101 E 3rd St · Silver Grove, KY 41085

$179,000

2 bd · 1.0 ba · 2,080 sqft · Other public records · 1 Days on market

Built 1928 0.35 ac lot

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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 +28.4/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Schools +4.0/10.0
• Appreciation +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome home to this beautifully updated property offering the perfect blend of modern improvements, charm, and convenience. Tucked away in a quiet, peaceful neighborhood, you'll enjoy a sense of privacy and relaxation while still being just minutes from all that Northern Kentucky and Cincinnati have to offer. Recent updates provide peace of mind and move-in-ready convenience, including a new roof (2023), a fully renovated bathroom (2024), updated kitchen cabinetry and countertops, fresh paint throughout the home, and upgraded modern electrical wiring (2026). Additional improvements include a repaired retaining wall (2025), newly constructed stairs (2026), and a new microwave/range hood ven

Key facts

• Updated property
• Quiet neighborhood
• Fenced backyard

Tags

• UPDATED PROPERTY
• QUIET NEIGHBORHOOD
• NEW ROOF
• FULLY RENOVATED BATHROOM
• UPDATED KITCHEN CABINETRY
• FENCED BACKYARD

Property features AI

Exterior

• Parking: Driveway; 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Brick construction
• Exterior features: Wood frame windows; Shingle roof; Block foundation; Lot size about 0.35 acres (irregular dimensions)

Interior

• Kitchen: Includes microwave and refrigerator
• Bedrooms: Primary bedroom (approximately 8 x 11); Second bedroom (approximately 8 x 11)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Heating (type not specified)
• Interior features: Dryer, Washer, Microwave, Refrigerator; Central air conditioning; Heating present
• Laundry & utility: Washer and dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $179k.

Deal economics

• At list price, monthly cash flow is $579 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).

Location & tenants

• Location reads 60/100 on livability (#391 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: amenities F, commute F, employment F.
• Campbell County (suburban): math 43% / reading 47% proficiency, ranked #15 of 165 in KY (top 9%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Crossroads Elementary School (math 39% / reading 37%, grade F, #242 of 676 statewide, top 37%, 613 students, 58% FRL); Campbell County Middle School (math 37% / reading 45%, grade F, #54 of 217 statewide, top 25%, 1,184 students, 45% FRL); Campbell County High School (math 35% / reading 43%, grade F, #51 of 254 statewide, top 21%, 1,551 students, 41% FRL).
• Market conditions: 1 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 247 units permitted in Campbell County in 2024 (77 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $100k; list at $179k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,000

Questions for the listing agent

1. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.23% ✓
• Cap rate: 10.18%
• Cash-on-cash: 13.87%
• DSCR: 1.62
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 4.1%
• Equity multiple: 1.16×
• Total profit: $7,869
• Equity at exit: $26,689

10-year hold

• IRR: 13.6%
• Equity multiple: 2.08×
• Total profit: $54,293
• Equity at exit: $15,477

Cash invested: $50,120 (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 41085

• Home prices YoY: -1.8%
• Active inventory: 1
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$146 /mo · $1,746/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $579

Break-even live

Break-even rent $1,467

Max offer price $179,000

Occupancy floor 69%

Sensitivity live

Price	-10% $681	-5% $630	+0% $579	+5% $529	+10% $478
Rent	-10% $405	-5% $492	+0% $579	+5% $666	+10% $753
Rate	-1.0pp $669	-0.5pp $625	base $579	+0.5pp $533	+1.0pp $486

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5360 Mary Ingles Hwy Melbourne, KY	3.0	2.0	1500	$2,200	$1.47	2d	1	0.50mi

Listing history 2 events

1. 2026-06-07
   remarks 699-char remark
2. 2026-06-07
   listed $179,000 Pending 1 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: $1,746 · $146/mo
• Projected year-2 tax: $1,746 · $146/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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major

Taxation est. · year 1

• Rental income: $26,400
• − Mortgage interest: −$10,027
• − Property taxes: −$1,746
• − Insurance: −$895
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$5,207
• Taxable income: $4,301
• Est. tax owed @ 24.0%: −$1,032
• After-tax cash flow: $5,918/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: Campbell County
• NCES district ID: 2100900
• Math proficiency: 43% ▼ -11.00%
• Reading proficiency: 47% ▼ -14.00%
• Median HH income: $62,891
• Composite: 39.86/100
• National rank: #3864
• State rank: #15 of 165 in KY

Livability — Silver Grove

• Score: 60/100
• State rank: #391
• US rank: #18855

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Silver Grove, KY
• City population: 653
• Population (ZIP): 653

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 (98%)
• Race & ethnicity: White 98%
• Common ancestry: Slovak 7% Serbian 4% Italian 1%
• Foreign-born: 3%
• Languages at home: 98% English-only · Spanish 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: ▼ -3.76%
• Current HPI: 200.1218
• Rent YoY: —
• Metro: —
• 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

+404.2% since first listed

5 events — show timeline

• 2026-06-06 Pending — NKMLS
• 2026-06-03 Listed $179,000 NKMLS
• 2023-05-22 Sold (Public Records) $100,000 Public Records
• 1994-04-27 Sold (Public Records) $30,000 Public Records
• 1992-11-18 Sold (Public Records) $35,500 Public Records

Property tax history

+1.5%/yr

Latest (2025): $1,746 · -6.4% YoY. Source: county tax records.