836 Park Ave · Newport, KY 41071

$485,000

4 bd · 3.0 ba · 2,853 sqft · SingleFamily public records · 47 Days on market

Built 1893 3,441 sqft lot $170/sqft · 19% below area Est $597k · 19% under ↓ 12% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +10.6/30.0
• Livability +4.1/5.0
• Rent growth +3.7/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come check out this prime investment opportunity in Newport's East Row Historic District! Live in one unit and rent out the other. Or rent out both units and capitalize on your investment. Outstanding opportunity to own a 2,853 sq ft Multi-family property in one of No Ky's most desirable historic neighborhoods and registered on the Historic Registry. Currently configured as a two unit residence, this property offers excellent income potential or the perfect canvas for conversion into a high-end single-family home. It's currently set up with the first floor unit as a 2 bedroom/1 bath unit and the second and third floor set up as 3 bedroom/2 bath unit. With it's generous square footage and prime location, this property stands out as a rare find. Situated in the heart of the East Row Historic District, just minutes from Newport on the Levee and downtown Cincinnati, this investment promises long-term appreciation and strong rental demand. Home is being sold As-Is Where Is. Ideal for investors or owner occupants seeking flexibility and future value in a rapidly appreciating area.

Key facts

• 3,441 sq ft lot
• 2 garage spots
• Built 1893

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $485k.

Deal economics

• At list price, monthly cash flow is $-242 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $442k (8.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $329k (32.3% below list).
• Recommended offer: $329k (32.3% below list) — sets the bar for 1% rule.

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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 247 units permitted in Campbell County in 2024 (77 in 5+ unit buildings).
• At $3,286/mo this rent would consume 66% of the median local household income ($60k/yr) (locally 1136% 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 $3k of loan paydown is wiped out by about $15k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($470k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1893 — expect roof / HVAC / electrical / plumbing capex.
• 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 $328,556 (32.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1893 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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 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: 0.68% ✗
• Cap rate: 5.69%
• Cash-on-cash: -2.14%
• DSCR: 0.90
• GRM: 12.3

CMA / ARV

• ARV (median comp): $597,220
• List price: $485,000
• Delta: -18.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
836 Park Ave	0.00mi	4/3.0	2,853 (0%)	0mo	$440,000	$154	100
831 Park Ave	0.03mi	4/3.5	2,948 (+3%)	12mo	$660,000	$224	81
338 E 9th St	0.10mi	3/2.5 (-1)	2,900 (+2%)	8mo	$880,000	$303	79
725 Columbia St	0.53mi	4/3.0	2,752 (-4%)	3mo	$385,000	$140	66
728 Park Ave	0.11mi	3/3.5 (-1)	2,490 (-13%)	3mo	$925,000	$371	64
514 Monroe St	0.31mi	4/2.5	3,163 (+11%)	10mo	$975,000	$308	57
438 Lafayette Ave	0.69mi	3/2.0 (-1)	2,800 (-2%)	0mo	$356,000	$127	55
823 Overton St	0.10mi	3/3.5 (-1)	2,427 (-15%)	14mo	$770,000	$317	52
1006 Central Ave	0.65mi	3/3.5 (-1)	2,655 (-7%)	6mo	$365,000	$137	46
228 E 4th St	0.44mi	3/2.5 (-1)	2,460 (-14%)	11mo	$500,000	$203	40
215 W 11th St	0.69mi	5/2.0 (+1)	2,649 (-7%)	16mo	$250,000	$94	34
1000 Isabella St	0.73mi	4/3.5	2,443 (-14%)	9mo	$384,000	$157	32

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: -18.4%
• Equity multiple: 0.35×
• Total profit: $-88,745
• Equity at exit: $72,315

10-year hold

• IRR: -8.3%
• Equity multiple: 0.45×
• Total profit: $-74,807
• Equity at exit: $41,934

Cash invested: $135,800 (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: 12.3×

Monthly cashflow live

• Estimated rent: $3,286 medium
• Mortgage (P&I): −$2,543
• Tax from tax record: −$92 /mo · $1,102/yr
• Insurance: −$202
• HOA: −$0
• Vacancy / Maint / Mgmt: −$690
• Net cashflow: $-242

