427 River Rd · Bromley, KY 41016

$290,000

None bd · None ba · 3,048 sqft · MultiFamily · 186 Days on market

Built 1926 $95/sqft · 47% above area Est $198k · 47% over ↓ 3% since listing

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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 +26.9/30.0
• DSCR +9.3/10.0
• 1% rule +6.4/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 2 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Two unit Bldg with detached garage (2). Unit 1 2 bdrm/1 bath. Unit 2 3 bedroom/2 bath. Both MTM. Downstairs can be converted into more units or storage. Selling as is.

Key facts

• 2 garage spots
• Listed 185 days

What this means for you Summary

Snapshot

• This is a 1×2bd/1ba + 1×3bd/2ba units multifamily listed at $290k.

Deal economics

• At list price, monthly cash flow is $807 ($10k/yr) — positive. Per door: $403/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $290k).
• Recommended offer: $255k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#106 in KY, #4,580 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, cost of living A+; Watch: employment D, schools F, amenities F.
• Kenton County (suburban): math 42% / reading 48% proficiency, ranked #14 of 165 in KY (top 8%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 92 active listings in the ZIP; 699 units permitted in Kenton County in 2024 (287 in 5+ unit buildings).
• At $3,295/mo this rent would consume 56% of the median local household income ($71k/yr) (locally 95% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $81k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 186 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $255,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 186 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.14% ✓
• Cap rate: 9.63%
• Cash-on-cash: 11.93%
• DSCR: 1.53
• GRM: 7.3

CMA / ARV

• ARV (median comp): $197,791
• List price: $290,000
• Delta: 46.62%
• Verdict: OVERPRICED
• Comps: 20 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 Main St	0.43mi	—/—	3,000 (-2%)	17mo	$90,000	$30	64

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: 1.4%
• Equity multiple: 1.05×
• Total profit: $4,327
• Equity at exit: $43,240

10-year hold

• IRR: 11.0%
• Equity multiple: 1.86×
• Total profit: $69,632
• Equity at exit: $25,074

Cash invested: $81,200 (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: 15.7×

Monthly cashflow live

• Estimated rent: $3,295 medium
• Mortgage (P&I): −$1,521
• Tax from tax record: −$154 /mo · $1,853/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$692
• Net cashflow: $807

Break-even live

Break-even rent $2,274

Max offer price $290,000

Occupancy floor 71%

Sensitivity live

Price	-10% $971	-5% $889	+0% $807	+5% $725	+10% $643
Rent	-10% $547	-5% $677	+0% $807	+5% $937	+10% $1,067
Rate	-1.0pp $953	-0.5pp $881	base $807	+0.5pp $732	+1.0pp $655

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,538
1× unit	3	2	$1,758
Total (2 units)			$3,295

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $290,000 Active 186 DOM
2. 2026-06-18
   days on market $290,000 Active 183 DOM
3. 2026-06-17
   days on market $290,000 Active 182 DOM
4. 2026-06-16
   days on market $290,000 Active 181 DOM
5. 2026-06-15
   days on market $290,000 Active 180 DOM
6. 2026-06-13
   remarks 269-char remark
7. 2026-06-13
   days on market $290,000 Active 178 DOM
8. 2026-06-09
   days on market $290,000 Active 174 DOM
9. 2026-06-08
   days on market $290,000 Active 173 DOM
10. 2026-06-07
    days on market $290,000 Active 172 DOM
11. 2026-06-03
    days on market $290,000 Active 168 DOM
12. 2026-06-02
    days on market $290,000 Active 167 DOM
13. 2026-06-01
    days on market $290,000 Active 166 DOM
14. 2026-05-31
    days on market $290,000 Active 165 DOM
15. 2026-04-27
    price $290,000 167-char remark

    Show marketing remark (167 chars)

    Two unit Bldg with detached garage (2). Unit 1 2 bdrm/1 bath. Unit 2 3 bedroom/2 bath. Both MTM. Downstairs can be converted into more units or storage. Selling as is.

16. 2025-12-17
    listed $300,000 Active 167-char remark

    Show marketing remark (167 chars)

    Two unit Bldg with detached garage (2). Unit 1 2 bdrm/1 bath. Unit 2 3 bedroom/2 bath. Both MTM. Downstairs can be converted into more units or storage. Selling as is.

ⓘ 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: $1,853 · $154/mo
• Projected year-2 tax: $2,494 · $208/mo
• Expected delta: +$641/yr (+$53/mo · 34.6%)

ⓘ 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 ≥102°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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,540
• − Mortgage interest: −$16,245
• − Property taxes: −$1,853
• − Insurance: −$1,450
• − Repairs & maintenance: −$3,163
• − Management: −$3,163
• − Depreciation: −$8,436
• Taxable income: $5,229
• Est. tax owed @ 24.0%: −$1,255
• After-tax cash flow: $8,429/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: Kenton County
• NCES district ID: 2103090
• Math proficiency: 42% ▼ -13.00%
• Reading proficiency: 48% ▼ -14.00%
• Median HH income: $66,183
• Composite: 40.17/100
• National rank: #3789
• State rank: #14 of 165 in KY

Livability — Bromley

• Score: 74/100
• State rank: #106
• US rank: #4580

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bromley, KY
• County: Kenton County · 142,881 people
• 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

-3.3% since first listed

2 events — show timeline

• 2026-04-27 Price Changed $290,000 NKMLS
• 2025-12-17 Listed $300,000 NKMLS

Property tax history

+4.9%/yr

Latest (2025): $1,853 · -3.5% YoY. Source: county tax records.