918 Park Ave · Newport, KY 41071

$274,900

2 bd · 1.5 ba · 1,854 sqft · SingleFamily public records · 11 Days on market

Built 1893 3,398 sqft lot $148/sqft · 26% below area Est $372k · 26% under

---

Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +11.1/30.0
• Livability +4.1/5.0
• Rent growth +3.7/5.0
• DSCR +3.2/10.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

**********Sold When Submitted*********************

Key facts

• Mini-split system
• Updated kitchen
• Off-street parking

Tags

• HISTORIC HOME
• UPDATED KITCHEN
• OFF-STREET PARKING
• PRIVATE FENCED BACKYARD
• MINI-SPLIT SYSTEM

Property features AI

Finance

• Financial info: Home warranty included

Exterior

• Parking: Driveway; Off-street parking; On-street parking
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single family residence; Two levels; Existing structure; Built in 1893
• Construction: Stone construction; Stone foundation; Composition shingle roof
• Exterior features: Deck; Private yard; Shed(s); Metal and privacy fencing; Paved road access

Interior

• Kitchen: Stainless steel appliances; Gas range; Dishwasher; Refrigerator
• Bedrooms: Primary Bedroom (15 x 15); Bedroom 2 (15 x 15)
• Bathrooms: 1 full bathroom; 2 half bathrooms; Primary Bath (8 x 5); Bathroom 2 (4 x 5)
• Heating & cooling: Has heating; Ductless cooling
• Interior features: Kitchen island; Granite counters; Ceiling fan(s); Inoperable fireplace
• Laundry & utility: Washer; Dryer; Gas dryer hookup; Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-113 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (7.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (29.6% below list).
• Recommended offer: $193k (29.6% below list) — sets the bar for 1% rule.

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; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 39% 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 23y 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 1893 — 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 $193,414 (29.6% 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. Built in 1893 — 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. 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?
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: 0.70% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.76%
• DSCR: 0.92
• GRM: 11.8

CMA / ARV

• ARV (median comp): $371,774
• List price: $274,900
• Delta: -26.06%
• 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
918 Park Ave	0.00mi	2/2.0	1,854 (0%)	1mo	$280,000	$151	97
335 E 10th St	0.11mi	3/1.5 (+1)	1,950 (+5%)	3mo	$275,000	$141	79
506 Center St	0.17mi	2/1.0	1,611 (-13%)	3mo	$315,000	$196	66
909 York St	0.43mi	3/2.0 (+1)	1,917 (+3%)	3mo	$360,000	$188	64
29 15th St	0.49mi	3/1.5 (+1)	1,912 (+3%)	4mo	$315,000	$165	64
562 E 4th St E	0.48mi	3/1.5 (+1)	1,680 (-9%)	2mo	$462,425	$275	55
1019 Monmouth St	0.32mi	3/3.0 (+1)	1,625 (-12%)	1mo	$545,000	$335	53
519 Lexington Ave	0.53mi	2/2.0	1,610 (-13%)	1mo	$439,900	$273	50
530 Lexington Ave	0.51mi	3/2.5 (+1)	2,122 (+14%)	0mo	$600,000	$283	43
64 Parkview Ave	0.62mi	3/2.0 (+1)	1,620 (-13%)	2mo	$130,000	$80	41
118 Beech St	0.68mi	3/2.0 (+1)	1,610 (-13%)	2mo	$300,000	$186	38
39 19th St	0.74mi	3/2.5 (+1)	1,590 (-14%)	4mo	$260,000	$164	30

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: -17.7%
• Equity multiple: 0.37×
• Total profit: $-48,608
• Equity at exit: $40,988

10-year hold

• IRR: -7.4%
• Equity multiple: 0.50×
• Total profit: $-38,331
• Equity at exit: $23,768

Cash invested: $76,972 (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: 239
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,934 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$84 /mo · $1,014/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-113

Break-even live

Break-even rent $2,077

Max offer price $254,998

Occupancy floor —

Sensitivity live

Price	-10% $43	-5% $-35	+0% $-113	+5% $-190	+10% $-268
Rent	-10% $-265	-5% $-189	+0% $-113	+5% $-36	+10% $40
Rate	-1.0pp $26	-0.5pp $-43	base $-113	+0.5pp $-184	+1.0pp $-256

