1071 Clubhouse Dr · Independence, KY 41051

$294,000

3 bd · 2.0 ba · 1,056 sqft · SingleFamily public records · 11 Days on market

Built 1988 0.32 ac lot Est $257k · 15% over

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Why this score? — see what drove the F 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 +9.8/30.0
• Schools +4.0/10.0
• Rent growth +3.8/5.0
• Livability +3.6/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• ARV discount +0.9/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful home in a quiet neighborhood! Open & airy floor plan in this completely updated & meticulously cared for home. Over sized 2 car garage with a ton of driveway space. New flooring & paint throughout. Kitchen updated in '17 featuring soft close cabinets & stainless steel appliances. Walkout from dining room to expansive covered deck & patio area. Flat fenced back yard with mature trees. Front entry completely updated in '17 along with front steps. New front siding in '17. New roof in '19 with 15 yr transferable warranty. One year home warranty included. Book your private showing today!

Key facts

• Soft-close cabinets
• Remodeled kitchen
• Flat fenced backyard

Tags

• REMODELED KITCHEN
• SOFT-CLOSE CABINETS
• STAINLESS STEEL APPLIANCES
• EXPANSIVE COVERED DECK
• FLAT FENCED BACKYARD
• MATURE TREES

Property features AI

Exterior

• Parking: Attached garage; Driveway; Garage faces front; 2 garage spaces
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Bi-level house; Single-family residence; Built in 1988
• Construction: Brick and vinyl siding exterior; Shingle roof; Poured concrete foundation
• Exterior features: Covered patio/porch; Deck; Patio; Chain link fencing

Interior

• Kitchen: Stainless steel appliances; Electric range; Dishwasher; Microwave; Refrigerator
• Bedrooms: Primary bedroom (11 x 11); Bedroom 2 (11 x 10); Bedroom 3 (10 x 10)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced-air heating; Central air conditioning
• Interior features: Storage; Chandelier; Built-in bookcases; Brick fireplace (inoperable)
• Laundry & utility: Laundry room on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $294k.

Deal economics

• At list price, monthly cash flow is $-188 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (11.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (27.7% below list).
• Recommended offer: $212k (27.7% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.7% in Independence — 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 72/100 on livability (#130 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety 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.
• Zoned schools: Beechgrove Elementary School (math 41% / reading 42%, grade F, #197 of 676 statewide, top 29%, 660 students, 61% FRL); Woodland Middle School (math 38% / reading 50%, grade D, #40 of 217 statewide, top 19%, 616 students, 48% FRL); Simon Kenton High School (math 40% / reading 44%, grade F, #32 of 254 statewide, top 13%, 1,859 students, 37% FRL) — zoned schools average 49% FRL vs 33% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.4%/yr); 253 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 699 units permitted in Kenton County in 2024 (287 in 5+ unit buildings).

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.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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.

Recommended offer $212,429 (27.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
5. 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.
6. 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.
7. 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: 0.72% ✗
• Cap rate: 5.53%
• Cash-on-cash: -2.74%
• DSCR: 0.88
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $256,608
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4070 Kimberly Dr	0.35mi	3/1.0	1,080 (+2%)	10mo	$235,000	$218	68
4270 Catalpa Dr	0.51mi	3/2.0	1,050 (-1%)	10mo	$265,000	$252	67
1135 Chestnut Ct	0.59mi	3/2.5	989 (-6%)	1mo	$233,000	$236	59
1052 Alpine Ct	0.55mi	3/1.5	972 (-8%)	1mo	$232,000	$239	59
1079 Birch Tree Ln	0.41mi	3/1.0	980 (-7%)	7mo	$238,000	$243	59
4079 Elizabeth Dr	0.31mi	3/2.5	1,180 (+12%)	8mo	$299,000	$253	58
3903 Hunters Green Dr	0.66mi	3/1.5	995 (-6%)	4mo	$255,000	$256	54
4257 Ashgrove Ct	0.51mi	3/1.5	972 (-8%)	10mo	$172,000	$177	53
4258 Berrywood Dr #1	0.64mi	2/1.0 (-1)	1,000 (-5%)	4mo	$158,000	$158	49
1170 Tyler Ct	0.67mi	3/2.5	1,182 (+12%)	0mo	$295,000	$250	46
4252 Catalpa Dr	0.51mi	3/1.5	918 (-13%)	10mo	$270,000	$294	44
2000 Woodcrest Dr	0.52mi	4/2.0 (+1)	1,202 (+14%)	10mo	$251,000	$209	39

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 · 5.37% rent growth · sell at horizon

5-year hold

• IRR: -18.5%
• Equity multiple: 0.34×
• Total profit: $-54,502
• Equity at exit: $43,836

10-year hold

• IRR: -7.1%
• Equity multiple: 0.50×
• Total profit: $-40,828
• Equity at exit: $25,420

Cash invested: $82,320 (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 41051

• Home prices YoY: -32.6%
• Rents YoY: 5.4%
• Active inventory: 253
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,124 medium
• Mortgage (P&I): −$1,542
• Tax from tax record: −$202 /mo · $2,424/yr
• Insurance: −$122
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $-188

