226 W 10th St · Newport, KY 41071

$199,000

3 bd · 1.0 ba · 1,258 sqft · SingleFamily public records · 62 Days on market

Built 1906 1,089 sqft lot $158/sqft · at area comps Est $191k · 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 +24.3/30.0
• DSCR +7.8/10.0
• ARV discount +5.7/15.0
• 1% rule +5.0/10.0
• 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

Charming and Move-in Ready Offering Three Finished Levels of Living Space and Less than a Block from Neighborhood Store! Eat-in Kitchen Features Custom Cabinets. Spacious Living Room with Decorative Fireplace and Stained Glass Window. Sizable Main Level Bedroom and Full Bath. Convenient Main Level Laundry Ready for Stackable Unit. Second Level Offers Sizable Bedrooms and Private Study. Third Level has Multi-purpose Room. Partially Finished Lower Level with Family Room and Abundant Storage. Within Walking Distance of Dining and Shops. Short Drive to Expressway.

Key facts

• Custom cabinets
• Decorative fireplace
• Stained glass window

Tags

• EAT-IN KITCHEN
• CUSTOM CABINETS
• DECORATIVE FIREPLACE
• STAINED GLASS WINDOW
• MAIN LEVEL LAUNDRY
• PRIVATE STUDY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $187k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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; 29 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 40% 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 $56k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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 $75k; list at $199k implies a 165% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1906 — 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 $187,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1906 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 1.00% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.63%
• DSCR: 1.38
• GRM: 8.3

CMA / ARV

• ARV (median comp): $191,446
• List price: $199,000
• Delta: 3.95%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
330 W 9th St W	0.14mi	3/1.0	1,234 (-2%)	0mo	$132,500	$107	90
939 Patterson St	0.11mi	3/1.0	1,392 (+11%)	2mo	$127,500	$92	76
827 Dayton St	0.41mi	2/1.0 (-1)	1,276 (+1%)	2mo	$234,000	$183	71
423 Hodge St	0.17mi	3/2.5	1,164 (-8%)	3mo	$199,500	$171	71
335 Keturah St	0.21mi	2/1.0 (-1)	1,361 (+8%)	3mo	$213,500	$157	69
517 W 10th St	0.25mi	3/1.5	1,376 (+9%)	4mo	$287,000	$209	67
94 Home St	0.58mi	3/1.0	1,288 (+2%)	2mo	$210,000	$163	67
403 Forrest St	0.56mi	3/2.0	1,300 (+3%)	3mo	$297,000	$228	62
927 Monroe St	0.65mi	2/1.0 (-1)	1,280 (+2%)	4mo	$234,770	$183	58
516 W 12th St	0.32mi	3/2.0	1,434 (+14%)	2mo	$260,000	$181	56
7 Parkview Ave	0.60mi	2/1.0 (-1)	1,395 (+11%)	0mo	$259,900	$186	48
409 E 13th St	0.58mi	2/1.0 (-1)	1,083 (-14%)	1mo	$180,000	$166	44

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: -1.6%
• Equity multiple: 0.94×
• Total profit: $-3,476
• Equity at exit: $29,672

10-year hold

• IRR: 9.5%
• Equity multiple: 1.78×
• Total profit: $43,634
• Equity at exit: $17,206

Cash invested: $55,720 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,992 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$47 /mo · $562/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $401

Break-even live

Break-even rent $1,485

Max offer price $199,000

Occupancy floor 75%

Sensitivity live

Price	-10% $513	-5% $457	+0% $401	+5% $344	+10% $288
Rent	-10% $243	-5% $322	+0% $401	+5% $479	+10% $558
Rate	-1.0pp $501	-0.5pp $451	base $401	+0.5pp $349	+1.0pp $297

