818 Crescent Ave · Covington, KY 41011

$299,900

3 bd · 1.0 ba · 1,413 sqft · SingleFamily public records · 29 Days on market

2,396 sqft lot Est $301k · at est.

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.7/15.0
• DSCR +4.6/10.0
• Livability +4.3/5.0
• 1% rule +3.0/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

ABSOLUTELY DO NOT KNOCK ON THE DOOR OR WALK ONTO THE PROPERTY WITHOUT AN AGENT AND APPROVED APPOINTMENT. TENANTS ARE COMPLAINING OF POTENTIAL BUYERS KNOCKING ON THE DOOR AND ASKING TO GO THRU THE PROPERTY. REALTOR CARD AND MASKS REQUIRE TO ENTER. DO NOT GO INTO YARD. TENANTS HAVE A PIT BULL. Great rehab opportunity. Great views!

Key facts

• Brand new deck
• Real grass
• New kitchen

Tags

• BRAND NEW DECK
• REAL GRASS
• MATURE TREES
• ELEVATED VIEW
• FRESHLY REMODELED
• NEW KITCHEN

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; Three or more levels; Existing structure
• Construction: Brick construction; Stone foundation
• Exterior features: Deck; Vinyl-clad windows; Shingle roof

Interior

• Kitchen: Electric range; Dishwasher; Microwave; Refrigerator
• Bedrooms: Primary bedroom (approximately 15.4 x 15.4); Bedroom 2 (approximately 15.2 x 11.3); Bedroom 3 (approximately 15.2 x 11.1)
• Bathrooms: Two full bathrooms; Primary bath (approximately 7.5 x 5.7); Bathroom 2 (approximately 8.3 x 10.4)
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Open floor plan; Kitchen island; Inoperable fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $95 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (20.2% below list).
• Recommended offer: $239k (20.2% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 5.3% in Covington — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 86/100 on livability (#40 in KY, #376 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment D+.
• Covington Independent (suburban): math 10% / reading 27% proficiency, ranked #162 of 165 in KY (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: John G Carlisle Elementary (math 2% / reading 27%, grade F, #620 of 676 statewide, top 93%, 304 students, 81% FRL); Holmes Middle School (math 8% / reading 26%, grade F, #211 of 217 statewide, top 97%, 656 students, 84% FRL); Holmes High School (math 12% / reading 17%, grade F, #227 of 254 statewide, top 89%, 878 students, 80% FRL) — zoned schools at 82% FRL track the district average.
• Market conditions: Rents rising (+1.6%/yr); 218 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 699 units permitted in Kenton County in 2024 (287 in 5+ unit buildings).
• This rent runs 41% of the median local income ($70k/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.
• Kenton County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $110k; list at $300k implies a 173% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $239,323 (20.2% 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. 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?
3. 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.
4. 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.
5. 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: 0.80% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.36%
• DSCR: 1.06
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $300,969
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
905 Western Ave	0.18mi	2/1.5 (-1)	1,440 (+2%)	8mo	$255,000	$177	75
516 Western Ave	0.30mi	2/2.0 (-1)	1,379 (-2%)	7mo	$375,000	$272	67
1129 Holman St	0.54mi	3/1.5	1,403 (-1%)	7mo	$230,000	$164	66
611 Watkins St	0.42mi	2/1.5 (-1)	1,441 (+2%)	7mo	$225,000	$156	64
1107 Holman St	0.51mi	2/2.5 (-1)	1,404 (-1%)	8mo	$370,000	$264	57
930 Montague Rd	0.33mi	2/2.0 (-1)	1,564 (+11%)	1mo	$261,000	$167	57
253 W 7th St	0.46mi	2/2.0 (-1)	1,300 (-8%)	8mo	$350,000	$269	49
923 Highway Ave	0.68mi	3/1.5	1,560 (+10%)	1mo	$325,000	$208	48
630 Sunset Ct	0.64mi	2/2.0 (-1)	1,316 (-7%)	2mo	$550,000	$418	48
222 Berry St	0.53mi	2/1.0 (-1)	1,620 (+15%)	2mo	$385,000	$238	45
1220 Holman St	0.61mi	2/2.0 (-1)	1,204 (-15%)	1mo	$253,000	$210	37
509 Craig St	0.53mi	2/2.0 (-1)	1,220 (-14%)	8mo	$260,000	$213	37

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 · 1.55% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.45×
• Total profit: $-46,111
• Equity at exit: $44,716

10-year hold

• IRR: -9.6%
• Equity multiple: 0.44×
• Total profit: $-46,610
• Equity at exit: $25,930

