329 Highway Ave · Ludlow, KY 41016

$94,900

2 bd · 1.0 ba · 1,339 sqft · SingleFamily public records · 23 Days on market

7,500 sqft lot $71/sqft · 54% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Well loved home in close proximity to downtown Cincinnati. Freshly painted interior and move in ready. Beautiful tiled fireplace accents the living room w/ overhead fan & laminate flooring. Large formal dining room w/ fan. Huge eat in kitchen boasts counter bar, pantry , & walkout. Flexible floorplan with 1st & 2nd floor bedroom. Usable rear yard w/ storage shed/playhouse. .

Key facts

• 7,500 sq ft lot
• Parking
• Listed 23 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One and one-half stories; Existing structure
• Construction: Brick exterior; Block foundation
• Exterior features: Vinyl and wood frame windows; Shingle roof; Lot dimensions approximately 50 x 170

Interior

• Kitchen: Kitchen (14 x 10)
• Bedrooms: Primary bath (8 x 5); Bedroom 2 (12 x 14)
• Bathrooms: 1 full bathroom
• Interior features: Fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $647 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $93k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.5% 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $656 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 $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $93,476 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.79% ✓
• Cap rate: 14.48%
• Cash-on-cash: 29.23%
• DSCR: 2.30
• GRM: 4.7

CMA / ARV

• ARV (median comp): $207,439
• List price: $94,900
• Delta: -54.25%
• 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
217 Montclair Ave	0.13mi	3/2.0 (+1)	1,418 (+6%)	3mo	$227,500	$160	73
134 Highway Ave	0.21mi	3/1.5 (+1)	1,255 (-6%)	6mo	$250,000	$199	67
630 Sunset Ct	0.57mi	2/2.0	1,316 (-2%)	2mo	$550,000	$418	65
25 Kenner St	0.62mi	2/1.5	1,296 (-3%)	1mo	$182,500	$141	63
428 Station Dr Unit 34-102	0.56mi	2/2.0	1,326 (-1%)	8mo	$246,451	$186	62
448 Station Dr Unit 35-102	0.56mi	2/2.0	1,326 (-1%)	9mo	$265,487	$200	61
535 Laurel St	0.54mi	2/1.0	1,199 (-10%)	8mo	$196,000	$163	50
1307 Highway Ave	0.28mi	3/2.0 (+1)	1,524 (+14%)	8mo	$229,800	$151	48
450 Station Dr Unit 35-302	0.56mi	2/2.0	1,213 (-9%)	8mo	$270,724	$223	47
446 Station Dr Unit 35-202	0.56mi	2/2.0	1,213 (-9%)	8mo	$307,316	$253	47
430 Station Dr Unit 34-302	0.56mi	2/2.0	1,213 (-9%)	9mo	$273,540	$226	47
445 Victoria St	0.66mi	2/2.0	1,475 (+10%)	4mo	$315,000	$214	45

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: 23.7%
• Equity multiple: 1.97×
• Total profit: $25,897
• Equity at exit: $14,150

10-year hold

• IRR: 31.6%
• Equity multiple: 3.85×
• Total profit: $75,833
• Equity at exit: $8,205

Cash invested: $26,572 (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: 4.7×

Monthly cashflow live

• Estimated rent: $1,696 high
• Mortgage (P&I): −$498
• Tax from tax record: −$155 /mo · $1,862/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $647