Break-even live

Break-even rent $3,592

Max offer price $442,293

Occupancy floor —

Sensitivity live

Price	-10% $33	-5% $-104	+0% $-242	+5% $-379	+10% $-516
Rent	-10% $-501	-5% $-372	+0% $-242	+5% $-112	+10% $18
Rate	-1.0pp $2	-0.5pp $-118	base $-242	+0.5pp $-367	+1.0pp $-495

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: $121,250
• Closing costs: $14,550
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
835 York St #1 Newport, KY	5.0	2.0	2700	$2,395	$0.89	45d	1	0.42mi
140 W 13th St Newport, KY	3.0	3.5	2505	$4,200	$1.68	13d	1	0.73mi
987 Hill St Cincinnati, OH	3.0	3.0	2878	$7,000	$2.43	3d	1	1.23mi
923 Paradrome St Cincinnati, OH	3.0	2.5	2098	$3,000	$1.43	25d	1	1.50mi

Listing history 16 events

1. 2026-05-03
   status Pending 1091-char remark

   Show marketing remark (1091 chars)

   Come check out this prime investment opportunity in Newport's East Row Historic District! Live in one unit and rent out the other. Or rent out both units and capitalize on your investment. Outstanding opportunity to own a 2,853 sq ft Multi-family property in one of No Ky's most desirable historic neighborhoods and registered on the Historic Registry. Currently configured as a two unit residence, this property offers excellent income potential or the perfect canvas for conversion into a high-end single-family home. It's currently set up with the first floor unit as a 2 bedroom/1 bath unit and the second and third floor set up as 3 bedroom/2 bath unit. With it's generous square footage and prime location, this property stands out as a rare find. Situated in the heart of the East Row Historic District, just minutes from Newport on the Levee and downtown Cincinnati, this investment promises long-term appreciation and strong rental demand. Home is being sold As-Is Where is. Ideal for investors or owner occupants seeking flexibility and future value in a rapidly appreciating area.

2. 2026-05-03
   status Pending 1091-char remark

   Show marketing remark (1091 chars)

   Come check out this prime investment opportunity in Newport's East Row Historic District! Live in one unit and rent out the other. Or rent out both units and capitalize on your investment. Outstanding opportunity to own a 2,853 sq ft Multi-family property in one of No Ky's most desirable historic neighborhoods and registered on the Historic Registry. Currently configured as a two unit residence, this property offers excellent income potential or the perfect canvas for conversion into a high-end single-family home. It's currently set up with the first floor unit as a 2 bedroom/1 bath unit and the second and third floor set up as 3 bedroom/2 bath unit. With it's generous square footage and prime location, this property stands out as a rare find. Situated in the heart of the East Row Historic District, just minutes from Newport on the Levee and downtown Cincinnati, this investment promises long-term appreciation and strong rental demand. Home is being sold As-Is Where is. Ideal for investors or owner occupants seeking flexibility and future value in a rapidly appreciating area.

3. 2026-04-29
   status Active 1091-char remark

   Show marketing remark (1091 chars)

   Come check out this prime investment opportunity in Newport's East Row Historic District! Live in one unit and rent out the other. Or rent out both units and capitalize on your investment. Outstanding opportunity to own a 2,853 sq ft Multi-family property in one of No Ky's most desirable historic neighborhoods and registered on the Historic Registry. Currently configured as a two unit residence, this property offers excellent income potential or the perfect canvas for conversion into a high-end single-family home. It's currently set up with the first floor unit as a 2 bedroom/1 bath unit and the second and third floor set up as 3 bedroom/2 bath unit. With it's generous square footage and prime location, this property stands out as a rare find. Situated in the heart of the East Row Historic District, just minutes from Newport on the Levee and downtown Cincinnati, this investment promises long-term appreciation and strong rental demand. Home is being sold As-Is Where is. Ideal for investors or owner occupants seeking flexibility and future value in a rapidly appreciating area.