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
128 W 9th St Newport, KY	2.0	1.0	1012	$1,650	$1.63	3d	1	0.15mi
809 Isabella St Newport, KY	2.0	2.0	1519	$2,200	$1.45	45d	1	0.21mi
911 Putnam St #2 Newport, KY	2.0	1.0	1000	$1,600	$1.60	23d	1	0.22mi
203 W 8th St Newport, KY	2.0	1.5	1456	$2,300	$1.58	23d	1	0.24mi
210 W 5th St Newport, KY	1.0–2.0	1.0–2.0	845	$1,800	$2.13	4d	15	0.47mi
1044 Washington Ave #2 Newport, KY	2.0	2.0	1250	$1,800	$1.44	45d	1	0.50mi
814 Washington Ave Unit 2 Newport, KY	2.0	2.0	1450	$1,500	$1.03	25d	1	0.53mi
344 E 13th St Unit 1 Covington, KY	2.0	1.0	1000	$1,275	$1.27	25d	1	0.60mi
929 Boone St Newport, KY	2.0	2.0	1458	$1,495	$1.03	45d	1	0.60mi
508 Greenup St Unit 508-02 Covington, KY	2.0	1.0	1220	$1,800	$1.48	3d	1	0.72mi
1025 Scott St Unit 2 Covington, KY	2.0	2.0	1100	$1,800	$1.64	4d	1	0.79mi
100 Aqua Way Newport, KY	1.0–3.0	1.0–2.0	1092	$3,850	$3.53	3d	4	0.82mi
103 E 3rd St Covington, KY	2.0	2.5	1291	$3,250	$2.52	3d	1	0.88mi
50 W Rivercenter Blvd Covington, KY	1.0–2.0	1.0–2.5	1273	$3,640	$2.86	3d	9	1.07mi
118 Beech St Newport, KY	3.0	2.0	1610	$2,400	$1.49	3d	1	1.09mi
621 E Mehring Way Cincinnati, OH	1.0–2.0	1.0–2.0	938	$2,249	$2.40	3d	12	1.16mi
601 E Pete Rose Way Cincinnati, OH	3.0	1.0–2.5	1039	$2,936	$2.83	3d	22	1.18mi
121 E Freedom Way Cincinnati, OH	2.0	1.0–2.0	988	$2,999	$3.03	3d	27	1.24mi
1205 Lee St Unit 3 Covington, KY	3.0	2.5	1850	$3,000	$1.62	25d	1	1.26mi
2030 Mackoy St Covington, KY	3.0	1.5	1598	$1,779	$1.11	6d	1	1.28mi
1927 Scott St Apt 1 Covington, KY	3.0	2.0	1865	$2,100	$1.13	21d	1	1.28mi
512 Wallace Ave Unit 512/18 Covington, KY	2.0	2.0	900	$1,299	$1.44	9d	1	1.28mi
515 Main St Covington, KY	1.0–2.0	1.0–2.0	934	$2,215	$2.37	3d	8	1.29mi
44 W Freedom Way Cincinnati, OH	2.0	1.0–2.0	943	$2,859	$3.03	3d	28	1.36mi
239 Grandview Ave Bellevue, KY	2.0	2.0	1093	$1,645	$1.50	6d	2	1.37mi
3949 Vision CIR Southgate, KY	1.0–2.0	1.0–2.0	1132	$2,515	$2.22	3d	10	1.41mi
309 Vine St Cincinnati, OH	1.0–3.0	1.0–2.0	955	$3,334	$3.49	3d	15	1.45mi
327 Covert Run Pike Unit 1 Bellevue, KY	2.0	2.0	1580	$1,850	$1.17	25d	1	1.48mi
1 W 4th St Cincinnati, OH	3.0	1.0–3.5	1675	$9,200	$5.49	4d	96	1.49mi

