373 Linden Ave · Southgate, KY 41071

$179,900

3 bd · 1.0 ba · 957 sqft · SingleFamily public records · 9 Days on market

Built 1916 5,271 sqft lot Est $203k · 11% under

---

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 +21.0/30.0
• ARV discount +12.6/15.0
• DSCR +6.7/10.0
• 1% rule +4.2/10.0
• Livability +4.2/5.0
• Schools +4.1/10.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming Southgate property offering comfort, convenience, and a location close to shopping, dining, schools, and downtown Cincinnati. This home features a functional layout with inviting living spaces filled with natural light, creating a warm and welcoming atmosphere throughout. The kitchen offers ample cabinet and counter space, while the bedrooms provide comfort and flexibility for everyday living, guests, or a home office setup. Enjoy outdoor space perfect for relaxing, entertaining, or gardening. Convenient access to major highways makes commuting simple while still enjoying the feel of a quiet neighborhood.

Key facts

• Functional layout
• Outdoor space
• Quiet neighborhood

Tags

• LOCATION CLOSE TO SHOPPING
• LOCATION CLOSE TO DINING
• LOCATION CLOSE TO SCHOOLS
• FUNCTIONAL LAYOUT
• OUTDOOR SPACE
• QUIET NEIGHBORHOOD

Property features AI

Exterior

• Parking: Driveway; Off-street parking; On-street parking
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family house; One-and-a-half story
• Construction: Aluminum and wood siding; Block foundation
• Exterior features: Double-hung windows with wood frames; Shingle roof; Paved road frontage on a city street; Irregular lot shape

Interior

• Kitchen: Includes electric oven, electric range, dishwasher, refrigerator
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3
• Bathrooms: 1 full bathroom; Primary bath
• Heating & cooling: Forced air heating; Window cooling units
• Interior features: Basement: full basement; Electric oven, Electric range, Dishwasher, Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (7.8% below list).
• Recommended offer: $166k (7.8% below list) — sets the bar for 1% rule.
• Cap rate 8.0% vs local median 4.1% in Southgate — 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 85/100 on livability (#45 in KY, #513 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, cost of living A+; Watch: amenities F.
• Southgate Independent (suburban): math 35% / reading 55% proficiency, ranked #119 of 173 in KY (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.6%/yr); 239 active listings in the ZIP; 12 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 33% 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 $5k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 32y 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.

Risks & watch-outs

• Watch-outs: built in 1916 — 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 $165,813 (7.8% below list)

Questions for the listing agent

1. Built in 1916 — 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: 0.92% ✗
• Cap rate: 7.99%
• Cash-on-cash: 6.08%
• DSCR: 1.27
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $202,884
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2122 Joyce Ave	0.12mi	3/1.5	944 (-1%)	2mo	$233,000	$247	89
2116 Joyce Ave	0.14mi	2/1.0 (-1)	944 (-1%)	6mo	$226,000	$239	81
2235 Joyce Ave	0.12mi	2/1.5 (-1)	923 (-4%)	1mo	$243,000	$263	80
8 Laycock Ln	0.21mi	3/1.0	1,000 (+4%)	6mo	$175,000	$175	78
2115 Joyce Ave	0.16mi	2/1.0 (-1)	936 (-2%)	8mo	$198,000	$212	77
377 Linden Ave	0.01mi	2/1.0 (-1)	900 (-6%)	10mo	$183,000	$203	76
103 Joyce Ave	0.37mi	2/1.0 (-1)	970 (+1%)	1mo	$150,000	$155	75
225 Beech Rd	0.33mi	2/1.0 (-1)	955 (-0%)	6mo	$180,000	$188	74
65 Parkview Ave	0.61mi	2/1.5 (-1)	990 (+3%)	1mo	$182,500	$184	58
2501 Alexandria Pike	0.39mi	3/2.0	1,092 (+14%)	2mo	$267,500	$245	53
7 E Ridge Pl	0.30mi	2/1.0 (-1)	832 (-13%)	11mo	$167,500	$201	50
28 Gaddis Dr	0.62mi	3/2.0	1,076 (+12%)	6mo	$449,000	$417	41

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: -5.4%
• Equity multiple: 0.80×
• Total profit: $-10,216
• Equity at exit: $26,824

10-year hold

• IRR: 5.9%
• Equity multiple: 1.47×
• Total profit: $23,453
• Equity at exit: $15,554

Cash invested: $50,372 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,658 high
• Mortgage (P&I): −$943
• Tax from tax record: −$36 /mo · $438/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $255

Break-even live

Break-even rent $1,335

Max offer price $179,900

Occupancy floor 80%

Sensitivity live

Price	-10% $357	-5% $306	+0% $255	+5% $204	+10% $153
Rent	-10% $124	-5% $190	+0% $255	+5% $321	+10% $386
Rate	-1.0pp $346	-0.5pp $301	base $255	+0.5pp $208	+1.0pp $161

