1019 Orchard St · Newport, KY 41071

$245,000

3 bd · 2.0 ba · 1,908 sqft · SingleFamily public records · 73 Days on market

Built 1900 3,049 sqft lot $128/sqft · 28% below area Est $341k · 28% under

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Why this score? — see what drove the B- 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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +5.3/10.0
• 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

Beautifully renovated 3-bedroom, 2 full bath home in the heart of Newport, just minutes from downtown Cincinnati! This move-in-ready home features a bright open layout, updated kitchen with granite countertops, modern cabinetry, and stainless appliances, plus stylish finishes throughout. Enjoy spacious bedrooms, updated bathrooms, and fresh modern design that blends character with contemporary comfort. The large kitchen island and open living areas make this home perfect for entertaining. The location is unbeatable -- walk to shops, restaurants, and entertainment along Monmouth Street, and enjoy being just minutes from Ovation, Newport on the Levee, and the Ohio Riverfront. From the front yard you can even see the Great American Building, and enjoy spectacular fireworks views right from your own yard. Whether you're commuting downtown, enjoying Reds or Bengals games, or exploring the vibrant Newport riverfront, everything is just moments away. A rare opportunity to own a fully renovated home in one of Northern Kentucky's most walkable and exciting locations.

Key facts

• Large kitchen island
• Walk to shops
• Open living areas

Tags

• UPDATED KITCHEN
• LARGE KITCHEN ISLAND
• OPEN LIVING AREAS
• WALK TO SHOPS
• WALK TO RESTAURANTS
• WALK TO ENTERTAINMENT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $561 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Recommended offer: $230k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: 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.
• Zoned schools: Newport Intermediate School (math 12% / reading 22%, grade F, #607 of 676 statewide, top 91%, 387 students, 89% FRL); Newport High School (math 16% / reading 28%, grade F, #202 of 254 statewide, top 82%, 579 students, 84% FRL).
• Market conditions: Rents rising fast (+4.6%/yr); 239 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 247 units permitted in Campbell County in 2024 (77 in 5+ unit buildings).
• At $2,520/mo this rent would consume 50% of the median local household income ($60k/yr) (locally 1136% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $69k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($230k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y 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 $40k; list at $245k implies a 512% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $230,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.03% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.81%
• DSCR: 1.44
• GRM: 8.1

CMA / ARV

• ARV (median comp): $340,918
• List price: $245,000
• Delta: -28.14%
• 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
909 York St	0.13mi	3/2.0	1,917 (+0%)	3mo	$360,000	$188	90
29 15th St	0.27mi	3/1.5	1,912 (+0%)	4mo	$315,000	$165	82
335 E 10th St	0.29mi	3/1.5	1,950 (+2%)	3mo	$275,000	$141	78
918 Park Ave	0.40mi	2/2.0 (-1)	1,854 (-3%)	1mo	$280,000	$151	71
322 Hodge St	0.37mi	3/2.5	1,760 (-8%)	0mo	$339,000	$193	68
423 Thornton St	0.47mi	3/2.0	2,007 (+5%)	2mo	$141,000	$70	68
804 Ann St	0.31mi	4/2.0 (+1)	2,021 (+6%)	4mo	$175,000	$87	67
1019 Monmouth St	0.08mi	3/3.0	1,625 (-15%)	1mo	$545,000	$335	67
605 Linden Ave	0.68mi	4/2.5 (+1)	2,008 (+5%)	2mo	$572,000	$285	51
530 Lexington Ave	0.73mi	3/2.5	2,122 (+11%)	0mo	$600,000	$283	45
562 E 4th St E	0.75mi	3/1.5	1,680 (-12%)	2mo	$462,425	$275	42
558 E 4th St	0.74mi	4/2.5 (+1)	1,768 (-7%)	6mo	$565,000	$320	41

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 · 4.64% rent growth · sell at horizon

5-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $125
• Equity at exit: $36,530

10-year hold

• IRR: 11.1%
• Equity multiple: 1.93×
• Total profit: $63,540
• Equity at exit: $21,183

Cash invested: $68,600 (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: 8.1×

Monthly cashflow live

• Estimated rent: $2,520 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$43 /mo · $520/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$529
• Net cashflow: $561

Break-even live

Break-even rent $1,810

Max offer price $245,000

Occupancy floor 73%

Sensitivity live

Price	-10% $700	-5% $630	+0% $561	+5% $492	+10% $129
Rent	-10% $362	-5% $461	+0% $561	+5% $660	+10% $760
Rate	-1.0pp $684	-0.5pp $623	base $561	+0.5pp $497	+1.0pp $433

