309 W 8th St · Newport, KY 41071

$184,900

3 bd · 1.0 ba · 1,099 sqft · SingleFamily public records · 2 Days on market

Built 1887 2,483 sqft lot Est $182k · at est.

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Why this score? — see what drove the C+ 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 +26.6/30.0
• DSCR +9.1/10.0
• 1% rule +7.1/10.0
• ARV discount +6.9/15.0
• Livability +4.1/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

As is w/all faults.Case#202-014127.For FHA fin, close for property will be dlyd by 45-60 dys from expir dt of contract for lbp inspect &/or stblztn.Buyer respon for cost/rplcmnt of mssng mtrs.Vltns to be addressed by buyer after close.

Key facts

• Fenced yard
• Modern finishes
• Updated spaces

Tags

• FENCED YARD
• UPDATED SPACES
• MODERN FINISHES
• LAUNDRY ON FIRST FLOOR

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single family residence; One level; Existing structure
• Construction: Stone foundation
• Exterior features: Shingle roof; Vinyl siding

Interior

• Kitchen: Stainless steel appliances; Electric range; Refrigerator
• Bedrooms: Primary bedroom (13 x 12); Bedroom 2 (9 x 8); Office (8 x 8)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Forced air heating
• Interior features: Pantry; Eat-in kitchen; High ceilings; Partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $441 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Cap rate 9.5% vs local median 4.9% in Newport — 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 82/100 on livability (#58 in KY, #1,070 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: crime F, employment D-.
• Newport Independent (suburban): math 14% / reading 26% proficiency, ranked #160 of 165 in KY (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Newport Intermediate School (math 12% / reading 22%, grade F, #607 of 676 statewide, top 91%, 387 students, 89% FRL); Newport High School (math 16% / reading 28%, grade F, #202 of 254 statewide, top 82%, 579 students, 84% FRL).
• Market conditions: Rents rising fast (+4.6%/yr); 239 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 45% of the median local income ($60k/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.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $52k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 18y 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 $11k; list at $185k implies a 1616% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1887 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,900

Questions for the listing agent

1. Built in 1887 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.21% ✓
• Cap rate: 9.52%
• Cash-on-cash: 11.52%
• DSCR: 1.51
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $182,434
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 Elm St	0.03mi	3/1.5	1,136 (+3%)	5mo	$190,000	$167	87
330 W 9th St W	0.15mi	3/1.0	1,234 (+12%)	0mo	$132,500	$107	72
511 W 10th St	0.29mi	3/1.0	1,194 (+9%)	5mo	$142,590	$119	68
423 Hodge St	0.30mi	3/2.5	1,164 (+6%)	3mo	$199,500	$171	68
1037 Putnam St	0.40mi	2/2.0 (-1)	1,065 (-3%)	2mo	$225,000	$211	66
339 W 12th St	0.43mi	3/1.5	1,151 (+5%)	8mo	$150,000	$130	64
409 E 13th St	0.65mi	2/1.0 (-1)	1,083 (-2%)	1mo	$180,000	$166	62
933 Roberts St	0.55mi	2/1.0 (-1)	1,080 (-2%)	8mo	$239,000	$221	60
58 16th St	0.72mi	2/1.5 (-1)	1,120 (+2%)	7mo	$150,000	$134	51
935 Boone St	0.69mi	2/1.0 (-1)	1,215 (+11%)	5mo	$133,000	$109	42
55 Biehl St	0.66mi	2/1.0 (-1)	962 (-12%)	7mo	$282,500	$294	38
1210 Garrard St	0.66mi	2/2.0 (-1)	1,248 (+14%)	6mo	$204,000	$163	33

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 · 4.64% rent growth · sell at horizon

5-year hold

• IRR: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,987
• Equity at exit: $27,569

10-year hold

• IRR: 12.3%
• Equity multiple: 2.05×
• Total profit: $54,192
• 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 41071

• Rents YoY: 4.6%
• Active inventory: 239
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,247 high
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,774/yr
• Insurance: −$77
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $441

Break-even live

Break-even rent $1,688

Max offer price $184,900

Occupancy floor 75%

Sensitivity live

Price	-10% $569	-5% $505	+0% $441	+5% $378	+10% $314
Rent	-10% $264	-5% $353	+0% $441	+5% $530	+10% $619
Rate	-1.0pp $535	-0.5pp $488	base $441	+0.5pp $393	+1.0pp $345

