211 Stokesay St · Ludlow, KY 41016

$105,000

2 bd · 1.0 ba · 1,189 sqft · SingleFamily public records · 1 Days on market

Built 1924 3,675 sqft lot Est $201k · 48% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• 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

Full brick 2story home with 2 car detached garage, fenced yard , located on very convenient street--just 2 blocks to school system and 2 blocks to the Ludlow Bromley Swim Club. 2 bedrooms and 1 bath * Walkout basement * Hardwood floorsin liv, dining, and bedrooms * Home does need updating, rehabbed, Selling AS IS. PENDING WHEN SUBMITTED. .

Key facts

• 3,675 sq ft lot
• 2 garage spots
• Built 1924

Property features AI

Exterior

• Parking: Driveway; On-street parking; Detached garage with 2 parking spaces
• Utilities: Public water; Public sewer; Natural gas available; Water and sewer available
• Home design: Two-story single family house; Existing structure
• Construction: Built in 1924; Brick and vinyl siding exterior; Shingle roof; Block foundation; Aluminum window frames; Garage(s) on property
• Exterior features: Porch; Privacy fencing; Cleared, level corner lot (35 x 105)

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Primary Bedroom (17 x 14); Bedroom 2 (12 x 11)
• Bathrooms: 1 full bathroom (Primary Bath 6 x 6)
• Heating & cooling: Forced air heating
• Interior features: Ceiling fans; Natural woodwork
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $421 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Cap rate 11.1% 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.
• Zoned schools: Mary A. Goetz Elementary School (math 26% / reading 32%, grade F, #424 of 676 statewide, top 63%, 464 students, 65% FRL); Ludlow High School (math 27% / reading 37%, grade F, #97 of 254 statewide, top 46%, 364 students, 64% FRL).
• Market conditions: 92 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $726 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 $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 26y 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 $90k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,000

Questions for the listing agent

1. Built in 1924 — 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. 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: 1.38% ✓
• Cap rate: 11.11%
• Cash-on-cash: 17.19%
• DSCR: 1.77
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $200,941
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
216 Deverill St	0.07mi	2/1.0	1,292 (+9%)	2mo	$207,000	$160	80
535 Laurel St	0.25mi	2/1.0	1,199 (+1%)	8mo	$196,000	$163	80
450 Station Dr Unit 35-302	0.24mi	2/2.0	1,213 (+2%)	8mo	$270,724	$223	74
446 Station Dr Unit 35-202	0.24mi	2/2.0	1,213 (+2%)	8mo	$307,316	$253	74
12 Boone St	0.41mi	2/1.0	1,150 (-3%)	1mo	$80,000	$70	74
603 Laurel St	0.22mi	2/2.0	1,078 (-9%)	6mo	$193,500	$179	66
42 Euclid St	0.58mi	2/1.5	1,134 (-5%)	4mo	$172,000	$152	60
428 Station Dr Unit 34-102	0.24mi	2/2.0	1,326 (+12%)	8mo	$246,451	$186	59
25 Kenner St	0.53mi	2/1.5	1,296 (+9%)	1mo	$182,500	$141	57
24 Butler St	0.56mi	2/1.0	1,072 (-10%)	2mo	$173,000	$161	56
472 Station Dr #300	0.70mi	2/2.0	1,051 (-12%)	7mo	$238,189	$227	38
389 Grand Ave	0.72mi	3/2.0 (+1)	1,364 (+15%)	6mo	$230,000	$169	28

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: 8.5%
• Equity multiple: 1.33×
• Total profit: $9,835
• Equity at exit: $15,656

10-year hold

• IRR: 17.8%
• Equity multiple: 2.47×
• Total profit: $43,192
• Equity at exit: $9,078

Cash invested: $29,400 (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: 6.0×

Monthly cashflow live

• Estimated rent: $1,448 high
• Mortgage (P&I): −$551
• Tax from tax record: −$128 /mo · $1,542/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $421

