 2021-07-22 Pending — NKMLS
• 2021-07-22 Sold (MLS) $152,000 NKMLS
• 2021-07-18 Listed $159,000 NKMLS
• 2015-01-26 Sold (MLS) $36,000 NKMLS
• 2014-12-31 Listed $49,900 NKMLS
• 2014-12-12 Listing Removed — NKMLS
• 2014-01-26 Listed $102,000 NKMLS
• 2008-01-18 Listing Removed — NKMLS
• 2007-07-18 Listed $150,000 NKMLS
• 2006-12-26 Sold (MLS) $40,000 NKMLS
• 2006-12-26 Sold (MLS) $40,000 ImagineMLS
• 2006-09-28 Listed $38,900 NKMLS
• 2006-09-28 Listed $38,900 ImagineMLS
• 2002-10-24 Sold (Public Records) $71,000 Public Records
• 1991-03-25 Sold (Public Records) $53,500 Public Records
• 1985-01-28 Sold (Public Records) $30,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $2,706 · +0.7% YoY. Source: county tax records.