320 Overton St · Newport, KY 41071

$449,900

4 bd · 2.0 ba · 2,397 sqft · SingleFamily public records · 4 Days on market

Built 1890 3,311 sqft lot Est $515k · 13% under

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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 +22.2/30.0
• ARV discount +13.2/15.0
• DSCR +7.1/10.0
• 1% rule +4.4/10.0
• 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

Extensive rehab needed for single family-Licenses expired for 2 family property built and used as 2 family. Located in upscale Historic Mansion Hill. Walk to Levee.

Key facts

• Exposed brick walls
• Large windows
• Wood floors

Tags

• WOOD FLOORS
• HISTORIC MANTLES
• EXPOSED BRICK WALLS
• TALL CEILINGS
• LARGE WINDOWS
• WELCOMING FRONT PORCH

Property features AI

Exterior

• Parking: 2 parking spaces; Detached garage; Garage with door opener; Garage faces rear; On-street parking available; Approximately 1.5 garage spaces
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family house; Three or more levels; Built in 1890; Has a view
• Construction: Brick construction; Shingle/asphalt roof; Stone foundation
• Exterior features: Private yard; Balcony; Patio; Porch; Perimeter privacy wood fencing; Paved city street frontage

Interior

• Kitchen: Dishwasher; Microwave; Eat-in layout
• Bedrooms: Primary bedroom (12 x 13)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air; Heating present
• Interior features: Entrance foyer; Eat-in kitchen; Crown molding; Ceiling fans; High ceilings; Multi-panel doors; Natural woodwork; Master bedroom on main level; Full basement; Fireplace (inoperable)
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $450k.

Deal economics

• At list price, monthly cash flow is $729 ($9k/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 $425k (5.6% below list).
• Recommended offer: $425k (5.6% below list) — sets the bar for 1% rule.
• Cap rate 8.2% 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 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); 236 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 247 units permitted in Campbell County in 2024 (77 in 5+ unit buildings).
• At $4,249/mo this rent would consume 85% 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 $13k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 15y 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 $110k; list at $450k implies a 309% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — 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 $424,928 (5.6% below list)

Questions for the listing agent

1. Built in 1890 — 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. 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?
4. 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?
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: 0.94% ✗
• Cap rate: 8.24%
• Cash-on-cash: 6.94%
• DSCR: 1.31
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $515,355
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
228 E 4th St	0.11mi	3/2.5 (-1)	2,460 (+3%)	11mo	$500,000	$203	74
615 Saratoga St	0.24mi	3/1.5 (-1)	2,400 (+0%)	13mo	$325,000	$135	71
530 Lexington Ave	0.14mi	3/2.5 (-1)	2,122 (-12%)	0mo	$600,000	$283	67
728 Park Ave	0.35mi	3/3.5 (-1)	2,490 (+4%)	3mo	$925,000	$371	64
838 Maple Ave	0.47mi	4/2.5	2,414 (+1%)	13mo	$462,500	$192	64
612 Roberts St	0.23mi	3/2.5 (-1)	2,232 (-7%)	13mo	$284,900	$128	60
416 E 8th St	0.37mi	3/2.5 (-1)	2,251 (-6%)	7mo	$455,000	$202	60
606 Monroe St	0.19mi	3/2.0 (-1)	2,092 (-13%)	10mo	$729,000	$348	57
1020 York St	0.69mi	3/3.0 (-1)	2,416 (+1%)	3mo	$520,000	$215	55
816 Park Ave	0.40mi	3/3.0 (-1)	2,200 (-8%)	10mo	$599,000	$272	51
842 Monroe St	0.44mi	3/2.5 (-1)	2,217 (-8%)	11mo	$749,900	$338	50
725 Columbia St	0.52mi	4/3.0	2,752 (+15%)	3mo	$385,000	$140	45

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: -4.1%
• Equity multiple: 0.84×
• Total profit: $-19,591
• Equity at exit: $67,082

10-year hold

• IRR: 7.1%
• Equity multiple: 1.57×
• Total profit: $72,007
• Equity at exit: $38,899

Cash invested: $125,972 (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: 236
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $4,249 high
• Mortgage (P&I): −$2,359
• Tax from tax record: −$81 /mo · $976/yr
• Insurance: −$187
• HOA: −$0
• Vacancy / Maint / Mgmt: −$892
• Net cashflow: $729

Break-even live

Break-even rent $3,327

Max offer price $449,900

Occupancy floor 78%

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: $112,475
• Closing costs: $13,497
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 Beech St Newport, KY	3.0	2.0	1610	$2,400	$1.49	1d	1	0.26mi
835 York St #1 Newport, KY	5.0	2.0	2700	$2,395	$0.89	43d	1	0.55mi
987 Hill St Cincinnati, OH	3.0	3.0	2878	$7,000	$2.43	1d	1	0.77mi
140 W 13th St Newport, KY	3.0	3.5	2505	$4,200	$1.68	11d	1	1.03mi
923 Paradrome St Cincinnati, OH	3.0	2.5	2098	$3,000	$1.43	23d	1	1.03mi
1287 Ida St Cincinnati, OH	3.0	2.5	2494	$4,700	$1.88	17d	1	1.15mi
1 W 4th St Cincinnati, OH	3.0	1.0–3.5	1675	$9,200	$5.49	2d	96	1.16mi
417 Vine St Cincinnati, OH	3.0	2.0	1602	$2,950	$1.84	14d	1	1.18mi
516 E 12th St Unit 1314562P Cincinnati, OH	4.0	2.0	2023	$10,170	$5.03	23d	1	1.23mi
1304 Broadway Unit 1056130P Cincinnati, OH	1.0–5.0	1.0–4.0	2072	$7,152	$3.45	10d	2	1.34mi
1354 Broadway Unit 1056136P Cincinnati, OH	4.0	3.0	2529	$7,307	$2.89	2d	1	1.44mi
126 E 13th St Unit 1056025P Cincinnati, OH	5.0	4.0	2960	$5,339	$1.80	2d	1	1.45mi
120 E 13th St Unit 1056091P Cincinnati, OH	4.0	2.0	3229	$10,667	$3.30	21d	1	1.47mi

Listing history 5 events

1. 2026-06-17
   status $449,900 Pending 4 DOM
2. 2026-06-16
   days on market $449,900 Active 4 DOM
3. 2026-06-15
   days on market $449,900 Active 3 DOM
4. 2026-06-13
   remarks 699-char remark
5. 2026-06-13
   listed $449,900 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: $976 · $81/mo
• Projected year-2 tax: $3,869 · $322/mo
• Expected delta: +$2,893/yr (+$241/mo · 296.3%)

ⓘ 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: $50,991
• − Mortgage interest: −$25,201
• − Property taxes: −$976
• − Insurance: −$2,250
• − Repairs & maintenance: −$4,079
• − Management: −$4,079
• − Depreciation: −$13,088
• Taxable income: $1,318
• Est. tax owed @ 24.0%: −$316
• 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: 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

+542.7% since first listed

4 events — show timeline

• 2026-06-12 Listed $449,900 NKMLS
• 2011-10-14 Sold (MLS) $110,000 NKMLS
• 2011-08-23 Listed $129,000 NKMLS
• 1994-11-18 Sold (Public Records) $70,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $976 · -4.8% YoY. Source: county tax records.