Cash invested: $83,972 (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 41011

• Rents YoY: 1.6%
• Active inventory: 218
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,393 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$98 /mo · $1,174/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $95

Break-even live

Break-even rent $2,273

Max offer price $299,900

Occupancy floor 91%

Sensitivity live

Price	-10% $265	-5% $180	+0% $95	+5% $10	+10% $-75
Rent	-10% $-94	-5% $1	+0% $95	+5% $190	+10% $284
Rate	-1.0pp $246	-0.5pp $171	base $95	+0.5pp $17	+1.0pp $-62

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
515 Main St Covington, KY	1.0–2.0	1.0–2.0	934	$2,215	$2.37	3d	8	0.44mi
1205 Lee St Unit 3 Covington, KY	3.0	2.5	1850	$3,000	$1.62	25d	1	0.48mi
1431 Dixie Hwy Park Hills, KY	1.0–2.0	1.0–2.0	920	$2,553	$2.77	3d	10	0.68mi
1025 Scott St Unit 2 Covington, KY	2.0	2.0	1100	$1,800	$1.64	4d	1	0.82mi
50 W Rivercenter Blvd Covington, KY	1.0–2.0	1.0–2.5	1273	$3,640	$2.86	3d	9	0.88mi
103 E 3rd St Covington, KY	2.0	2.5	1291	$3,250	$2.52	3d	1	0.93mi
22 Swain Ct Covington, KY	1.0–3.0	1.0–2.0	951	$2,295	$2.41	3d	3	0.94mi
508 Greenup St Unit 508-02 Covington, KY	2.0	1.0	1220	$1,800	$1.48	3d	1	0.95mi
1261 Parkway Ave Covington, KY	1.0–2.0	1.0	850	$1,375	$1.62	6d	3	0.99mi
344 E 13th St Unit 1 Covington, KY	2.0	1.0	1000	$1,275	$1.27	25d	1	1.16mi
44 W Freedom Way Cincinnati, OH	2.0	1.0–2.0	943	$2,859	$3.03	3d	28	1.29mi
353 W 4th St Cincinnati, OH	2.0	2.0	1140	$3,400	$2.98	25d	1	1.31mi
1927 Scott St Apt 1 Covington, KY	3.0	2.0	1865	$2,100	$1.13	21d	1	1.32mi
121 E Freedom Way Cincinnati, OH	2.0	1.0–2.0	988	$2,999	$3.03	3d	27	1.37mi
151 W 4th St Cincinnati, OH	2.0	1.0	726	$2,399	$3.30	3d	102	1.39mi
309 Vine St Cincinnati, OH	1.0–3.0	1.0–2.0	955	$3,334	$3.49	3d	15	1.42mi
1 W 4th St Cincinnati, OH	3.0	1.0–3.5	1675	$9,200	$5.49	4d	96	1.46mi
2307 Center St Covington, KY	3.0	1.5	1216	$1,950	$1.60	9d	1	1.47mi
210 W 5th St Newport, KY	1.0–2.0	1.0–2.0	845	$1,800	$2.13	4d	15	1.48mi
2030 Mackoy St Covington, KY	3.0	1.5	1598	$1,779	$1.11	6d	1	1.48mi
809 Isabella St Newport, KY	2.0	2.0	1519	$2,200	$1.45	45d	1	1.48mi

Listing history 13 events

1. 2026-06-07
   days on market $299,900 Active 29 DOM
2. 2026-06-03
   days on market $299,900 Active 25 DOM
3. 2026-06-02
   days on market $299,900 Active 24 DOM
4. 2026-06-01
   days on market $299,900 Active 23 DOM
5. 2026-05-31
   days on market $299,900 Active 22 DOM
6. 2026-05-21
   price $299,900
7. 2026-05-09
   listed $310,000 Active
8. 2025-09-29
   soldstatus $110,000
9. 2021-06-07
   soldstatus $85,050 Closed 336-char remark

   Show marketing remark (336 chars)

   ABSOLUTELY DO NOT KNOCK ON THE DOOR OR WALK ONTO THE PROPERTY WITHOUT AN AGENT AND APPROVED APPOINTMENT. TENANTS ARE COMPLAINING OF POTENTIAL BUYERS KNOCKING ON THE DOOR AND ASKING TO GO THRU THE PROPERTY. REALTOR CARD AND MASKS REQUIRE TO ENTER. DO NOT GO INTO YARD. TENANTS HAVE A PIT BULL. Great rehab opportunity. Great views!