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2335 Alexandria Pike Southgate, KY	2.0	1.0	557	$1,140	$2.04	3d	17	0.11mi
3949 Vision CIR Southgate, KY	1.0–2.0	1.0–2.0	1132	$2,515	$2.22	2d	10	0.39mi
35 Gettysburg Square Rd Fort Thomas, KY	1.0–2.0	1.0	800	$1,630	$2.04	3d	29	0.73mi
926 Ravine Cir Southgate, KY	1.0–3.0	1.0–2.0	954	$1,634	$1.71	3d	6	0.90mi
40 Edwards Ct Fort Thomas, KY	2.0	1.0	1013	$2,100	$2.07	2d	1	1.00mi
1700 Aspen Pines Dr Wilder, KY	1.0–3.0	1.0–2.5	1420	$2,365	$1.67	2d	14	1.09mi
911 Putnam St #2 Newport, KY	2.0	1.0	1000	$1,600	$1.60	22d	1	1.10mi
128 W 9th St Newport, KY	2.0	1.0	1012	$1,650	$1.63	3d	1	1.15mi
1914 Eastern Ave Apt 1 Covington, KY	2.0	1.0	750	$1,200	$1.60	24d	1	1.34mi
344 E 13th St Unit 1 Covington, KY	2.0	1.0	1000	$1,275	$1.27	24d	1	1.38mi
24 Woodland Hills Dr #11 Southgate, KY	2.0	2.0	950	$1,445	$1.52	8d	1	1.41mi
512 Wallace Ave Unit 512/18 Covington, KY	2.0	2.0	900	$1,299	$1.44	8d	1	1.41mi

Listing history 7 events

1. 2026-06-21
   days on market $179,900 Active 9 DOM
2. 2026-06-18
   days on market $179,900 Active 6 DOM
3. 2026-06-17
   days on market $179,900 Active 5 DOM
4. 2026-06-16
   days on market $179,900 Active 4 DOM
5. 2026-06-15
   days on market $179,900 Active 3 DOM
6. 2026-06-13
   remarks 637-char remark
7. 2026-06-13
   listed $179,900 Active 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: $438 · $36/mo
• Projected year-2 tax: $1,547 · $129/mo
• Expected delta: +$1,109/yr (+$92/mo · 253.4%)

ⓘ 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: $19,898
• − Mortgage interest: −$10,077
• − Property taxes: −$438
• − Insurance: −$900
• − Repairs & maintenance: −$1,592
• − Management: −$1,592
• − Depreciation: −$5,233
• Taxable income: $66
• Est. tax owed @ 24.0%: −$16
• After-tax cash flow: $3,045/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: Southgate Independent
• NCES district ID: 2105460
• Math proficiency: 35% ▼ -5.00%
• Reading proficiency: 55% ▲ 5.00%
• Median HH income: $49,230
• Composite: 40.75/100
• National rank: #7579
• State rank: #119 of 173 in KY

Livability — Southgate

• Score: 85/100
• State rank: #45
• US rank: #513

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Southgate, 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

+157.4% since first listed

24 events — show timeline

• 2026-06-12 Listed $179,900 NKMLS
• 2018-01-17 Sold (Public Records) $86,100 Public Records
• 2018-01-17 Sold (Public Records) $399,400 Public Records
• 2015-12-14 Sold (Public Records) $48,000 Public Records
• 2015-12-10 Listed $48,000 NKMLS
• 2015-12-10 Sold (MLS) $48,000 NKMLS
• 2015-09-18 Listing Removed — NKMLS
• 2015-09-04 Listed $51,000 NKMLS
• 2015-08-10 Listing Removed — NKMLS
• 2015-06-15 Listed $60,000 NKMLS
• 2013-12-06 Listing Removed — NKMLS
• 2013-06-06 Listed $116,900 NKMLS
• 2013-03-01 Listing Removed — NKMLS
• 2012-09-01 Listed $117,900 NKMLS
• 2012-08-31 Listing Removed — NKMLS
• 2012-03-12 Listed $118,900 NKMLS
• 2002-07-10 Sold (Public Records) $78,000 Public Records
• 2001-12-30 Listing Removed — NKMLS
• 2001-05-27 Listed $83,900 NKMLS
• 2000-03-15 Listing Removed — NKMLS
• 1996-08-14 Listed $79,900 NKMLS
• 1994-11-28 Sold (Public Records) $67,000 Public Records
• 1994-11-25 Sold (MLS) $67,000 NKMLS
• 1994-07-16 Listed $69,900 NKMLS

Property tax history

-0.1%/yr

Latest (2025): $438 · -3.5% YoY. Source: county tax records.