523 Linden St · Ludlow, KY 41016

$104,900

2 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 618 Days on market

2,585 sqft lot $95/sqft · 60% below area

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Livability +4.4/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced reduced no to 104,900 Handypersons special. Fix and Remodel this home. 2 bedroom 1 bath. home in Ludlow at a great price. Cute home. Large sized rooms nice backyard. There is a drive-through alley in the back of this home. Set up an appointment to see this home!

Key facts

• Attached building
• Large sized rooms
• 2,585 sq ft lot

Tags

• ATTACHED BUILDING
• LARGE SIZED ROOMS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $434 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 2.8% in Ludlow — 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 87/100 on livability (#36 in KY, #326 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, cost of living A+.
• Ludlow Independent (suburban): math 26% / reading 33% proficiency, ranked #105 of 165 in KY (top 64%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 92 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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 $725 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 618 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 26y ago; this cycle's ask has dropped $20k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $17k; list at $105k implies a 517% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $92,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 618 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.38% ✓
• Cap rate: 11.26%
• Cash-on-cash: 17.75%
• DSCR: 1.79
• GRM: 6.1

CMA / ARV

• ARV (median comp): $262,687
• List price: $104,900
• Delta: -60.07%
• 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
603 Laurel St	0.15mi	2/2.0	1,078 (-2%)	6mo	$193,500	$179	81
24 Butler St	0.35mi	2/1.0	1,072 (-3%)	2mo	$173,000	$161	77
42 Euclid St	0.35mi	2/1.5	1,134 (+3%)	4mo	$172,000	$152	74
535 Laurel St	0.12mi	2/1.0	1,199 (+9%)	8mo	$196,000	$163	73
323 Linden St	0.20mi	2/1.0	992 (-10%)	6mo	$153,000	$154	69
215 Oak St	0.34mi	2/1.0	1,007 (-9%)	4mo	$174,400	$173	66
450 Station Dr Unit 35-302	0.14mi	2/2.0	1,213 (+10%)	8mo	$270,724	$223	66
12 Boone St	0.64mi	2/1.0	1,150 (+4%)	1mo	$80,000	$70	62
472 Station Dr #300	0.48mi	2/2.0	1,051 (-5%)	7mo	$238,189	$227	60
17 Shelby St	0.65mi	2/1.0	1,002 (-9%)	4mo	$165,000	$165	51
139 Montclair Ave	0.67mi	3/2.0 (+1)	1,078 (-2%)	6mo	$193,000	$179	50
134 Highway Ave	0.65mi	3/1.5 (+1)	1,255 (+14%)	6mo	$250,000	$199	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: 9.2%
• Equity multiple: 1.36×
• Total profit: $10,684
• Equity at exit: $15,641

10-year hold

• IRR: 18.4%
• Equity multiple: 2.53×
• Total profit: $44,977
• Equity at exit: $9,070

Cash invested: $29,372 (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 41016

• Active inventory: 92
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,444 high
• Mortgage (P&I): −$550
• Tax from tax record: −$112 /mo · $1,350/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $434

Break-even live

Break-even rent $894

Max offer price $104,900

Occupancy floor 65%

Sensitivity live

Price	-10% $494	-5% $464	+0% $434	+5% $405	+10% $375
Rent	-10% $320	-5% $377	+0% $434	+5% $492	+10% $549
Rate	-1.0pp $487	-0.5pp $461	base $434	+0.5pp $407	+1.0pp $380