10. 2021-05-04
    status Pending 336-char remark

    Show marketing remark (336 chars)

    ABSOLUTELY DO NOT KNOCK ON THE DOOR OR WALK ONTO THE PROPERTY WITHOUT AN AGENT AND APPROVED APPOINTMENT. TENANTS ARE COMPLAINING OF POTENTIAL BUYERS KNOCKING ON THE DOOR AND ASKING TO GO THRU THE PROPERTY. REALTOR CARD AND MASKS REQUIRE TO ENTER. DO NOT GO INTO YARD. TENANTS HAVE A PIT BULL. Great rehab opportunity. Great views!

11. 2021-04-29
    status Active 336-char remark

    Show marketing remark (336 chars)

    ABSOLUTELY DO NOT KNOCK ON THE DOOR OR WALK ONTO THE PROPERTY WITHOUT AN AGENT AND APPROVED APPOINTMENT. TENANTS ARE COMPLAINING OF POTENTIAL BUYERS KNOCKING ON THE DOOR AND ASKING TO GO THRU THE PROPERTY. REALTOR CARD AND MASKS REQUIRE TO ENTER. DO NOT GO INTO YARD. TENANTS HAVE A PIT BULL. Great rehab opportunity. Great views!

12. 2021-04-23
    status Pending 336-char remark

    Show marketing remark (336 chars)

    ABSOLUTELY DO NOT KNOCK ON THE DOOR OR WALK ONTO THE PROPERTY WITHOUT AN AGENT AND APPROVED APPOINTMENT. TENANTS ARE COMPLAINING OF POTENTIAL BUYERS KNOCKING ON THE DOOR AND ASKING TO GO THRU THE PROPERTY. REALTOR CARD AND MASKS REQUIRE TO ENTER. DO NOT GO INTO YARD. TENANTS HAVE A PIT BULL. Great rehab opportunity. Great views!

13. 2021-04-16
    listed $80,000 Active 336-char remark

    Show marketing remark (336 chars)

    ABSOLUTELY DO NOT KNOCK ON THE DOOR OR WALK ONTO THE PROPERTY WITHOUT AN AGENT AND APPROVED APPOINTMENT. TENANTS ARE COMPLAINING OF POTENTIAL BUYERS KNOCKING ON THE DOOR AND ASKING TO GO THRU THE PROPERTY. REALTOR CARD AND MASKS REQUIRE TO ENTER. DO NOT GO INTO YARD. TENANTS HAVE A PIT BULL. Great rehab opportunity. Great views!

ⓘ 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: $1,174 · $98/mo
• Projected year-2 tax: $2,579 · $215/mo
• Expected delta: +$1,405/yr (+$117/mo · 119.7%)

ⓘ 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: $28,719
• − Mortgage interest: −$16,799
• − Property taxes: −$1,174
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,298
• − Management: −$2,298
• − Depreciation: −$8,724
• Taxable loss: −$4,073
• Est. tax savings @ 24.0%: +$977
• After-tax cash flow: $2,120/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: Covington Independent
• NCES district ID: 2101350
• Math proficiency: 10% ▼ -20.00%
• Reading proficiency: 27% ▼ -14.00%
• Median HH income: $33,681
• Composite: 15.04/100
• National rank: #9353
• State rank: #162 of 165 in KY

Livability — Covington

• Score: 86/100
• State rank: #40
• US rank: #376

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Covington, KY
• County: Kenton County · 142,881 people
• City population: 34,373
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 26,981
• Household income: $69,970
• Rent vs Own: 53.9% rent · 46.1% own
• Severe rent burden: 1488.0

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 (72%)
• Race & ethnicity: White 72% Hispanic / Latino 12% Black 10% Two or more races 7% Asian 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 2% Italian 1% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 90% English-only · Spanish 6% Other Indo-European 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: ▼ -215.20%
• Current HPI: 237.0869
• Rent YoY: ▲ 1.55%
• 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

8 events — show timeline

• 2026-05-21 Price Changed $299,900 NKMLS
• 2026-05-09 Listed $310,000 NKMLS
• 2025-09-29 Sold (Public Records) $110,000 Public Records
• 2021-06-07 Sold (MLS) $85,050 NKMLS
• 2021-05-04 Pending — NKMLS
• 2021-04-29 Relisted — NKMLS
• 2021-04-23 Pending — NKMLS
• 2021-04-16 Listed $80,000 NKMLS

Property tax history

+5.0%/yr

Latest (2025): $1,174 · +0.7% YoY. Source: county tax records.