331 Lafayette Ave · Bellevue, KY 41073

$184,900

3 bd · 2.0 ba · 1,122 sqft · SingleFamily public records · 75 Days on market

Built 1892 2,134 sqft lot $165/sqft · 5% below area Est $321k · 42% 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 +27.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +7.0/10.0
• Livability +4.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 2-bedroom, 1-bath home in the heart of Bellevue! Featuring inviting living spaces and plenty of natural light, this property offers both comfort and character. Enjoy a prime location just minutes from downtown Cincinnati, local shops, dining, and the riverfront. Perfect for homeowners seeking convenience and a vibrant community atmosphere!

Key facts

• Natural light
• Prime location
• 2,134 sq ft lot

Tags

• PRIME LOCATION
• NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $544 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $174k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 4.5% in Bellevue — 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 92/100 on livability (#8 in KY, #24 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+; Watch: schools C-.
• Bellevue Independent (suburban): math 17% / reading 33% proficiency, ranked #136 of 165 in KY (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents flat; 49 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 37% of the median local income ($71k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 31y ago; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $173,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 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 1892 — 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. 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.
6. 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.
7. 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: 1.20% ✓
• Cap rate: 9.82%
• Cash-on-cash: 12.61%
• DSCR: 1.56
• GRM: 6.9

CMA / ARV

• ARV (median comp): $321,479
• List price: $184,900
• Delta: -42.48%
• 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
223 Poplar St	0.08mi	2/1.0 (-1)	1,229 (+10%)	2mo	$170,000	$138	69
326 Covert Run Pike	0.43mi	3/1.0	1,078 (-4%)	1mo	$258,000	$239	68
911 Thornton St	0.46mi	3/1.5	1,075 (-4%)	1mo	$216,000	$201	68
428 Clark St	0.18mi	2/1.0 (-1)	1,029 (-8%)	2mo	$240,000	$233	68
335 Prospect St	0.21mi	3/2.0	1,280 (+14%)	1mo	$314,000	$245	66
325 Washington Ave	0.20mi	3/1.0	985 (-12%)	3mo	$150,000	$152	64
356 Foote Ave	0.23mi	2/1.0 (-1)	1,219 (+9%)	2mo	$185,000	$152	64
101 Cleveland Ave	0.44mi	3/1.5	1,035 (-8%)	1mo	$285,000	$275	64
411 Washington Ave	0.22mi	3/1.0	1,270 (+13%)	2mo	$187,500	$148	62
223 4th Ave	0.65mi	3/2.5	1,152 (+3%)	2mo	$275,000	$239	62
803 Taylor Ave	0.47mi	3/2.5	1,253 (+12%)	1mo	$320,000	$255	56
807 Linden Ave	0.66mi	2/2.5 (-1)	1,225 (+9%)	2mo	$425,000	$347	46

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 · 0.19% rent growth · sell at horizon

5-year hold

• IRR: -0.7%
• Equity multiple: 0.97×
• Total profit: $-1,427
• Equity at exit: $27,569

10-year hold

• IRR: 5.8%
• Equity multiple: 1.38×
• Total profit: $19,662
• Equity at exit: $15,987

Cash invested: $51,772 (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 41073

• Rents YoY: 0.2%
• Active inventory: 49
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,219 high
• Mortgage (P&I): −$970
• Tax from tax record: −$162 /mo · $1,948/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $544