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
336 Elm St Unit 4 Ludlow, KY	2.0	1.0	1100	$1,350	$1.23	44d	1	0.26mi
336 Elm St Unit 2 Ludlow, KY	2.0	1.0	1050	$1,275	$1.21	2d	1	0.26mi
239 Forest Ave Ludlow, KY	3.0	1.0	1146	$1,395	$1.22	17d	1	0.38mi
47 Ash St Ludlow, KY	1.0	1.0	850	$950	$1.12	12d	1	0.53mi
464 Grand Ave #1 Cincinnati, OH	1.0	1.0	750	$1,100	$1.47	17d	1	0.85mi
1261 Parkway Ave Covington, KY	1.0–2.0	1.0	850	$1,375	$1.62	4d	3	0.87mi
2361 Maryland Ave Cincinnati, OH	2.0	1.0	750	$1,200	$1.60	24d	1	0.91mi
633 Hawthorne Ave Unit 2 Cincinnati, OH	3.0	1.0	1000	$1,400	$1.40	24d	1	1.01mi
2600 Bushnell St Cincinnati, OH	2.0	2.0	937	$1,295	$1.38	24d	1	1.02mi
22 Swain Ct Covington, KY	1.0–3.0	1.0–2.0	951	$1,895	$1.99	2d	3	1.08mi
810 Matson Pl Cincinnati, OH	2.0	2.0	1196	$2,100	$1.76	2d	1	1.13mi
717 Elberon Ave Unit Elberon 717 Cincinnati, OH	2.0	1.0	1117	$995	$0.89	24d	1	1.28mi
938 Chateau Ave Cincinnati, OH	1.0	1.0	700	$895	$1.28	24d	1	1.30mi
927 Chateau Ave Cincinnati, OH	3.0	1.0	1354	$1,550	$1.14	21d	1	1.30mi
944 Chateau Ave Cincinnati, OH	1.0	1.0	700	$895	$1.28	24d	1	1.32mi
937 Grand Ave Cincinnati, OH	2.0	1.0	825	$1,395	$1.69	24d	1	1.35mi
2500 Warsaw Ave #39 Cincinnati, OH	1.0	1.0	700	$1,050	$1.50	24d	1	1.39mi
5 Devou Woods Covington, KY	2.0	1.0	700	$890	$1.27	2d	1	1.44mi
944 Elberon Ave Cincinnati, OH	2.0	1.0	900	$1,200	$1.33	24d	1	1.48mi

Listing history 28 events

1. 2026-06-18
   days on market $104,900 Active 618 DOM
2. 2026-06-17
   days on market $104,900 Active 617 DOM
3. 2026-06-16
   days on market $104,900 Active 616 DOM
4. 2026-06-15
   days on market $104,900 Active 615 DOM
5. 2026-06-13
   days on market $104,900 Active 613 DOM
6. 2026-06-13
   days on market $104,900 Active 612 DOM
7. 2026-06-09
   days on market $104,900 Active 609 DOM
8. 2026-06-08
   days on market $104,900 Active 608 DOM
9. 2026-06-07
   days on market $104,900 Active 607 DOM
10. 2026-06-03
    days on market $104,900 Active 603 DOM
11. 2026-06-02
    days on market $104,900 Active 602 DOM
12. 2026-06-01
    days on market $104,900 Active 601 DOM
13. 2026-05-31
    days on market $104,900 Active 600 DOM
14. 2026-05-11
    status Active 273-char remark

    Show marketing remark (273 chars)

    Priced reduced no to 104,900 Handypersons special. Fix and Remodel this home. 2 bedroom 1 bath. home in Ludlow at a great price. Cute home. Large sized rooms nice backyard. There is a drive-through alley in the back of this home. Set up an appointment to see this home!

15. 2026-05-01
    price $104,900 273-char remark

    Show marketing remark (273 chars)

    Priced reduced no to 104,900 Handypersons special. Fix and Remodel this home. 2 bedroom 1 bath. home in Ludlow at a great price. Cute home. Large sized rooms nice backyard. There is a drive-through alley in the back of this home. Set up an appointment to see this home!

16. 2026-04-30
    historical 273-char remark

    Show marketing remark (273 chars)

    Priced reduced no to 104,900 Handypersons special. Fix and Remodel this home. 2 bedroom 1 bath. home in Ludlow at a great price. Cute home. Large sized rooms nice backyard. There is a drive-through alley in the back of this home. Set up an appointment to see this home!

17. 2025-11-07
    price $110,000 273-char remark

    Show marketing remark (273 chars)

    Priced reduced no to 104,900 Handypersons special. Fix and Remodel this home. 2 bedroom 1 bath. home in Ludlow at a great price. Cute home. Large sized rooms nice backyard. There is a drive-through alley in the back of this home. Set up an appointment to see this home!