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
929 Boone St Newport, KY	2.0	2.0	1458	$1,495	$1.03	45d	1	0.09mi
814 Washington Ave Unit 2 Newport, KY	2.0	2.0	1450	$1,500	$1.03	25d	1	0.20mi
1044 Washington Ave #2 Newport, KY	2.0	2.0	1250	$1,800	$1.44	45d	1	0.26mi
100 Aqua Way Newport, KY	1.0–3.0	1.0–2.0	1092	$2,854	$2.61	0d	5	0.61mi
203 W 8th St Newport, KY	2.0	1.5	1456	$2,300	$1.58	0d	1	0.64mi
118 Beech St Newport, KY	3.0	2.0	1610	$2,400	$1.49	0d	1	0.65mi
809 Isabella St Newport, KY	2.0	2.0	1519	$2,200	$1.45	45d	1	0.70mi
140 W 13th St Newport, KY	3.0	3.5	2505	$4,200	$1.68	14d	1	0.73mi
327 Covert Run Pike Unit 1 Bellevue, KY	2.0	2.0	1580	$1,850	$1.17	25d	1	0.79mi
601 E Pete Rose Way Cincinnati, OH	3.0	1.0–2.5	1039	$2,471	$2.38	0d	30	1.06mi
621 E Mehring Way Cincinnati, OH	1.0–2.0	1.0–2.0	1082	$2,674	$2.47	0d	19	1.11mi
236 Ward Ave Bellevue, KY	3.0	2.0	1500	$2,585	$1.72	14d	1	1.12mi
103 E 3rd St Covington, KY	2.0	2.0–2.5	1148	$3,035	$2.64	0d	2	1.32mi
1055 St Paul Pl Cincinnati, OH	3.0	1.0–2.0	975	$2,395	$2.46	0d	10	1.38mi
121 E Freedom Way Cincinnati, OH	2.0	1.0–2.0	988	$2,999	$3.03	0d	29	1.40mi
1125 Saint Gregory St #202 Cincinnati, OH	1.0	1.5	1290	$3,000	$2.33	25d	1	1.40mi
3949 Vision CIR Southgate, KY	1.0–2.0	1.0–2.0	1132	$2,515	$2.22	0d	9	1.47mi
50 W Rivercenter Blvd Covington, KY	2.0	1.0–2.5	1138	$3,925	$3.45	0d	11	1.48mi
923 Paradrome St Cincinnati, OH	3.0	2.5	2098	$3,000	$1.43	25d	1	1.50mi

Listing history 13 events

1. 2026-05-04
   status Pending 597-char remark
2. 2026-04-23
   listed $274,900 Active 597-char remark
3. 2021-12-22
   soldstatus $229,000
4. 2021-12-17
   soldstatus $229,000 Sold 50-char remark

   Show marketing remark (50 chars)

   **********Sold When Submitted*********************

5. 2021-11-14
   listed $229,000 Active 50-char remark

   Show marketing remark (50 chars)

   **********Sold When Submitted*********************

6. 2013-06-06
   soldstatus $112,000
7. 2013-05-30
   soldstatus $112,000

   Show marketing remark (388 chars)

   This great home in Newport's East Row Historic District has been improved, updated and thoroughly enjoyed since purchased! Roof, refinished hardwood floors, carpet, HVAC, paint, water heater, washer, dryer, and kitchen. Speaking of kitchen--installed an island, tons of granite counters, and new appliances! This home has charm to spare. Home warranty and all the appliances are included.

8. 2013-02-06
   listed $114,900

   Show marketing remark (388 chars)

   This great home in Newport's East Row Historic District has been improved, updated and thoroughly enjoyed since purchased! Roof, refinished hardwood floors, carpet, HVAC, paint, water heater, washer, dryer, and kitchen. Speaking of kitchen--installed an island, tons of granite counters, and new appliances! This home has charm to spare. Home warranty and all the appliances are included.

9. 2005-08-10
   soldstatus $117,500
10. 2005-07-28
    soldstatus $117,500
11. 2005-03-22
    listed $124,500
12. 2003-10-30
    historical
13. 2003-07-02
    listed $124,900

ⓘ 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: $1,014 · $84/mo
• Projected year-2 tax: $2,364 · $197/mo
• Expected delta: +$1,350/yr (+$113/mo · 133.2%)

ⓘ 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 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: $23,210
• − Mortgage interest: −$15,399
• − Property taxes: −$1,014
• − Insurance: −$1,374
• − Repairs & maintenance: −$1,857
• − Management: −$1,857
• − Depreciation: −$7,997
• Taxable loss: −$6,288
• Est. tax savings @ 24.0%: +$1,509
• After-tax cash flow: $157/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

+124.2% since first listed

15 events — show timeline

• 2026-06-02 Sold (Public Records) $280,000 Public Records
• 2026-05-29 Sold (MLS) $280,000 NKMLS
• 2026-05-04 Pending — NKMLS
• 2026-04-23 Listed $274,900 NKMLS
• 2021-12-22 Sold (Public Records) $229,000 Public Records
• 2021-12-17 Sold (MLS) $229,000 NKMLS
• 2021-11-14 Listed $229,000 NKMLS
• 2013-06-06 Sold (Public Records) $112,000 Public Records
• 2013-05-30 Sold (MLS) $112,000 NKMLS
• 2013-02-06 Listed $114,900 NKMLS
• 2005-08-10 Sold (Public Records) $117,500 Public Records
• 2005-07-28 Sold (MLS) $117,500 NKMLS
• 2005-03-22 Listed $124,500 NKMLS
• 2003-10-30 Listing Removed — NKMLS
• 2003-07-02 Listed $124,900 NKMLS

Property tax history

+6.8%/yr

Latest (2025): $1,014 · -3.9% YoY. Source: county tax records.