4. 2026-04-29
   status Active 1091-char remark

   Show marketing remark (1091 chars)

   Come check out this prime investment opportunity in Newport's East Row Historic District! Live in one unit and rent out the other. Or rent out both units and capitalize on your investment. Outstanding opportunity to own a 2,853 sq ft Multi-family property in one of No Ky's most desirable historic neighborhoods and registered on the Historic Registry. Currently configured as a two unit residence, this property offers excellent income potential or the perfect canvas for conversion into a high-end single-family home. It's currently set up with the first floor unit as a 2 bedroom/1 bath unit and the second and third floor set up as 3 bedroom/2 bath unit. With it's generous square footage and prime location, this property stands out as a rare find. Situated in the heart of the East Row Historic District, just minutes from Newport on the Levee and downtown Cincinnati, this investment promises long-term appreciation and strong rental demand. Home is being sold As-Is Where is. Ideal for investors or owner occupants seeking flexibility and future value in a rapidly appreciating area.

5. 2026-04-22
   historical 1091-char remark

   Show marketing remark (1091 chars)

   Come check out this prime investment opportunity in Newport's East Row Historic District! Live in one unit and rent out the other. Or rent out both units and capitalize on your investment. Outstanding opportunity to own a 2,853 sq ft Multi-family property in one of No Ky's most desirable historic neighborhoods and registered on the Historic Registry. Currently configured as a two unit residence, this property offers excellent income potential or the perfect canvas for conversion into a high-end single-family home. It's currently set up with the first floor unit as a 2 bedroom/1 bath unit and the second and third floor set up as 3 bedroom/2 bath unit. With it's generous square footage and prime location, this property stands out as a rare find. Situated in the heart of the East Row Historic District, just minutes from Newport on the Levee and downtown Cincinnati, this investment promises long-term appreciation and strong rental demand. Home is being sold As-Is Where is. Ideal for investors or owner occupants seeking flexibility and future value in a rapidly appreciating area.

6. 2026-04-22
   historical 1091-char remark

   Show marketing remark (1091 chars)

   Come check out this prime investment opportunity in Newport's East Row Historic District! Live in one unit and rent out the other. Or rent out both units and capitalize on your investment. Outstanding opportunity to own a 2,853 sq ft Multi-family property in one of No Ky's most desirable historic neighborhoods and registered on the Historic Registry. Currently configured as a two unit residence, this property offers excellent income potential or the perfect canvas for conversion into a high-end single-family home. It's currently set up with the first floor unit as a 2 bedroom/1 bath unit and the second and third floor set up as 3 bedroom/2 bath unit. With it's generous square footage and prime location, this property stands out as a rare find. Situated in the heart of the East Row Historic District, just minutes from Newport on the Levee and downtown Cincinnati, this investment promises long-term appreciation and strong rental demand. Home is being sold As-Is Where is. Ideal for investors or owner occupants seeking flexibility and future value in a rapidly appreciating area.

7. 2026-03-11
   listed $485,000 Active 1091-char remark

   Show marketing remark (1091 chars)

   Come check out this prime investment opportunity in Newport's East Row Historic District! Live in one unit and rent out the other. Or rent out both units and capitalize on your investment. Outstanding opportunity to own a 2,853 sq ft Multi-family property in one of No Ky's most desirable historic neighborhoods and registered on the Historic Registry. Currently configured as a two unit residence, this property offers excellent income potential or the perfect canvas for conversion into a high-end single-family home. It's currently set up with the first floor unit as a 2 bedroom/1 bath unit and the second and third floor set up as 3 bedroom/2 bath unit. With it's generous square footage and prime location, this property stands out as a rare find. Situated in the heart of the East Row Historic District, just minutes from Newport on the Levee and downtown Cincinnati, this investment promises long-term appreciation and strong rental demand. Home is being sold As-Is Where is. Ideal for investors or owner occupants seeking flexibility and future value in a rapidly appreciating area.

8. 2026-03-11
   listed $485,000 Active 1091-char remark

   Show marketing remark (1091 chars)

   Come check out this prime investment opportunity in Newport's East Row Historic District! Live in one unit and rent out the other. Or rent out both units and capitalize on your investment. Outstanding opportunity to own a 2,853 sq ft Multi-family property in one of No Ky's most desirable historic neighborhoods and registered on the Historic Registry. Currently configured as a two unit residence, this property offers excellent income potential or the perfect canvas for conversion into a high-end single-family home. It's currently set up with the first floor unit as a 2 bedroom/1 bath unit and the second and third floor set up as 3 bedroom/2 bath unit. With it's generous square footage and prime location, this property stands out as a rare find. Situated in the heart of the East Row Historic District, just minutes from Newport on the Levee and downtown Cincinnati, this investment promises long-term appreciation and strong rental demand. Home is being sold As-Is Where is. Ideal for investors or owner occupants seeking flexibility and future value in a rapidly appreciating area.