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1044 Washington Ave #2 Newport, KY	2.0	2.0	1250	$1,800	$1.44	45d	1	0.19mi
814 Washington Ave Unit 2 Newport, KY	2.0	2.0	1450	$1,500	$1.03	25d	1	0.30mi
929 Boone St Newport, KY	2.0	2.0	1458	$1,495	$1.03	45d	1	0.32mi
140 W 13th St Newport, KY	3.0	3.5	2505	$4,200	$1.68	13d	1	0.33mi
203 W 8th St Newport, KY	2.0	1.5	1456	$2,300	$1.58	23d	1	0.38mi
809 Isabella St Newport, KY	2.0	2.0	1519	$2,200	$1.45	45d	1	0.41mi
100 Aqua Way Newport, KY	1.0–3.0	1.0–2.0	1092	$3,850	$3.53	3d	4	0.74mi
118 Beech St Newport, KY	3.0	2.0	1610	$2,400	$1.49	3d	1	0.93mi
103 E 3rd St Covington, KY	2.0	2.5	1291	$3,250	$2.52	3d	1	1.11mi
601 E Pete Rose Way Cincinnati, OH	3.0	1.0–2.5	1039	$2,936	$2.83	3d	22	1.17mi
621 E Mehring Way Cincinnati, OH	1.0–2.0	1.0–2.0	938	$2,249	$2.40	3d	12	1.18mi
327 Covert Run Pike Unit 1 Bellevue, KY	2.0	2.0	1580	$1,850	$1.17	25d	1	1.20mi
50 W Rivercenter Blvd Covington, KY	1.0–2.0	1.0–2.5	1273	$3,640	$2.86	3d	9	1.29mi
3949 Vision CIR Southgate, KY	1.0–2.0	1.0–2.0	1132	$2,515	$2.22	3d	10	1.30mi
121 E Freedom Way Cincinnati, OH	2.0	1.0–2.0	988	$2,999	$3.03	3d	27	1.35mi
44 W Freedom Way Cincinnati, OH	2.0	1.0–2.0	943	$2,859	$3.03	3d	28	1.50mi

Listing history 17 events

1. 2026-06-21
   days on market $245,000 Active 73 DOM
2. 2026-06-18
   days on market $245,000 Active 70 DOM
3. 2026-06-17
   days on market $245,000 Active 69 DOM
4. 2026-06-16
   days on market $245,000 Active 68 DOM
5. 2026-06-15
   days on market $245,000 Active 67 DOM
6. 2026-06-13
   days on market $245,000 Active 65 DOM
7. 2026-06-09
   days on market $245,000 Active 61 DOM
8. 2026-06-08
   days on market $245,000 Active 60 DOM
9. 2026-06-07
   days on market $245,000 Active 59 DOM
10. 2026-06-05
    days on market $245,000 Active 56 DOM
11. 2026-06-03
    days on market $245,000 Active 55 DOM
12. 2026-06-02
    days on market $245,000 Active 54 DOM
13. 2026-06-01
    days on market $245,000 Active 53 DOM
14. 2026-05-31
    days on market $245,000 Active 52 DOM
15. 2026-04-09
    listed $250,000 Active 1086-char remark

    Show marketing remark (1086 chars)

    Beautifully renovated 3-bedroom, 2 full bath home in the heart of Newport, just minutes from downtown Cincinnati! This move-in-ready home features a bright open layout, updated kitchen with granite countertops, modern cabinetry, and stainless appliances, plus stylish finishes throughout. Enjoy spacious bedrooms, updated bathrooms, and fresh modern design that blends character with contemporary comfort. The large kitchen island and open living areas make this home perfect for entertaining. The location is unbeatable -- walk to shops, restaurants, and entertainment along Monmouth Street, and enjoy being just minutes from Ovation, Newport on the Levee, and the Ohio Riverfront. From the front yard you can even see the Great American Building, and enjoy spectacular fireworks views right from your own yard. Whether you're commuting downtown, enjoying Reds or Bengals games, or exploring the vibrant Newport riverfront, everything is just moments away. A rare opportunity to own a fully renovated home in one of Northern Kentucky's most walkable and exciting locations.

16. 2010-09-23
    soldstatus $40,000 246-char remark

    Show marketing remark (246 chars)

    Large Home. All large rooms.Kitchen appliances to stay. Handicap Bath on 1st floor.Eat in Kitchen & Formal Dining Room. Level Lot. House could be used many differant ways. Nice private rear yard w/ Patio. Bonus Attic Room & full basement.

17. 2010-07-28
    listed $50,000 246-char remark

    Show marketing remark (246 chars)

    Large Home. All large rooms.Kitchen appliances to stay. Handicap Bath on 1st floor.Eat in Kitchen & Formal Dining Room. Level Lot. House could be used many differant ways. Nice private rear yard w/ Patio. Bonus Attic Room & full basement.

ⓘ 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: $520 · $43/mo
• Projected year-2 tax: $2,107 · $176/mo
• Expected delta: +$1,587/yr (+$132/mo · 305.0%)

ⓘ 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 ≥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: $30,245
• − Mortgage interest: −$13,724
• − Property taxes: −$520
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,420
• − Management: −$2,420
• − Depreciation: −$7,127
• Taxable income: $2,809
• Est. tax owed @ 24.0%: −$674
• After-tax cash flow: $6,056/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
• 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

3 events — show timeline

• 2026-04-09 Listed $250,000 NKMLS
• 2010-09-23 Sold (MLS) $40,000 NKMLS
• 2010-07-28 Listed $50,000 NKMLS

Property tax history

+8.8%/yr

Latest (2025): $520 · -3.6% YoY. Source: county tax records.