1 W 13th St · Newport, KY 41071

$289,900

None bd · None ba · 1,472 sqft · Other public records · 10 Days on market

Built 1892 5,619 sqft lot

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Why this score? — see what drove the F 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 +7.8/30.0
• ARV discount +7.5/15.0
• Livability +4.1/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• Schools +1.7/10.0
• 1% rule +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fully occupied duplex with city views. Tons of new development happening in every direction with prices over 500k. Each unit is 1 bed, 1 bath. 1 lease is currently month to month, other will be coming for renewal/month to month soon. Rents currently under market value. Cash flow from Day 1, or house-hack by living in 1 unit and renting the other.

Key facts

• Central heat
• High growth location
• In unit laundry

Tags

• CINCINNATI SKYLINE VIEWS
• IN UNIT LAUNDRY
• CENTRAL AIR
• CENTRAL HEAT
• LUXURY CONSTRUCTION
• HIGH GROWTH LOCATION

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Duplex; Two levels; Multi-family property; Existing structure
• Construction: Vinyl siding; Stone foundation; Asphalt roof; Built as existing structure
• Exterior features: Deck; Vinyl-clad windows; Has view

Interior

• Kitchen: Stainless steel appliances
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Partial basement; Stainless steel appliances; In-unit laundry
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a other listed at $290k.

Deal economics

• At list price, monthly cash flow is $-320 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (19.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (39.2% below list).
• Recommended offer: $176k (39.2% below list) — sets the bar for 1% rule.

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 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; 32 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); 247 units permitted in Campbell County in 2024 (77 in 5+ unit buildings).
• This rent runs 35% 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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 24y 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 $131k; list at $290k implies a 121% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1892 — 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 $176,269 (39.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1892 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.61% ✗
• Cap rate: 4.97%
• Cash-on-cash: -4.73%
• DSCR: 0.79
• GRM: 13.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -22.9%
• Equity multiple: 0.20×
• Total profit: $-64,535
• Equity at exit: $43,225

10-year hold

• IRR: -14.3%
• Equity multiple: 0.13×
• Total profit: $-70,493
• Equity at exit: $25,065

Cash invested: $81,172 (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 41071

• Rents YoY: 4.6%
• Active inventory: 239
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $1,763 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$71 /mo · $854/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $-320

Break-even live

Break-even rent $2,167

Max offer price $233,421

Occupancy floor —

Sensitivity live

Price	-10% $-156	-5% $-238	+0% $-320	+5% $-402	+10% $-484
Rent	-10% $-459	-5% $-389	+0% $-320	+5% $-250	+10% $-180
Rate	-1.0pp $-174	-0.5pp $-246	base $-320	+0.5pp $-395	+1.0pp $-471