Break-even live

Break-even rent $1,530

Max offer price $184,900

Occupancy floor 70%

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
324 Fairfield Ave Unit 4 Bellevue, KY	2.0	1.0	1095	$1,545	$1.41	21d	1	0.21mi
324 Fairfield Ave Unit 1 Bellevue, KY	2.0	1.0	1080	$1,685	$1.56	3d	1	0.21mi
239 Grandview Ave Bellevue, KY	2.0	2.0	1093	$1,645	$1.50	4d	2	0.25mi
236 Ward Ave Bellevue, KY	3.0	2.0	1500	$2,585	$1.72	12d	1	0.30mi
1243 Martin Dr Unit 1056135P Cincinnati, OH	2.0	1.0	1184	$3,099	$2.62	1d	1	0.70mi
100 Aqua Way Newport, KY	1.0–3.0	1.0–2.0	1092	$3,850	$3.53	1d	4	0.78mi
1137 Fuller St Unit 1056121P Cincinnati, OH	1.0–2.0	1.0	1135	$3,653	$3.22	1d	2	0.82mi
1055 St Paul Pl Cincinnati, OH	3.0	1.0–2.0	975	$2,995	$3.07	1d	10	0.92mi
814 Washington Ave Unit 2 Newport, KY	2.0	2.0	1450	$1,500	$1.03	23d	1	0.92mi
929 Boone St Newport, KY	2.0	2.0	1458	$1,495	$1.03	43d	1	0.92mi
601 E Pete Rose Way Cincinnati, OH	3.0	1.0–2.5	1039	$2,936	$2.83	1d	22	0.97mi
427 Oregon St Cincinnati, OH	1.0–2.0	1.0	980	$2,800	$2.86	1d	4	1.04mi
621 E Mehring Way Cincinnati, OH	1.0–2.0	1.0–2.0	938	$2,249	$2.40	1d	12	1.08mi
1044 Washington Ave #2 Newport, KY	2.0	2.0	1250	$1,800	$1.44	43d	1	1.09mi
2015 Edgecliff Pt Unit 4 Cincinnati, OH	2.0	2.0	1200	$1,595	$1.33	4d	1	1.16mi
2118 Saint James Ave Cincinnati, OH	2.0	1.0	1005	$1,650	$1.64	23d	1	1.16mi
911 Putnam St #2 Newport, KY	2.0	1.0	1000	$1,600	$1.60	21d	1	1.21mi
210 W 5th St Newport, KY	1.0–2.0	1.0–2.0	845	$1,800	$2.13	3d	15	1.24mi
203 W 8th St Newport, KY	2.0	1.5	1456	$2,300	$1.58	21d	1	1.30mi
128 W 9th St Newport, KY	2.0	1.0	1012	$1,650	$1.63	2d	1	1.30mi
2132 Gilbert Ave Unit A Cincinnati, OH	2.0	2.5	1450	$2,250	$1.55	4d	1	1.30mi
345 E 7th St Cincinnati, OH	2.0	1.0–2.0	1184	$4,300	$3.63	3d	18	1.31mi
509 E 12th St Cincinnati, OH	1.0–2.0	1.0	796	$1,200	$1.51	4d	1	1.34mi
509 E 12th St Cincinnati, OH	2.0	1.0	1000	$1,200	$1.20	14d	2	1.34mi
960 Francisco St Unit 107 Cincinnati, OH	2.0	2.0	912	$1,649	$1.81	23d	1	1.34mi
309 Sycamore St #201 Cincinnati, OH	2.0	2.0	850	$1,600	$1.88	23d	1	1.35mi
634 Sycamore St Cincinnati, OH	2.0	1.0–1.5	1261	$2,615	$2.07	4d	9	1.37mi
1 E 4th St Unit 1404477P Cincinnati, OH	2.0	1.0	618	$3,476	$5.62	21d	2	1.41mi
1065 Manhattan Blvd Dayton, KY	1.0–3.0	1.0–2.0	1038	$2,749	$2.65	1d	19	1.43mi
2330 Victory Pkwy Cincinnati, OH	1.0–2.0	1.0–2.0	693	$1,999	$2.88	2d	6	1.43mi
224 E 8th St Cincinnati, OH	1.0–2.0	1.0–2.0	1200	$2,462	$2.05	1d	5	1.44mi
1304 Broadway Unit 1056130P Cincinnati, OH	1.0–5.0	1.0–4.0	2072	$5,808	$2.80	10d	2	1.46mi
2401 Salutaris Ave Cincinnati, OH	1.0–2.0	1.0	800	$1,300	$1.62	23d	1	1.47mi
1118 Sycamore St Cincinnati, OH	2.0	1.0–2.0	891	$3,194	$3.58	2d	22	1.49mi
830 Main St Cincinnati, OH	2.0	1.0–2.0	756	$1,895	$2.50	4d	6	1.49mi
1326 Broadway Unit 1324946P Cincinnati, OH	1.0–3.0	1.0–3.0	1162	$10,683	$9.19	23d	2	1.49mi
721 Main St Cincinnati, OH	2.0	1.0–2.0	991	$3,205	$3.23	1d	15	1.49mi
424 Liberty Hl Unit 1056033P Cincinnati, OH	3.0	2.0	1453	$5,780	$3.98	1d	1	1.50mi

Listing history 31 events

1. 2026-06-18
   status $184,900 Pending 75 DOM
2. 2026-06-17
   days on market $184,900 Active 75 DOM
3. 2026-06-16
   days on market $184,900 Active 74 DOM
4. 2026-06-15
   days on market $184,900 Active 73 DOM
5. 2026-06-13
   days on market $184,900 Active 71 DOM
6. 2026-06-13
   pricedays on market $184,900 Active 70 DOM
7. 2026-06-09
   days on market $189,900 Active 67 DOM
8. 2026-06-08
   days on market $189,900 Active 66 DOM
9. 2026-06-07
   days on market $189,900 Active 65 DOM
10. 2026-06-03
    days on market $189,900 Active 61 DOM
11. 2026-06-02
    days on market $189,900 Active 60 DOM
12. 2026-06-01
    days on market $189,900 Active 59 DOM
13. 2026-05-31
    days on market $189,900 Active 58 DOM
14. 2026-05-15
    price $199,900 366-char remark

    Show marketing remark (366 chars)

    Welcome to this charming 2-bedroom, 1-bath home in the heart of Bellevue! Featuring inviting living spaces and plenty of natural light, this property offers both comfort and character. Enjoy a prime location just minutes from downtown Cincinnati, local shops, dining, and the riverfront. Perfect for homeowners seeking convenience and a vibrant community atmosphere!

