1136 Columbia St · Newport, KY 41071

$73,000

1 bd · 1.0 ba · 570 sqft · SingleFamily public records · 122 Days on market

Built 1899 2,657 sqft lot $128/sqft · 43% below area Est $128k · 43% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Fantastic opportunity to start your investment portfolio! 800 sq. ft. home near downtown Newport, Covington, Cincinnati, etc. 600 sq. ft. on the MLS but that does not count a 200+ sq. ft. extra room added by previous owner! Brand new electric and plumbing. Off street parking, carport, and a cute front yard/porch with endless possibility. Full plans available. Needs your creative edge. This property is a limited time opportunity. ''As Is''/Cash property.

Key facts

• 2,657 sq ft lot
• Parking
• Built 1899

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $73k.

Deal economics

• At list price, monthly cash flow is $540 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $73k).
• Recommended offer: $64k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.2% 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: 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; 23 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 247 units permitted in Campbell County in 2024 (77 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $505 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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 $50k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1899 — 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 $64,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 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 1899 — 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: 1.69% ✓
• Cap rate: 15.17%
• Cash-on-cash: 31.72%
• DSCR: 2.41
• GRM: 4.9

CMA / ARV

• ARV (median comp): $127,854
• List price: $73,000
• Delta: -42.90%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.64% rent growth · sell at horizon

5-year hold

• IRR: 28.4%
• Equity multiple: 2.20×
• Total profit: $24,630
• Equity at exit: $10,885

10-year hold

• IRR: 36.7%
• Equity multiple: 4.64×
• Total profit: $74,456
• Equity at exit: $6,312

Cash invested: $20,440 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,236 high
• Mortgage (P&I): −$383
• Tax from tax record: −$23 /mo · $276/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $540

Break-even live

Break-even rent $552

Max offer price $73,000

Occupancy floor 51%

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: $18,250
• Closing costs: $2,190
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
920 Washington Ave Unit 10 Newport, KY	1.0	1.0	600	$955	$1.59	23d	1	0.44mi
210 W 5th St Newport, KY	1.0–2.0	1.0–2.0	845	$1,325	$1.57	3d	15	0.66mi
415 Monmouth St Newport, KY	1.0	1.0	775	$1,660	$2.14	2d	5	0.71mi
328 Bush St Unit 2 Covington, KY	1.0	1.0	400	$1,500	$3.75	17d	1	0.73mi
521 Garrard St Apt 2 Covington, KY	1.0	1.0	725	$1,595	$2.20	17d	1	0.88mi
521 Garrard St Apt 4 Covington, KY	1.0	1.0	725	$1,695	$2.34	17d	1	0.88mi
100 Aqua Way Newport, KY	1.0–3.0	1.0–2.0	1092	$1,818	$1.66	1d	4	0.92mi
2335 Alexandria Pike Southgate, KY	2.0	1.0	557	$970	$1.74	2d	17	0.94mi
320 Greenup St Apt 2 Covington, KY	1.0	1.0	511	$1,080	$2.11	4d	1	1.02mi
112 E 5th St Covington, KY	—	1.0	455	$1,000	$2.20	20d	1	1.03mi
303 Greenup St Covington, KY	1.0	1.0	678	$1,445	$2.13	23d	1	1.06mi
1914 Eastern Ave Apt 1 Covington, KY	2.0	1.0	750	$1,200	$1.60	23d	1	1.09mi
1163 Waterworks Rd Newport, KY	1.0	1.0	435	$925	$2.13	23d	1	1.17mi
512 Wallace Ave Unit 512/09 Covington, KY	1.0	1.0	550	$899	$1.63	7d	1	1.27mi
512 Wallace Ave Unit 512/16 Covington, KY	1.0	1.0	550	$939	$1.71	7d	1	1.27mi
512 Wallace Ave Unit 512/08 Covington, KY	1.0	1.0	550	$899	$1.63	17d	1	1.28mi
621 E Mehring Way Cincinnati, OH	1.0–2.0	1.0–2.0	938	$1,345	$1.43	1d	12	1.32mi
601 E Pete Rose Way Cincinnati, OH	3.0	1.0–2.5	1039	$1,961	$1.89	1d	22	1.33mi
35 Gettysburg Square Rd Fort Thomas, KY	1.0–2.0	1.0	800	$1,230	$1.54	2d	29	1.35mi
305 W Pike St Unit 305-103 Covington, KY	1.0	1.0	500	$875	$1.75	16d	1	1.37mi
1205 Lee St Unit 1 Covington, KY	1.0	1.0	675	$1,350	$2.00	23d	1	1.44mi
121 E Freedom Way Cincinnati, OH	2.0	1.0–2.0	988	$2,264	$2.29	1d	27	1.44mi
353 Taylor Ave Bellevue, KY	—	1.0	734	$800	$1.09	4d	1	1.47mi