Break-even live

Break-even rent $876

Max offer price $94,900

Occupancy floor 57%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1261 Parkway Ave Covington, KY	1.0–2.0	1.0	850	$1,375	$1.62	4d	3	0.28mi
22 Swain Ct Covington, KY	1.0–3.0	1.0–2.0	951	$1,895	$1.99	1d	3	0.49mi
336 Elm St Unit 4 Ludlow, KY	2.0	1.0	1100	$1,350	$1.23	43d	1	0.53mi
336 Elm St Unit 2 Ludlow, KY	2.0	1.0	1050	$1,275	$1.21	1d	1	0.53mi
239 Forest Ave Ludlow, KY	3.0	1.0	1146	$1,395	$1.22	17d	1	0.53mi
515 Main St Covington, KY	1.0–2.0	1.0–2.0	934	$2,215	$2.37	1d	8	1.28mi
2600 Bushnell St Cincinnati, OH	2.0	2.0	937	$1,295	$1.38	23d	1	1.30mi
353 W 4th St Cincinnati, OH	2.0	2.0	1140	$3,400	$2.98	23d	1	1.34mi
810 Matson Pl Cincinnati, OH	2.0	2.0	1196	$2,100	$1.76	1d	1	1.38mi
231 W 4th St Cincinnati, OH	1.0	1.0	914	$1,575	$1.72	23d	1	1.43mi
633 Hawthorne Ave Unit 2 Cincinnati, OH	3.0	1.0	1000	$1,400	$1.40	23d	1	1.44mi

Listing history 11 events

1. 2026-06-01
   status $94,900 Pending 23 DOM
2. 2026-05-31
   days on market $94,900 Active 23 DOM
3. 2026-05-07
   listed $99,900 Active 113-char remark
4. 2019-10-24
   soldstatus $75,000
5. 2019-10-21
   soldstatus $75,000 Closed 389-char remark

   Show marketing remark (389 chars)

   Well loved home in close proximity to downtown Cincinnati. Freshly painted interior and move in ready. Beautiful tiled fireplace accents the living room w/ overhead fan & laminate flooring. Large formal dining room w/ fan. Huge eat in kitchen boasts counter bar, pantry , & walkout. Flexible floorplan with 1st & 2nd floor bedroom. Usable rear yard w/ storage shed/playhouse. .

6. 2019-08-25
   historical 389-char remark

   Show marketing remark (389 chars)

   Well loved home in close proximity to downtown Cincinnati. Freshly painted interior and move in ready. Beautiful tiled fireplace accents the living room w/ overhead fan & laminate flooring. Large formal dining room w/ fan. Huge eat in kitchen boasts counter bar, pantry , & walkout. Flexible floorplan with 1st & 2nd floor bedroom. Usable rear yard w/ storage shed/playhouse. .

7. 2019-05-30
   listed $79,900 389-char remark

   Show marketing remark (389 chars)

   Well loved home in close proximity to downtown Cincinnati. Freshly painted interior and move in ready. Beautiful tiled fireplace accents the living room w/ overhead fan & laminate flooring. Large formal dining room w/ fan. Huge eat in kitchen boasts counter bar, pantry , & walkout. Flexible floorplan with 1st & 2nd floor bedroom. Usable rear yard w/ storage shed/playhouse. .

8. 2018-11-30
   historical
9. 2018-05-31
   listed $85,000
10. 2007-11-09
    soldstatus $80,000
11. 1997-01-03
    soldstatus $65,000

ⓘ 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: $1,862 · $155/mo
• Projected year-2 tax: $1,862 · $155/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 4/10 Moderate 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: $20,349
• − Mortgage interest: −$5,316
• − Property taxes: −$1,862
• − Insurance: −$474
• − Repairs & maintenance: −$1,628
• − Management: −$1,628
• − Depreciation: −$2,761
• Taxable income: $6,681
• Est. tax owed @ 24.0%: −$1,603
• After-tax cash flow: $6,164/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

+46.0% since first listed

11 events — show timeline

• 2026-05-31 Pending — NKMLS
• 2026-05-28 Price Changed $94,900 NKMLS
• 2026-05-07 Listed $99,900 NKMLS
• 2019-10-24 Sold (Public Records) $75,000 Public Records
• 2019-10-21 Sold (MLS) $75,000 NKMLS
• 2019-08-25 Listing Removed — NKMLS
• 2019-05-30 Listed $79,900 NKMLS
• 2018-11-30 Listing Removed — NKMLS
• 2018-05-31 Listed $85,000 NKMLS
• 2007-11-09 Sold (Public Records) $80,000 Public Records
• 1997-01-03 Sold (Public Records) $65,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,862 · +0.4% YoY. Source: county tax records.