330 W 9th St W · Newport, KY 41071

$159,000

3 bd · 1.5 ba · 1,234 sqft · SingleFamily public records · 157 Days on market

Built 1889 3,006 sqft lot $129/sqft · 25% below area Est $212k · 25% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• 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

The property recently has been emptied and cleaned. Possession with closing on this 3- or 4-bedroom home that has large rooms. The living rm offers a nice mantle. The eat in kitchen has an outside entrance to a fenced in yard. There is the possibility of off-street parking. The home could use a little refreshing and work, thus selling in ''as is'' condition. This home is in an area of revitalization with homes selling for much more. They are getting ready to break ground on a large residential project for upscale living nearby.

Key facts

• Off street parking
• Large rooms
• Outside entrance

Tags

• LARGE ROOMS
• OUTSIDE ENTRANCE
• FENCED IN YARD
• OFF STREET PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $592 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $140k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.8% 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: schools D, 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.
• Market conditions: Rents rising fast (+4.6%/yr); 236 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 43% 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.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $45k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $44k; list at $159k implies a 257% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1889 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1889 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.35% ✓
• Cap rate: 10.76%
• Cash-on-cash: 15.96%
• DSCR: 1.71
• GRM: 6.2

CMA / ARV

• ARV (median comp): $212,313
• List price: $159,000
• Delta: -25.11%
• 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
330 W 9th St W	0.00mi	3/1.0	1,234 (0%)	0mo	$132,500	$107	98
423 Hodge St	0.15mi	3/2.5	1,164 (-6%)	3mo	$199,500	$171	77
939 Patterson St	0.08mi	3/1.0	1,392 (+13%)	2mo	$127,500	$92	71
335 Keturah St	0.09mi	2/1.0 (-1)	1,361 (+10%)	3mo	$213,500	$157	69
517 W 10th St	0.17mi	3/1.5	1,376 (+12%)	4mo	$287,000	$209	69
827 Dayton St	0.48mi	2/1.0 (-1)	1,276 (+3%)	2mo	$234,000	$183	63
94 Home St	0.71mi	3/1.0	1,288 (+4%)	2mo	$210,000	$163	56
403 Forrest St	0.67mi	3/2.0	1,300 (+5%)	3mo	$297,000	$228	56
1037 Putnam St	0.34mi	2/2.0 (-1)	1,065 (-14%)	2mo	$225,000	$211	53
927 Monroe St	0.75mi	2/1.0 (-1)	1,280 (+4%)	4mo	$234,770	$183	49
409 E 13th St	0.54mi	2/1.0 (-1)	1,083 (-12%)	1mo	$180,000	$166	47
7 Parkview Ave	0.74mi	2/1.0 (-1)	1,395 (+13%)	0mo	$259,900	$186	36

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: 8.7%
• Equity multiple: 1.35×
• Total profit: $15,571
• Equity at exit: $23,707

10-year hold

• IRR: 19.3%
• Equity multiple: 2.74×
• Total profit: $77,485
• Equity at exit: $13,747

Cash invested: $44,520 (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: 6.2×

Monthly cashflow live

• Estimated rent: $2,140 high
• Mortgage (P&I): −$834
• Tax est. 1.5%: −$199 /mo · $2,385/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $592