Break-even live

Break-even rent $2,362

Max offer price $260,781

Occupancy floor —

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: $73,500
• Closing costs: $8,820
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9552 Apple Valley Dr Independence, KY	2.0	2.0	1100	$1,456	$1.32	1d	6	0.24mi
3924 Trappers Ct Florence, KY	3.0	1.5	1384	$2,380	$1.72	43d	1	0.38mi
1047 Alpine Ct Independence, KY	3.0	2.0	1035	$2,400	$2.32	23d	1	0.57mi
3000 Stoneybrook Ln Elsmere, KY	1.0–2.0	1.0–2.0	989	$1,660	$1.68	4d	17	1.25mi

Listing history 21 events

1. 2026-06-18
   days on market $294,000 Active 11 DOM
2. 2026-06-17
   days on market $294,000 Active 10 DOM
3. 2026-06-16
   days on market $294,000 Active 9 DOM
4. 2026-06-15
   days on market $294,000 Active 8 DOM
5. 2026-06-13
   statusdays on market $294,000 Active 6 DOM
6. 2026-06-02
   status $294,000 Pending 5 DOM
7. 2026-06-01
   days on market $294,000 Active 5 DOM
8. 2026-05-31
   days on market $294,000 Active 4 DOM
9. 2026-05-27
   listed $294,000 Active
10. 2026-04-21
    soldstatus $280,100
11. 2020-02-24
    soldstatus $184,000
12. 2020-01-22
    listed $184,000
13. 2019-05-06
    soldstatus $175,000
14. 2019-04-29
    soldstatus $175,000 619-char remark

    Show marketing remark (619 chars)

    Beautiful home in a quiet neighborhood! Open & airy floor plan in this completely updated & meticulously cared for home. Over sized 2 car garage with a ton of driveway space. New flooring & paint throughout. Kitchen updated in '17 featuring soft close cabinets & stainless steel appliances. Walkout from dining room to expansive covered deck & patio area. Flat fenced back yard with mature trees. Front entry completely updated in '17 along with front steps. New front siding in '17. New roof in '19 with 15 yr transferable warranty. One year home warranty included. Book your private showing today!

15. 2019-03-28
    listed $175,000 619-char remark

    Show marketing remark (619 chars)

    Beautiful home in a quiet neighborhood! Open & airy floor plan in this completely updated & meticulously cared for home. Over sized 2 car garage with a ton of driveway space. New flooring & paint throughout. Kitchen updated in '17 featuring soft close cabinets & stainless steel appliances. Walkout from dining room to expansive covered deck & patio area. Flat fenced back yard with mature trees. Front entry completely updated in '17 along with front steps. New front siding in '17. New roof in '19 with 15 yr transferable warranty. One year home warranty included. Book your private showing today!

16. 2017-03-01
    soldstatus $149,500
17. 2017-02-28
    soldstatus $149,500
18. 2016-11-10
    listed $155,000
19. 2008-12-08
    historical
20. 2008-06-08
    listed $139,900
21. 1992-04-28
    soldstatus $79,000

ⓘ 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: $2,424 · $202/mo
• Projected year-2 tax: $2,528 · $211/mo
• Expected delta: +$105/yr (+$9/mo · 4.3%)

ⓘ 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 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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,491
• − Mortgage interest: −$16,469
• − Property taxes: −$2,424
• − Insurance: −$1,470
• − Repairs & maintenance: −$2,039
• − Management: −$2,039
• − Depreciation: −$8,553
• Taxable loss: −$7,502
• Est. tax savings @ 24.0%: +$1,800
• After-tax cash flow: $-456/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 — Independence

• Score: 72/100
• State rank: #130
• US rank: #6165

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Independence, KY
• County: Kenton County · 142,881 people
• City population: 33,054
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 33,054
• Household income: $104,201
• Rent vs Own: 12.5% rent · 87.5% own
• Severe rent burden: 243.0

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 (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2% Black 1% Asian 1%
• Common ancestry: Italian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 3% · China, Canada
• Languages at home: 96% English-only · Spanish 1% Chinese 1% Other Asian/Pacific 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: ▼ -105.60%
• Current HPI: 218.492
• Rent YoY: ▲ 5.37%
• 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

+272.2% since first listed

13 events — show timeline

• 2026-05-27 Listed $294,000 NKMLS
• 2026-04-21 Sold (Public Records) $280,100 Public Records
• 2020-02-24 Sold (MLS) $184,000 NKMLS
• 2020-01-22 Listed $184,000 NKMLS
• 2019-05-06 Sold (Public Records) $175,000 Public Records
• 2019-04-29 Sold (MLS) $175,000 NKMLS
• 2019-03-28 Listed $175,000 NKMLS
• 2017-03-01 Sold (Public Records) $149,500 Public Records
• 2017-02-28 Sold (MLS) $149,500 NKMLS
• 2016-11-10 Listed $155,000 NKMLS
• 2008-12-08 Listing Removed — NKMLS
• 2008-06-08 Listed $139,900 NKMLS
• 1992-04-28 Sold (Public Records) $79,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $2,424 · +6.3% YoY. Source: county tax records.