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1114 Columbia St Unit 2 Newport, KY	1.0	1.0	925	$1,550	$1.68	45d	1	0.16mi
1044 Washington Ave #2 Newport, KY	2.0	2.0	1250	$1,800	$1.44	45d	1	0.32mi
911 Putnam St #2 Newport, KY	2.0	1.0	1000	$1,600	$1.60	22d	1	0.34mi
128 W 9th St Newport, KY	2.0	1.0	1012	$1,650	$1.63	3d	1	0.38mi
835 York St Unit 2 Newport, KY	1.0	1.0	1000	$1,295	$1.29	18d	1	0.40mi
929 Boone St Newport, KY	2.0	2.0	1458	$1,495	$1.03	45d	1	0.49mi
203 W 8th St Newport, KY	2.0	1.5	1456	$2,300	$1.58	22d	1	0.51mi
814 Washington Ave Unit 2 Newport, KY	2.0	2.0	1450	$1,500	$1.03	25d	1	0.51mi
809 Isabella St Newport, KY	2.0	2.0	1519	$2,200	$1.45	45d	1	0.51mi
210 W 5th St Newport, KY	1.0–2.0	1.0–2.0	845	$1,800	$2.13	4d	15	0.74mi
229 E 5th St Unit 1 Newport, KY	1.0	1.0	950	$1,225	$1.29	45d	1	0.78mi
344 E 13th St Unit 1 Covington, KY	2.0	1.0	1000	$1,275	$1.27	25d	1	0.82mi
100 Aqua Way Newport, KY	1.0–3.0	1.0–2.0	1092	$2,834	$2.60	3d	4	0.95mi
521 Garrard St Apt 3 Covington, KY	1.0	1.0	875	$1,996	$2.28	16d	1	0.98mi
634 Greenup St Covington, KY	1.0	1.5	1050	$1,595	$1.52	8d	1	1.01mi
518 E 2nd St Unit 2 Newport, KY	1.0	1.0	900	$1,450	$1.61	45d	1	1.03mi
508 Greenup St Unit 508-02 Covington, KY	2.0	1.0	1220	$1,800	$1.48	3d	1	1.05mi
1025 Scott St Unit 2 Covington, KY	2.0	2.0	1100	$1,800	$1.64	4d	1	1.08mi
3949 Vision CIR Southgate, KY	1.0–2.0	1.0–2.0	1132	$2,515	$2.22	3d	10	1.12mi
1914 Eastern Ave Apt 3 Covington, KY	1.0	1.0	900	$995	$1.11	16d	1	1.14mi
118 Beech St Newport, KY	3.0	2.0	1610	$2,400	$1.49	3d	1	1.14mi
103 E 3rd St Covington, KY	2.0	2.5	1291	$3,250	$2.52	3d	1	1.20mi
35 Gettysburg Square Rd Fort Thomas, KY	1.0–2.0	1.0	800	$1,630	$2.04	3d	29	1.24mi
239 Grandview Ave Bellevue, KY	2.0	2.0	1093	$1,645	$1.50	5d	2	1.28mi
512 Wallace Ave Unit 512/18 Covington, KY	2.0	2.0	900	$1,299	$1.44	8d	1	1.31mi
327 Covert Run Pike Unit 1 Bellevue, KY	2.0	2.0	1580	$1,850	$1.17	25d	1	1.35mi
2030 Mackoy St Covington, KY	3.0	1.5	1598	$1,779	$1.11	5d	1	1.36mi
621 E Mehring Way Cincinnati, OH	1.0–2.0	1.0–2.0	938	$2,249	$2.40	3d	12	1.38mi
601 E Pete Rose Way Cincinnati, OH	3.0	1.0–2.5	1039	$2,448	$2.36	3d	22	1.38mi
50 W Rivercenter Blvd Covington, KY	1.0–2.0	1.0–2.5	1273	$3,640	$2.86	3d	9	1.40mi
1927 Scott St Apt 1 Covington, KY	3.0	2.0	1865	$2,100	$1.13	21d	1	1.40mi
1700 Aspen Pines Dr Wilder, KY	1.0–3.0	1.0–2.5	1420	$1,895	$1.33	3d	14	1.43mi

Listing history 7 events

1. 2026-06-21
   pricedays on market $289,900 Active 10 DOM
2. 2026-06-18
   days on market $299,900 Active 7 DOM
3. 2026-06-17
   days on market $299,900 Active 6 DOM
4. 2026-06-16
   days on market $299,900 Active 5 DOM
5. 2026-06-15
   days on market $299,900 Active 4 DOM
6. 2026-06-13
   remarks 686-char remark
7. 2026-06-13
   listed $299,900 Active 2 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: $854 · $71/mo
• Projected year-2 tax: $2,493 · $208/mo
• Expected delta: +$1,639/yr (+$137/mo · 191.9%)

ⓘ 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 · 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: $21,152
• − Mortgage interest: −$16,239
• − Property taxes: −$854
• − Insurance: −$1,450
• − Repairs & maintenance: −$1,692
• − Management: −$1,692
• − Depreciation: −$8,433
• Taxable loss: −$9,208
• Est. tax savings @ 24.0%: +$2,210
• After-tax cash flow: $-1,627/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

+274.9% since first listed

13 events — show timeline

• 2026-06-11 Listed $299,900 NKMLS
• 2020-11-30 Sold (Public Records) $131,000 Public Records
• 2020-11-20 Sold (MLS) $131,000 NKMLS
• 2020-11-04 Sold (Public Records) $68,000 Public Records
• 2020-10-10 Pending — NKMLS
• 2020-10-09 Relisted — NKMLS
• 2020-10-09 Listing Removed — NKMLS
• 2020-10-04 Listed $150,000 NKMLS
• 2003-06-05 Sold (Public Records) $71,500 Public Records
• 2003-05-13 Sold (MLS) $71,500 NKMLS
• 2002-11-11 Listed $74,900 NKMLS
• 1993-11-23 Sold (Public Records) $20,000 Public Records
• 1988-07-12 Sold (Public Records) $80,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $854 · -3.5% YoY. Source: county tax records.