Break-even live

Break-even rent $1,391

Max offer price $159,000

Occupancy floor 67%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 W 8th St Newport, KY	2.0	1.5	1456	$2,300	$1.58	21d	1	0.16mi
128 W 9th St Newport, KY	2.0	1.0	1012	$1,650	$1.63	2d	1	0.19mi
911 Putnam St #2 Newport, KY	2.0	1.0	1000	$1,600	$1.60	21d	1	0.30mi
210 W 5th St Newport, KY	1.0–2.0	1.0–2.0	845	$1,800	$2.13	3d	15	0.34mi
508 Greenup St Unit 508-02 Covington, KY	2.0	1.0	1220	$1,800	$1.48	2d	1	0.55mi
344 E 13th St Unit 1 Covington, KY	2.0	1.0	1000	$1,275	$1.27	23d	1	0.56mi
814 Washington Ave Unit 2 Newport, KY	2.0	2.0	1450	$1,500	$1.03	23d	1	0.58mi
1044 Washington Ave #2 Newport, KY	2.0	2.0	1250	$1,800	$1.44	43d	1	0.62mi
1025 Scott St Unit 2 Covington, KY	2.0	2.0	1100	$1,800	$1.64	3d	1	0.67mi
929 Boone St Newport, KY	2.0	2.0	1458	$1,495	$1.03	43d	1	0.70mi
103 E 3rd St Covington, KY	2.0	2.5	1291	$3,250	$2.52	1d	1	0.70mi
100 Aqua Way Newport, KY	1.0–3.0	1.0–2.0	1092	$3,850	$3.53	1d	4	0.76mi
50 W Rivercenter Blvd Covington, KY	1.0–2.0	1.0–2.5	1273	$3,640	$2.86	1d	9	0.90mi
621 E Mehring Way Cincinnati, OH	1.0–2.0	1.0–2.0	938	$2,249	$2.40	1d	12	1.04mi
121 E Freedom Way Cincinnati, OH	2.0	1.0–2.0	988	$2,999	$3.03	1d	27	1.08mi
601 E Pete Rose Way Cincinnati, OH	3.0	1.0–2.5	1039	$2,936	$2.83	1d	22	1.08mi
1914 Eastern Ave Apt 1 Covington, KY	2.0	1.0	750	$1,200	$1.60	23d	1	1.13mi
515 Main St Covington, KY	1.0–2.0	1.0–2.0	934	$2,215	$2.37	1d	8	1.13mi
309 Sycamore St #201 Cincinnati, OH	2.0	2.0	850	$1,600	$1.88	23d	1	1.16mi
44 W Freedom Way Cincinnati, OH	2.0	1.0–2.0	943	$2,859	$3.03	1d	28	1.19mi
309 Vine St Cincinnati, OH	1.0–3.0	1.0–2.0	955	$3,334	$3.49	1d	15	1.29mi
1 W 4th St Cincinnati, OH	3.0	1.0–3.5	1675	$9,200	$5.49	3d	96	1.33mi
2335 Alexandria Pike Southgate, KY	2.0	1.0	557	$1,140	$2.04	2d	17	1.33mi
512 Wallace Ave Unit 512/18 Covington, KY	2.0	2.0	900	$1,299	$1.44	7d	1	1.34mi
151 W 4th St Cincinnati, OH	2.0	1.0	726	$2,399	$3.30	1d	102	1.41mi
239 Grandview Ave Bellevue, KY	2.0	2.0	1093	$1,645	$1.50	4d	2	1.41mi
580 Walnut St Cincinnati, OH	2.0	1.0–2.5	1101	$4,822	$4.38	1d	19	1.42mi
205 W 4th St Cincinnati, OH	2.0	1.0–2.0	648	$2,162	$3.33	1d	44	1.43mi
345 E 7th St Cincinnati, OH	2.0	1.0–2.0	1184	$4,300	$3.63	3d	18	1.44mi
634 Sycamore St Cincinnati, OH	2.0	1.0–1.5	1261	$2,615	$2.07	4d	9	1.46mi
427 Oregon St Cincinnati, OH	1.0–2.0	1.0	980	$2,800	$2.86	1d	4	1.49mi

Listing history 12 events

1. 2026-05-15
   status Active 536-char remark

   Show marketing remark (536 chars)

   The property recently has been emptied and cleaned. Possession with closing on this 3- or 4-bedroom home that has large rooms. The living rm offers a nice mantle. The eat in kitchen has an outside entrance to a fenced in yard. There is the possibility of off-street parking. The home could use a little refreshing and work, thus selling in ''as is'' condition. This home is in an area of revitalization with homes selling for much more. They are getting ready to break ground on a large residential project for upscale living nearby.

2. 2026-04-22
   status Pending 536-char remark

   Show marketing remark (536 chars)

   The property recently has been emptied and cleaned. Possession with closing on this 3- or 4-bedroom home that has large rooms. The living rm offers a nice mantle. The eat in kitchen has an outside entrance to a fenced in yard. There is the possibility of off-street parking. The home could use a little refreshing and work, thus selling in ''as is'' condition. This home is in an area of revitalization with homes selling for much more. They are getting ready to break ground on a large residential project for upscale living nearby.

