2710 Rogers St · Covington, KY 41015

$208,000

3 bd · 1.0 ba · 1,724 sqft · SingleFamily public records · 4 Days on market

Built 1925 3,401 sqft lot Est $259k · 20% under

---

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 +16.6/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• Livability +4.3/5.0
• 1% rule +3.9/10.0
• 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

This home has been completely re-done!! New Windows (Thermal Pane), new flooring, new counters, paint, doors, etc. Half bath to the lower level. Nice private corner lot. Move right in!! Home being sold As Is.

Key facts

• Freshly painted
• Sunroom
• Walk-out basement

Tags

• CORNER LOT
• SUNROOM
• FRESHLY PAINTED
• NEW HVAC SYSTEM
• DEDICATED DINING ROOM
• WALK-OUT BASEMENT

Property features AI

Exterior

• Parking: Driveway; Off-street parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; House with two levels; Built in 1925
• Construction: Block construction; Block foundation; Shingle roof; Aluminum frame windows
• Exterior features: Covered patio/porch; Deck; Porch; Corner lot; Storage structure

Interior

• Kitchen: Electric oven; Electric range; Dishwasher; Refrigerator
• Bedrooms: Primary bedroom (17 x 12); Bedroom 2 (10 x 11); Bedroom 3 (9 x 9)
• Bathrooms: 1 full bathroom; 1 half bathroom; Primary bath (7 x 6); Bathroom 2 (5 x 6)
• Heating & cooling: Central air; Window unit(s); Heating present
• Interior features: Ceiling fan(s); Brick fireplace
• Laundry & utility: Washer; Dryer (laundry located on lower level)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $208k.

Deal economics

• At list price, monthly cash flow is $126 ($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 $186k (10.8% below list).
• Recommended offer: $186k (10.8% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 10d 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 $6k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y 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 $72k; list at $208k implies a 187% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,576 (10.8% below list)

Questions for the listing agent

1. Built in 1925 — 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: 0.89% ✗
• Cap rate: 7.02%
• Cash-on-cash: 2.59%
• DSCR: 1.12
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $258,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3112 Rogers St	0.24mi	3/2.5	1,636 (-5%)	0mo	$245,000	$150	74
2838 Ashland Ave	0.45mi	3/1.5	1,676 (-3%)	9mo	$295,000	$176	65
2717 Iowa Ave	0.14mi	4/2.5 (+1)	1,599 (-7%)	8mo	$264,900	$166	64
203 E Southern Ave	0.62mi	3/2.0	1,758 (+2%)	10mo	$245,000	$139	55
3174 Rosina Ave	0.43mi	4/2.0 (+1)	1,842 (+7%)	6mo	$210,000	$114	54
510 W Southern Ave	0.45mi	3/1.5	1,488 (-14%)	2mo	$215,000	$144	53
123 W 34th St	0.37mi	3/2.0	1,472 (-15%)	3mo	$230,000	$156	52
3150 Beech Ave	0.42mi	4/2.0 (+1)	1,529 (-11%)	2mo	$290,000	$190	51
3905 Locke St	0.70mi	3/1.5	1,605 (-7%)	4mo	$250,000	$156	50
1 Fayette St	0.48mi	3/1.0	1,496 (-13%)	9mo	$150,000	$100	48
3712 Park Ave	0.70mi	3/2.5	1,862 (+8%)	11mo	$224,595	$121	39
3501 Carlisle Ave	0.72mi	2/2.0 (-1)	1,900 (+10%)	6mo	$220,000	$116	35

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: -12.2%
• Equity multiple: 0.56×
• Total profit: $-25,720
• Equity at exit: $31,013

10-year hold

• IRR: -3.1%
• Equity multiple: 0.79×
• Total profit: $-12,202
• Equity at exit: $17,984

Cash invested: $58,240 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,856 high
• Mortgage (P&I): −$1,091
• Tax from tax record: −$163 /mo · $1,953/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $126

Break-even live

Break-even rent $1,696

Max offer price $208,000

Occupancy floor 88%

Sensitivity live

Price	-10% $244	-5% $185	+0% $126	+5% $67	+10% $8
Rent	-10% $-21	-5% $53	+0% $126	+5% $199	+10% $272
Rate	-1.0pp $231	-0.5pp $179	base $126	+0.5pp $72	+1.0pp $17

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: $52,000
• Closing costs: $6,240
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2307 Center St Covington, KY	3.0	1.5	1216	$1,950	$1.60	9d	1	0.46mi
2030 Mackoy St Covington, KY	3.0	1.5	1598	$1,779	$1.11	6d	1	0.84mi
1927 Scott St Apt 1 Covington, KY	3.0	2.0	1865	$2,100	$1.13	21d	1	0.86mi
2220 Cityscape Dr Covington, KY	1.0–2.0	1.0–2.0	932	$1,985	$2.13	3d	9	0.95mi
3918 Glenn Ave Unit 1 Covington, KY	2.0	1.0	1350	$1,449	$1.07	22d	1	0.98mi
1222 E Henry Clay Ave Fort Wright, KY	3.0	1.5	1200	$1,548	$1.29	25d	1	1.02mi
400 Lakeview Dr #5 Wilder, KY	2.0	2.0	1100	$1,495	$1.36	4d	1	1.33mi
1700 Aspen Pines Dr Wilder, KY	1.0–3.0	1.0–2.5	1420	$2,365	$1.67	3d	14	1.34mi

Listing history 3 events

1. 2026-06-16
   statusdays on market $208,000 Pending 4 DOM
2. 2026-06-15
   remarks 699-char remark
3. 2026-06-15
   listed $208,000 Active 3 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: $1,953 · $163/mo
• Projected year-2 tax: $1,953 · $163/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 · 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: $22,269
• − Mortgage interest: −$11,651
• − Property taxes: −$1,953
• − Insurance: −$1,040
• − Repairs & maintenance: −$1,782
• − Management: −$1,782
• − Depreciation: −$6,051
• Taxable loss: −$1,989
• Est. tax savings @ 24.0%: +$477
• After-tax cash flow: $1,988/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

+1123.5% since first listed

6 events — show timeline

• 2026-06-12 Listed $208,000 NKMLS
• 2017-02-28 Sold (Public Records) $72,500 Public Records
• 2017-02-24 Sold (MLS) $72,500 NKMLS
• 2016-10-18 Listed $79,900 NKMLS
• 2014-07-10 Sold (MLS) $20,100 NKMLS
• 2014-04-28 Listed $17,000 NKMLS

Property tax history

+3.6%/yr

Latest (2025): $1,953 · +0.7% YoY. Source: county tax records.