Listing history 23 events

1. 2026-06-21
   days on market $199,000 Active 62 DOM
2. 2026-06-18
   days on market $199,000 Active 59 DOM
3. 2026-06-17
   days on market $199,000 Active 58 DOM
4. 2026-06-16
   days on market $199,000 Active 57 DOM
5. 2026-06-15
   days on market $199,000 Active 56 DOM
6. 2026-06-13
   days on market $199,000 Active 54 DOM
7. 2026-06-09
   days on market $199,000 Active 50 DOM
8. 2026-06-08
   days on market $199,000 Active 49 DOM
9. 2026-06-07
   days on market $199,000 Active 48 DOM
10. 2026-06-05
    days on market $199,000 Active 45 DOM
11. 2026-06-03
    days on market $199,000 Active 44 DOM
12. 2026-06-02
    days on market $199,000 Active 43 DOM
13. 2026-06-01
    days on market $199,000 Active 42 DOM
14. 2026-05-31
    days on market $199,000 Active 41 DOM
15. 2026-05-08
    status Active 575-char remark

    Show marketing remark (575 chars)

    Charming and Move-in Ready Offering Three Finished Levels of Living Space and Less than a Block from Neighborhood Store! Eat-in Kitchen Features Custom Cabinets. Spacious Living Room with Decorative Fireplace and Stained Glass Window. Sizable Main Level Bedroom and Full Bath. Convenient Main Level Laundry Ready for Stackable Unit. Second Level Offers Sizable Bedrooms and Private Study. Third Level has Multi-purpose Room. Partially Finished Lower Level with Family Room and Abundant Storage. Within Walking Distance of Dining and Shops. Short Drive to Expressway.

16. 2026-04-26
    status Pending 575-char remark

    Show marketing remark (575 chars)

    Charming and Move-in Ready Offering Three Finished Levels of Living Space and Less than a Block from Neighborhood Store! Eat-in Kitchen Features Custom Cabinets. Spacious Living Room with Decorative Fireplace and Stained Glass Window. Sizable Main Level Bedroom and Full Bath. Convenient Main Level Laundry Ready for Stackable Unit. Second Level Offers Sizable Bedrooms and Private Study. Third Level has Multi-purpose Room. Partially Finished Lower Level with Family Room and Abundant Storage. Within Walking Distance of Dining and Shops. Short Drive to Expressway.

17. 2026-04-08
    listed $199,000 Active 575-char remark

    Show marketing remark (575 chars)

    Charming and Move-in Ready Offering Three Finished Levels of Living Space and Less than a Block from Neighborhood Store! Eat-in Kitchen Features Custom Cabinets. Spacious Living Room with Decorative Fireplace and Stained Glass Window. Sizable Main Level Bedroom and Full Bath. Convenient Main Level Laundry Ready for Stackable Unit. Second Level Offers Sizable Bedrooms and Private Study. Third Level has Multi-purpose Room. Partially Finished Lower Level with Family Room and Abundant Storage. Within Walking Distance of Dining and Shops. Short Drive to Expressway.

18. 2026-02-06
    historical
19. 2025-09-11
    listed $250,000 Active
20. 2024-10-16
    historical
21. 2024-07-31
    price $229,000
22. 2024-07-16
    listed $245,000 Active
23. 2023-01-24
    soldstatus $75,000

ⓘ 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: $562 · $47/mo
• Projected year-2 tax: $1,711 · $143/mo
• Expected delta: +$1,150/yr (+$96/mo · 204.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% 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: $23,910
• − Mortgage interest: −$11,147
• − Property taxes: −$562
• − Insurance: −$995
• − Repairs & maintenance: −$1,913
• − Management: −$1,913
• − Depreciation: −$5,789
• Taxable income: $1,591
• Est. tax owed @ 24.0%: −$382
• After-tax cash flow: $4,427/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

+165.3% since first listed

9 events — show timeline

• 2026-05-08 Relisted — NKMLS
• 2026-04-26 Pending — NKMLS
• 2026-04-08 Listed $199,000 NKMLS
• 2026-02-06 Listing Removed — NKMLS
• 2025-09-11 Listed $250,000 NKMLS
• 2024-10-16 Listing Removed — NKMLS
• 2024-07-31 Price Changed $229,000 NKMLS
• 2024-07-16 Listed $245,000 NKMLS
• 2023-01-24 Sold (Public Records) $75,000 Public Records

Property tax history

+12.9%/yr

Latest (2025): $562 · -3.7% YoY. Source: county tax records.