3. 2026-04-07
   price $159,000 536-char remark

   Show marketing remark (536 chars)

   The property recently has been emptied and cleaned. Possession with closing on this 3- or 4-bedroom home that has large rooms. The living rm offers a nice mantle. The eat in kitchen has an outside entrance to a fenced in yard. There is the possibility of off-street parking. The home could use a little refreshing and work, thus selling in ''as is'' condition. This home is in an area of revitalization with homes selling for much more. They are getting ready to break ground on a large residential project for upscale living nearby.

4. 2026-03-04
   price $164,900 536-char remark

   Show marketing remark (536 chars)

   The property recently has been emptied and cleaned. Possession with closing on this 3- or 4-bedroom home that has large rooms. The living rm offers a nice mantle. The eat in kitchen has an outside entrance to a fenced in yard. There is the possibility of off-street parking. The home could use a little refreshing and work, thus selling in ''as is'' condition. This home is in an area of revitalization with homes selling for much more. They are getting ready to break ground on a large residential project for upscale living nearby.

5. 2026-01-22
   price $169,500 536-char remark

   Show marketing remark (536 chars)

   The property recently has been emptied and cleaned. Possession with closing on this 3- or 4-bedroom home that has large rooms. The living rm offers a nice mantle. The eat in kitchen has an outside entrance to a fenced in yard. There is the possibility of off-street parking. The home could use a little refreshing and work, thus selling in ''as is'' condition. This home is in an area of revitalization with homes selling for much more. They are getting ready to break ground on a large residential project for upscale living nearby.

6. 2025-11-24
   listed $179,500 Active 536-char remark

   Show marketing remark (536 chars)

   The property recently has been emptied and cleaned. Possession with closing on this 3- or 4-bedroom home that has large rooms. The living rm offers a nice mantle. The eat in kitchen has an outside entrance to a fenced in yard. There is the possibility of off-street parking. The home could use a little refreshing and work, thus selling in ''as is'' condition. This home is in an area of revitalization with homes selling for much more. They are getting ready to break ground on a large residential project for upscale living nearby.

7. 2016-07-18
   soldstatus $44,500 352-char remark

   Show marketing remark (352 chars)

   Pride of ownership shows throughout this home! You can own this home and stop renting, crating wealth for others! This cute home offers a new roof, updated kitchen, w/lots of cabinetry, updated baths, replacement windows, exterior doors replaced, completely fenced yard that could offer off street parking. Home is really nice and is in good condition!

8. 2016-05-30
   listed $52,500 352-char remark

   Show marketing remark (352 chars)

   Pride of ownership shows throughout this home! You can own this home and stop renting, crating wealth for others! This cute home offers a new roof, updated kitchen, w/lots of cabinetry, updated baths, replacement windows, exterior doors replaced, completely fenced yard that could offer off street parking. Home is really nice and is in good condition!

9. 2014-09-30
   historical
10. 2014-03-26
    listed $59,900
11. 2013-11-28
    historical
12. 2013-05-11
    listed $68,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 20 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: $25,686
• − Mortgage interest: −$8,906
• − Property taxes: −$2,385
• − Insurance: −$795
• − Repairs & maintenance: −$2,055
• − Management: −$2,055
• − Depreciation: −$4,625
• Taxable income: $4,864
• Est. tax owed @ 24.0%: −$1,167
• After-tax cash flow: $5,938/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

+132.1% since first listed

12 events — show timeline

• 2026-05-15 Relisted — NKMLS
• 2026-04-22 Pending — NKMLS
• 2026-04-07 Price Changed $159,000 NKMLS
• 2026-03-04 Price Changed $164,900 NKMLS
• 2026-01-22 Price Changed $169,500 NKMLS
• 2025-11-24 Listed $179,500 NKMLS
• 2016-07-18 Sold (MLS) $44,500 NKMLS
• 2016-05-30 Listed $52,500 NKMLS
• 2014-09-30 Listing Removed — NKMLS
• 2014-03-26 Listed $59,900 NKMLS
• 2013-11-28 Listing Removed — NKMLS
• 2013-05-11 Listed $68,500 NKMLS

Property tax history

+11.8%/yr

Latest (2025): $303 · -3.2% YoY. Source: county tax records.