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 W 8th St Newport, KY	2.0	1.5	1456	$2,300	$1.58	23d	1	0.11mi
210 W 5th St Newport, KY	1.0–2.0	1.0–2.0	845	$1,800	$2.13	4d	15	0.19mi
128 W 9th St Newport, KY	2.0	1.0	1012	$1,650	$1.63	3d	1	0.23mi
911 Putnam St #2 Newport, KY	2.0	1.0	1000	$1,600	$1.60	23d	1	0.32mi
508 Greenup St Unit 508-02 Covington, KY	2.0	1.0	1220	$1,800	$1.48	3d	1	0.49mi
814 Washington Ave Unit 2 Newport, KY	2.0	2.0	1450	$1,500	$1.03	25d	1	0.55mi
103 E 3rd St Covington, KY	2.0	2.5	1291	$3,250	$2.52	3d	1	0.62mi
100 Aqua Way Newport, KY	1.0–3.0	1.0–2.0	1092	$3,850	$3.53	3d	4	0.64mi
1044 Washington Ave #2 Newport, KY	2.0	2.0	1250	$1,800	$1.44	45d	1	0.66mi
344 E 13th St Unit 1 Covington, KY	2.0	1.0	1000	$1,275	$1.27	25d	1	0.67mi
929 Boone St Newport, KY	2.0	2.0	1458	$1,495	$1.03	45d	1	0.69mi
1025 Scott St Unit 2 Covington, KY	2.0	2.0	1100	$1,800	$1.64	4d	1	0.71mi
50 W Rivercenter Blvd Covington, KY	1.0–2.0	1.0–2.5	1273	$3,640	$2.86	3d	9	0.80mi
621 E Mehring Way Cincinnati, OH	1.0–2.0	1.0–2.0	938	$2,249	$2.40	3d	12	0.89mi
601 E Pete Rose Way Cincinnati, OH	3.0	1.0–2.5	1039	$2,936	$2.83	3d	22	0.93mi
121 E Freedom Way Cincinnati, OH	2.0	1.0–2.0	988	$2,999	$3.03	3d	27	0.94mi
309 Sycamore St #201 Cincinnati, OH	2.0	2.0	850	$1,600	$1.88	25d	1	1.02mi
44 W Freedom Way Cincinnati, OH	2.0	1.0–2.0	943	$2,859	$3.03	3d	28	1.06mi
515 Main St Covington, KY	1.0–2.0	1.0–2.0	934	$2,215	$2.37	3d	8	1.09mi
309 Vine St Cincinnati, OH	1.0–3.0	1.0–2.0	955	$3,334	$3.49	3d	15	1.16mi
1 W 4th St Cincinnati, OH	3.0	1.0–3.5	1675	$9,200	$5.49	4d	96	1.19mi
1914 Eastern Ave Apt 1 Covington, KY	2.0	1.0	750	$1,200	$1.60	25d	1	1.26mi
151 W 4th St Cincinnati, OH	2.0	1.0	726	$2,399	$3.30	3d	102	1.27mi
580 Walnut St Cincinnati, OH	2.0	1.0–2.5	1101	$4,822	$4.38	3d	19	1.28mi
205 W 4th St Cincinnati, OH	2.0	1.0–2.0	648	$2,162	$3.33	3d	44	1.29mi
345 E 7th St Cincinnati, OH	2.0	1.0–2.0	1184	$4,300	$3.63	5d	18	1.30mi
634 Sycamore St Cincinnati, OH	2.0	1.0–1.5	1261	$2,615	$2.07	6d	9	1.31mi
427 Oregon St Cincinnati, OH	1.0–2.0	1.0	980	$2,800	$2.86	3d	4	1.35mi
239 Grandview Ave Bellevue, KY	2.0	2.0	1093	$1,645	$1.50	6d	2	1.35mi
353 W 4th St Cincinnati, OH	2.0	2.0	1140	$3,400	$2.98	25d	1	1.38mi
630 Vine St Cincinnati, OH	2.0	1.0–2.0	741	$2,239	$3.02	5d	18	1.40mi
224 E 8th St Cincinnati, OH	1.0–2.0	1.0–2.0	1200	$2,462	$2.05	3d	5	1.40mi
721 Main St Cincinnati, OH	2.0	1.0–2.0	991	$3,205	$3.23	3d	15	1.40mi
7 W 7th St Cincinnati, OH	1.0–2.0	1.0–2.0	976	$3,420	$3.50	4d	65	1.42mi
1055 St Paul Pl Cincinnati, OH	3.0	1.0–2.0	975	$2,995	$3.07	3d	10	1.43mi
2335 Alexandria Pike Southgate, KY	2.0	1.0	557	$1,140	$2.04	3d	17	1.45mi
830 Main St Cincinnati, OH	2.0	1.0–2.0	756	$1,895	$2.50	6d	6	1.46mi
512 Wallace Ave Unit 512/18 Covington, KY	2.0	2.0	900	$1,299	$1.44	9d	1	1.47mi
151 Seventh St W Cincinnati, OH	2.0	1.0–2.0	1191	$2,129	$1.79	3d	4	1.48mi
19 Garfield Pl Cincinnati, OH	1.0–2.0	1.0–2.0	1680	$2,260	$1.34	3d	11	1.48mi

Listing history 3 events

1. 2026-06-08
   status $184,900 Pending 2 DOM
2. 2026-06-07
   remarks 313-char remark
3. 2026-06-07
   listed $184,900 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X · 99% 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,958
• − Mortgage interest: −$10,357
• − Property taxes: −$2,774
• − Insurance: −$1,591
• − Repairs & maintenance: −$2,157
• − Management: −$2,157
• − Depreciation: −$5,379
• Taxable income: $2,544
• Est. tax owed @ 24.0%: −$611
• After-tax cash flow: $4,686/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: Newport Independent
• NCES district ID: 2104440
• Math proficiency: 14% ▼ -11.00%
• Reading proficiency: 26% ▼ -6.00%
• Median HH income: $35,783
• Composite: 16.51/100
• National rank: #9182
• State rank: #160 of 165 in KY

Livability — Newport

• Score: 82/100
• State rank: #58
• US rank: #1070

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newport, KY
• County: Campbell County · 84,793 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 19,680
• Household income: $59,976
• Rent vs Own: 47.3% rent · 52.7% own
• Severe rent burden: 1136.0

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 (84%)
• Race & ethnicity: White 84% Black 7% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Slovak 3% Lithuanian 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1%

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: ▼ -193.38%
• Current HPI: 244.9069
• Rent YoY: ▲ 4.64%
• 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

+721.8% since first listed

5 events — show timeline

• 2026-06-05 Price Changed $184,900 NKMLS
• 2026-06-05 Listed $184,000 NKMLS
• 2009-03-24 Sold (MLS) $10,775 NKMLS
• 2008-12-26 Listed $13,600 NKMLS
• 1988-02-29 Sold (Public Records) $22,500 Public Records

Property tax history

+8.0%/yr

Latest (2025): $339 · -3.3% YoY. Source: county tax records.