9. 2026-03-11
   historical

   Show marketing remark (1091 chars)

   Come check out this prime investment opportunity in Newport's East Row Historic District! Live in one unit and rent out the other. Or rent out both units and capitalize on your investment. Outstanding opportunity to own a 2,853 sq ft Multi-family property in one of No Ky's most desirable historic neighborhoods and registered on the Historic Registry. Currently configured as a two unit residence, this property offers excellent income potential or the perfect canvas for conversion into a high-end single-family home. It's currently set up with the first floor unit as a 2 bedroom/1 bath unit and the second and third floor set up as 3 bedroom/2 bath unit. With it's generous square footage and prime location, this property stands out as a rare find. Situated in the heart of the East Row Historic District, just minutes from Newport on the Levee and downtown Cincinnati, this investment promises long-term appreciation and strong rental demand. Home is being sold As-Is Where is. Ideal for investors or owner occupants seeking flexibility and future value in a rapidly appreciating area.

10. 2026-03-11
    historical

    Show marketing remark (1091 chars)

    Come check out this prime investment opportunity in Newport's East Row Historic District! Live in one unit and rent out the other. Or rent out both units and capitalize on your investment. Outstanding opportunity to own a 2,853 sq ft Multi-family property in one of No Ky's most desirable historic neighborhoods and registered on the Historic Registry. Currently configured as a two unit residence, this property offers excellent income potential or the perfect canvas for conversion into a high-end single-family home. It's currently set up with the first floor unit as a 2 bedroom/1 bath unit and the second and third floor set up as 3 bedroom/2 bath unit. With it's generous square footage and prime location, this property stands out as a rare find. Situated in the heart of the East Row Historic District, just minutes from Newport on the Levee and downtown Cincinnati, this investment promises long-term appreciation and strong rental demand. Home is being sold As-Is Where is. Ideal for investors or owner occupants seeking flexibility and future value in a rapidly appreciating area.

11. 2025-11-23
    price $499,900
12. 2025-11-23
    price $499,900
13. 2025-11-03
    price $530,000
14. 2025-11-03
    price $530,000
15. 2025-10-06
    listed $550,000 Active
16. 2025-10-06
    listed $550,000 Active

ⓘ 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: $1,102 · $92/mo
• Projected year-2 tax: $4,171 · $348/mo
• Expected delta: +$3,069/yr (+$256/mo · 278.3%)

ⓘ 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: $39,427
• − Mortgage interest: −$27,168
• − Property taxes: −$1,102
• − Insurance: −$2,425
• − Repairs & maintenance: −$3,154
• − Management: −$3,154
• − Depreciation: −$14,109
• Taxable loss: −$11,686
• Est. tax savings @ 24.0%: +$2,805
• After-tax cash flow: $-96/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
• City population: 19,680
• 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

-11.8% since first listed

16 events — show timeline

• 2026-05-03 Pending — NKMLS
• 2026-05-03 Pending — NKMLS
• 2026-04-29 Relisted — NKMLS
• 2026-04-29 Relisted — NKMLS
• 2026-04-22 Listing Removed — NKMLS
• 2026-04-22 Listing Removed — NKMLS
• 2026-03-11 Listing Removed — NKMLS
• 2026-03-11 Listing Removed — NKMLS
• 2026-03-11 Listed $485,000 NKMLS
• 2026-03-11 Listed $485,000 NKMLS
• 2025-11-23 Price Changed $499,900 NKMLS
• 2025-11-23 Price Changed $499,900 NKMLS
• 2025-11-03 Price Changed $530,000 NKMLS
• 2025-11-03 Price Changed $530,000 NKMLS
• 2025-10-06 Listed $550,000 NKMLS
• 2025-10-06 Listed $550,000 NKMLS

Property tax history

+5.0%/yr

Latest (2025): $1,102 · -3.9% YoY. Source: county tax records.