18. 2025-04-27
    price $119,000 273-char remark

    Show marketing remark (273 chars)

    Priced reduced no to 104,900 Handypersons special. Fix and Remodel this home. 2 bedroom 1 bath. home in Ludlow at a great price. Cute home. Large sized rooms nice backyard. There is a drive-through alley in the back of this home. Set up an appointment to see this home!

19. 2025-02-14
    price $120,000 273-char remark

    Show marketing remark (273 chars)

    Priced reduced no to 104,900 Handypersons special. Fix and Remodel this home. 2 bedroom 1 bath. home in Ludlow at a great price. Cute home. Large sized rooms nice backyard. There is a drive-through alley in the back of this home. Set up an appointment to see this home!

20. 2024-09-27
    listed $125,000 Active 273-char remark

    Show marketing remark (273 chars)

    Priced reduced no to 104,900 Handypersons special. Fix and Remodel this home. 2 bedroom 1 bath. home in Ludlow at a great price. Cute home. Large sized rooms nice backyard. There is a drive-through alley in the back of this home. Set up an appointment to see this home!

21. 2010-03-23
    soldstatus $17,000 242-char remark

    Show marketing remark (242 chars)

    Cute cottage, left side of attached dwelling with 525 Linden, each separate property ids. Needs some updates, but could be nice affordable housing conveniently located to town, close to interstate, Independent School System, & Ohio River.

22. 2009-10-12
    listed $19,900 242-char remark

    Show marketing remark (242 chars)

    Cute cottage, left side of attached dwelling with 525 Linden, each separate property ids. Needs some updates, but could be nice affordable housing conveniently located to town, close to interstate, Independent School System, & Ohio River.

23. 2009-04-30
    historical
24. 2008-07-08
    listed $55,000
25. 2000-06-06
    soldstatus $46,100
26. 2000-05-22
    soldstatus $46,100
27. 2000-02-01
    listed $44,900
28. 1990-12-07
    soldstatus $25,000

ⓘ 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: $1,350 · $112/mo
• Projected year-2 tax: $1,350 · $112/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 ≥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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,328
• − Mortgage interest: −$5,876
• − Property taxes: −$1,350
• − Insurance: −$524
• − Repairs & maintenance: −$1,386
• − Management: −$1,386
• − Depreciation: −$3,052
• Taxable income: $3,754
• Est. tax owed @ 24.0%: −$901
• After-tax cash flow: $4,313/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: Ludlow Independent
• NCES district ID: 2103630
• Math proficiency: 26% ▼ -17.00%
• Reading proficiency: 33% ▼ -26.00%
• Median HH income: $44,821
• Composite: 25.27/100
• National rank: #7492
• State rank: #105 of 165 in KY

Livability — Ludlow

• Score: 87/100
• State rank: #36
• US rank: #326

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ludlow, KY
• County: Kenton County · 142,881 people
• City population: 5,795
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 5,795
• Household income: $71,172
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 95.0

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 (79%)
• Race & ethnicity: White 79% Two or more races 10% Hispanic / Latino 8% Black 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Romanian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 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: ▼ -141.84%
• Current HPI: 215.1436
• Rent YoY: —
• 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

+319.6% since first listed

15 events — show timeline

• 2026-05-11 Relisted — NKMLS
• 2026-05-01 Price Changed $104,900 NKMLS
• 2026-04-30 Listing Removed — NKMLS
• 2025-11-07 Price Changed $110,000 NKMLS
• 2025-04-27 Price Changed $119,000 NKMLS
• 2025-02-14 Price Changed $120,000 NKMLS
• 2024-09-27 Listed $125,000 NKMLS
• 2010-03-23 Sold (MLS) $17,000 NKMLS
• 2009-10-12 Listed $19,900 NKMLS
• 2009-04-30 Listing Removed — NKMLS
• 2008-07-08 Listed $55,000 NKMLS
• 2000-06-06 Sold (Public Records) $46,100 Public Records
• 2000-05-22 Sold (MLS) $46,100 NKMLS
• 2000-02-01 Listed $44,900 NKMLS
• 1990-12-07 Sold (Public Records) $25,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $1,350 · +0.4% YoY. Source: county tax records.