15. 2026-04-04
    listed $209,900 Active 366-char remark

    Show marketing remark (366 chars)

    Welcome to this charming 2-bedroom, 1-bath home in the heart of Bellevue! Featuring inviting living spaces and plenty of natural light, this property offers both comfort and character. Enjoy a prime location just minutes from downtown Cincinnati, local shops, dining, and the riverfront. Perfect for homeowners seeking convenience and a vibrant community atmosphere!

16. 2018-01-17
    soldstatus $399,400
17. 2018-01-17
    soldstatus $86,100
18. 2018-01-17
    soldstatus $399,400
19. 2015-10-28
    soldstatus $37,000 262-char remark

    Show marketing remark (262 chars)

    Attention Investors! 1 finished bedroom, 3 unfinished rooms upstairs, 2 full baths, first floor laundry, first floor master, large kitchen w/some updates, hardwood floors, corner lot with plenty of parking! Needs TLC. Subject to Third Party Approval. Sold As Is.

20. 2015-03-02
    listed $50,000 262-char remark

    Show marketing remark (262 chars)

    Attention Investors! 1 finished bedroom, 3 unfinished rooms upstairs, 2 full baths, first floor laundry, first floor master, large kitchen w/some updates, hardwood floors, corner lot with plenty of parking! Needs TLC. Subject to Third Party Approval. Sold As Is.

21. 2014-12-31
    historical
22. 2014-04-12
    listed $99,900
23. 2000-06-26
    soldstatus $48,000
24. 2000-06-26
    soldstatus $48,000
25. 2000-06-13
    soldstatus $49,900
26. 2000-02-25
    listed $51,900
27. 1995-07-26
    soldstatus $51,000
28. 1995-07-25
    soldstatus $51,000
29. 1995-05-17
    listed $49,900
30. 1992-09-23
    soldstatus $40,000
31. 1989-08-01
    soldstatus $19,500

ⓘ 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: $1,948 · $162/mo
• Projected year-2 tax: $1,948 · $162/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 · 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: $26,627
• − Mortgage interest: −$10,357
• − Property taxes: −$1,948
• − Insurance: −$924
• − Repairs & maintenance: −$2,130
• − Management: −$2,130
• − Depreciation: −$5,379
• Taxable income: $3,758
• Est. tax owed @ 24.0%: −$902
• After-tax cash flow: $5,626/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: Bellevue Independent
• NCES district ID: 2100420
• Math proficiency: 17% ▼ -16.00%
• Reading proficiency: 33% ▼ -12.00%
• Median HH income: $51,374
• Composite: 22.13/100
• National rank: #8173
• State rank: #136 of 165 in KY

Livability — Bellevue

• Score: 92/100
• State rank: #8
• US rank: #24

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bellevue, KY
• County: Campbell County · 84,793 people
• City population: 5,636
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 5,636
• Household income: $71,166
• Rent vs Own: 29.9% rent · 70.1% own
• Severe rent burden: 173.0

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Lithuanian 3% Slovak 3% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 2%

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: ▼ -186.80%
• Current HPI: 252.0078
• Rent YoY: ▲ 0.19%
• 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

+925.1% since first listed

18 events — show timeline

• 2026-05-15 Price Changed $199,900 NKMLS
• 2026-04-04 Listed $209,900 NKMLS
• 2018-01-17 Sold (Public Records) $399,400 Public Records
• 2018-01-17 Sold (Public Records) $86,100 Public Records
• 2018-01-17 Sold (Public Records) $399,400 Public Records
• 2015-10-28 Sold (MLS) $37,000 NKMLS
• 2015-03-02 Listed $50,000 NKMLS
• 2014-12-31 Listing Removed — NKMLS
• 2014-04-12 Listed $99,900 NKMLS
• 2000-06-26 Sold (Public Records) $48,000 Public Records
• 2000-06-26 Sold (Public Records) $48,000 Public Records
• 2000-06-13 Sold (MLS) $49,900 NKMLS
• 2000-02-25 Listed $51,900 NKMLS
• 1995-07-26 Sold (Public Records) $51,000 Public Records
• 1995-07-25 Sold (MLS) $51,000 NKMLS
• 1995-05-17 Listed $49,900 NKMLS
• 1992-09-23 Sold (Public Records) $40,000 Public Records
• 1989-08-01 Sold (Public Records) $19,500 Public Records

Property tax history

+6.7%/yr

Latest (2025): $1,948 · +0.6% YoY. Source: county tax records.