Break-even live

Break-even rent $915

Max offer price $105,000

Occupancy floor 66%

Sensitivity live

Price	-10% $481	-5% $451	+0% $421	+5% $392	+10% $362
Rent	-10% $307	-5% $364	+0% $421	+5% $478	+10% $536
Rate	-1.0pp $474	-0.5pp $448	base $421	+0.5pp $394	+1.0pp $366

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
336 Elm St Unit 4 Ludlow, KY	2.0	1.0	1100	$1,350	$1.23	44d	1	0.46mi
336 Elm St Unit 2 Ludlow, KY	2.0	1.0	1050	$1,275	$1.21	2d	1	0.46mi
239 Forest Ave Ludlow, KY	3.0	1.0	1146	$1,395	$1.22	18d	1	0.59mi
47 Ash St Ludlow, KY	1.0	1.0	850	$950	$1.12	12d	1	0.74mi
464 Grand Ave #1 Cincinnati, OH	1.0	1.0	750	$1,100	$1.47	17d	1	0.88mi
2361 Maryland Ave Cincinnati, OH	2.0	1.0	750	$1,200	$1.60	24d	1	1.03mi
1261 Parkway Ave Covington, KY	1.0–2.0	1.0	850	$1,375	$1.62	5d	3	1.04mi
633 Hawthorne Ave Unit 2 Cincinnati, OH	3.0	1.0	1000	$1,400	$1.40	24d	1	1.04mi
2600 Bushnell St Cincinnati, OH	2.0	2.0	937	$1,295	$1.38	24d	1	1.13mi
810 Matson Pl Cincinnati, OH	2.0	2.0	1196	$2,100	$1.76	2d	1	1.24mi
22 Swain Ct Covington, KY	1.0–3.0	1.0–2.0	951	$1,895	$1.99	2d	3	1.26mi
717 Elberon Ave Unit Elberon 717 Cincinnati, OH	2.0	1.0	1117	$995	$0.89	24d	1	1.31mi
5 Devou Woods Covington, KY	2.0	1.0	700	$890	$1.27	2d	1	1.37mi
927 Chateau Ave Cincinnati, OH	3.0	1.0	1354	$1,550	$1.14	22d	1	1.39mi
938 Chateau Ave Cincinnati, OH	1.0	1.0	700	$895	$1.28	24d	1	1.40mi
944 Chateau Ave Cincinnati, OH	1.0	1.0	700	$895	$1.28	24d	1	1.42mi
937 Grand Ave Cincinnati, OH	2.0	1.0	825	$1,395	$1.69	24d	1	1.44mi
3338 Hillside Ave Cincinnati, OH	1.0–2.0	1.0	725	$995	$1.37	24d	1	1.45mi

Listing history 2 events

1. 2026-06-13
   remarks 346-char remark
2. 2026-06-13
   listed $105,000 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: $1,542 · $128/mo
• Projected year-2 tax: $1,542 · $128/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,379
• − Mortgage interest: −$5,882
• − Property taxes: −$1,542
• − Insurance: −$525
• − Repairs & maintenance: −$1,390
• − Management: −$1,390
• − Depreciation: −$3,055
• Taxable income: $3,595
• Est. tax owed @ 24.0%: −$863
• After-tax cash flow: $4,192/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

+140.0% since first listed

9 events — show timeline

• 2026-06-12 Pending — NKMLS
• 2026-06-12 Listed $105,000 NKMLS
• 2021-10-05 Sold (Public Records) $90,000 Public Records
• 2000-09-20 Listing Removed — NKMLS
• 2000-05-22 Listed $92,500 NKMLS
• 1996-04-01 Sold (Public Records) $74,000 Public Records
• 1990-04-27 Sold (Public Records) $55,000 Public Records
• 1989-11-09 Sold (Public Records) $49,500 Public Records
• 1985-03-18 Sold (Public Records) $43,750 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,542 · +0.4% YoY. Source: county tax records.