23 Laycock Ln · Newport, KY 41071

$60,000

3 bd · 1.5 ba · 1,488 sqft · SingleFamily public records · 55 Days on market

Built 1952 6,098 sqft lot $40/sqft · 73% below area

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Your next investment opportunity is here! Cash, as is. New roof.

Key facts

• New roof
• 6,098 sq ft lot
• Garage

Tags

• NEW ROOF

Property features AI

Exterior

• Parking: Garage; Off-street parking; 1-car garage
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; Two levels
• Construction: Built in 1952; Concrete construction; Shingle roof; Poured concrete foundation
• Exterior features: Lot approximately 0.14 acres

Interior

• Kitchen: Kitchen (approx. 10 x 12)
• Bedrooms: Primary bedroom (approx. 12 x 13)
• Bathrooms: One full bathroom; One half bathroom; Primary bath (approx. 5 x 8); Additional bathrooms (approx. 10 x 11 and 4 x 7.5)
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Living room (approx. 12 x 16); Dining room (approx. 10 x 12); Additional bathroom spaces (multiple bathrooms described below)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 29.1% 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 247 units permitted in Campbell County in 2024 (77 in 5+ unit buildings).
• This rent runs 38% 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 $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $58,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 3.19% ✓
• Cap rate: 29.13%
• Cash-on-cash: 81.55%
• DSCR: 4.63
• GRM: 2.6

CMA / ARV

• ARV (median comp): $219,690
• List price: $60,000
• Delta: -72.69%
• 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
2318 Macarthur Ln	0.25mi	3/1.0	1,438 (-3%)	3mo	$285,000	$198	78
222 Beech Rd	0.58mi	3/1.0	1,532 (+3%)	4mo	$239,900	$157	62
63 Parkview Ave	0.65mi	3/2.5	1,452 (-2%)	2mo	$288,000	$198	60
2318 Joyce Ave	0.33mi	3/1.0	1,325 (-11%)	5mo	$252,500	$191	60
2413 Joyce Ave	0.38mi	3/1.5	1,304 (-12%)	6mo	$277,000	$212	57
103 W Walnut St	0.66mi	3/1.0	1,579 (+6%)	0mo	$286,500	$181	57
39 19th St	0.54mi	3/2.5	1,590 (+7%)	4mo	$260,000	$164	56
7 Parkview Ave	0.57mi	2/1.0 (-1)	1,395 (-6%)	0mo	$259,900	$186	56
64 Parkview Ave	0.64mi	3/2.0	1,620 (+9%)	2mo	$130,000	$80	52
1157 Park Ave	0.66mi	2/2.0 (-1)	1,564 (+5%)	4mo	$290,000	$185	50
110 Maple Ave	0.67mi	3/2.0	1,700 (+14%)	1mo	$260,000	$153	42
94 Home St	0.70mi	3/1.0	1,288 (-13%)	2mo	$210,000	$163	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: 83.6%
• Equity multiple: 4.94×
• Total profit: $66,201
• Equity at exit: $8,946

10-year hold

• IRR: 87.2%
• Equity multiple: 10.81×
• Total profit: $164,889
• Equity at exit: $5,188

Cash invested: $16,800 (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: 236
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,912 high
• Mortgage (P&I): −$315
• Tax from tax record: −$29 /mo · $348/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $1,142

Break-even live

Break-even rent $467

Max offer price $60,000

Occupancy floor 35%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35 Gettysburg Square Rd Fort Thomas, KY	1.0–2.0	1.0	800	$1,630	$2.04	2d	29	0.48mi
3949 Vision CIR Southgate, KY	1.0–2.0	1.0–2.0	1132	$2,515	$2.22	1d	10	0.55mi
1044 Washington Ave #2 Newport, KY	2.0	2.0	1250	$1,800	$1.44	43d	1	0.85mi
40 Edwards Ct Fort Thomas, KY	2.0	1.0	1013	$2,100	$2.07	1d	1	0.87mi
929 Boone St Newport, KY	2.0	2.0	1458	$1,495	$1.03	43d	1	0.96mi
926 Ravine Cir Southgate, KY	1.0–3.0	1.0–2.0	954	$1,634	$1.71	2d	6	1.06mi
814 Washington Ave Unit 2 Newport, KY	2.0	2.0	1450	$1,500	$1.03	23d	1	1.11mi
911 Putnam St #2 Newport, KY	2.0	1.0	1000	$1,600	$1.60	21d	1	1.13mi
128 W 9th St Newport, KY	2.0	1.0	1012	$1,650	$1.63	2d	1	1.20mi
203 W 8th St Newport, KY	2.0	1.5	1456	$2,300	$1.58	21d	1	1.33mi
809 Isabella St Newport, KY	2.0	2.0	1519	$2,200	$1.45	43d	1	1.34mi
1700 Aspen Pines Dr Wilder, KY	1.0–3.0	1.0–2.5	1420	$2,365	$1.67	1d	14	1.35mi
327 Covert Run Pike Unit 1 Bellevue, KY	2.0	2.0	1580	$1,850	$1.17	23d	1	1.40mi
239 Grandview Ave Bellevue, KY	2.0	2.0	1093	$1,645	$1.50	4d	2	1.46mi

Listing history 18 events

1. 2026-06-18
   days on market $60,000 Active 55 DOM
2. 2026-06-17
   days on market $60,000 Active 54 DOM
3. 2026-06-16
   days on market $60,000 Active 53 DOM
4. 2026-06-15
   days on market $60,000 Active 52 DOM
5. 2026-06-13
   days on market $60,000 Active 50 DOM
6. 2026-06-09
   days on market $60,000 Active 46 DOM
7. 2026-06-08
   days on market $60,000 Active 45 DOM
8. 2026-06-07
   days on market $60,000 Active 44 DOM
9. 2026-06-05
   days on market $60,000 Active 41 DOM
10. 2026-06-03
    days on market $60,000 Active 40 DOM
11. 2026-06-02
    days on market $60,000 Active 39 DOM
12. 2026-06-01
    days on market $60,000 Active 38 DOM
13. 2026-05-31
    days on market $60,000 Active 37 DOM
14. 2026-04-23
    listed $60,000 Active 65-char remark
15. 2002-07-01
    soldstatus $66,500
16. 1991-11-19
    soldstatus $20,000
17. 1987-09-21
    soldstatus $37,000
18. 1985-06-17
    soldstatus $35,000

ⓘ 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: $348 · $29/mo
• Projected year-2 tax: $516 · $43/mo
• Expected delta: +$168/yr (+$14/mo · 48.2%)

ⓘ 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 ≥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: $22,942
• − Mortgage interest: −$3,361
• − Property taxes: −$348
• − Insurance: −$300
• − Repairs & maintenance: −$1,835
• − Management: −$1,835
• − Depreciation: −$1,745
• Taxable income: $13,517
• Est. tax owed @ 24.0%: −$3,244
• After-tax cash flow: $10,457/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

+71.4% since first listed

5 events — show timeline

• 2026-04-23 Listed $60,000 NKMLS
• 2002-07-01 Sold (Public Records) $66,500 Public Records
• 1991-11-19 Sold (Public Records) $20,000 Public Records
• 1987-09-21 Sold (Public Records) $37,000 Public Records
• 1985-06-17 Sold (Public Records) $35,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $348 · -6.1% YoY. Source: county tax records.