Listing history 26 events

1. 2026-06-18
   days on market $73,000 Active 122 DOM
2. 2026-06-17
   days on market $73,000 Active 121 DOM
3. 2026-06-16
   days on market $73,000 Active 120 DOM
4. 2026-06-15
   days on market $73,000 Active 119 DOM
5. 2026-06-13
   days on market $73,000 Active 117 DOM
6. 2026-06-09
   days on market $73,000 Active 113 DOM
7. 2026-06-08
   days on market $73,000 Active 112 DOM
8. 2026-06-07
   days on market $73,000 Active 111 DOM
9. 2026-06-05
   days on market $73,000 Active 108 DOM
10. 2026-06-03
    days on market $73,000 Active 107 DOM
11. 2026-06-02
    days on market $73,000 Active 106 DOM
12. 2026-06-01
    days on market $73,000 Active 105 DOM
13. 2026-05-31
    days on market $73,000 Active 104 DOM
14. 2026-03-12
    status Active 474-char remark

    Show marketing remark (474 chars)

    Fantastic opportunity to start your investment portfolio! 800 sq. ft. home near downtown Newport, Covington, Cincinnati, etc. 600 sq. ft. on the MLS but that does not count a 200+ sq. ft. extra room added by previous owner! Brand new electric and plumbing. Off street parking, carport, and a cute front yard/porch with endless possibility. Full plans available. Needs your creative edge. This property is a limited time opportunity. ''As Is''/Cash property.

15. 2026-02-19
    status Pending 474-char remark

    Show marketing remark (474 chars)

    Fantastic opportunity to start your investment portfolio! 800 sq. ft. home near downtown Newport, Covington, Cincinnati, etc. 600 sq. ft. on the MLS but that does not count a 200+ sq. ft. extra room added by previous owner! Brand new electric and plumbing. Off street parking, carport, and a cute front yard/porch with endless possibility. Full plans available. Needs your creative edge. This property is a limited time opportunity. ''As Is''/Cash property.

16. 2026-02-17
    status Active 474-char remark

    Show marketing remark (474 chars)

    Fantastic opportunity to start your investment portfolio! 800 sq. ft. home near downtown Newport, Covington, Cincinnati, etc. 600 sq. ft. on the MLS but that does not count a 200+ sq. ft. extra room added by previous owner! Brand new electric and plumbing. Off street parking, carport, and a cute front yard/porch with endless possibility. Full plans available. Needs your creative edge. This property is a limited time opportunity. ''As Is''/Cash property.

17. 2026-02-06
    status Pending 474-char remark

    Show marketing remark (474 chars)

    Fantastic opportunity to start your investment portfolio! 800 sq. ft. home near downtown Newport, Covington, Cincinnati, etc. 600 sq. ft. on the MLS but that does not count a 200+ sq. ft. extra room added by previous owner! Brand new electric and plumbing. Off street parking, carport, and a cute front yard/porch with endless possibility. Full plans available. Needs your creative edge. This property is a limited time opportunity. ''As Is''/Cash property.

18. 2026-01-10
    listed $73,000 Active 474-char remark

    Show marketing remark (474 chars)

    Fantastic opportunity to start your investment portfolio! 800 sq. ft. home near downtown Newport, Covington, Cincinnati, etc. 600 sq. ft. on the MLS but that does not count a 200+ sq. ft. extra room added by previous owner! Brand new electric and plumbing. Off street parking, carport, and a cute front yard/porch with endless possibility. Full plans available. Needs your creative edge. This property is a limited time opportunity. ''As Is''/Cash property.

19. 2025-06-12
    soldstatus $50,000
20. 2011-09-16
    soldstatus $7,000 130-char remark

    Show marketing remark (130 chars)

    Case#201-347856. Nice setting, private rear, 3 spacious rooms and bath.Fenced yard, Driveway & carport for off street parking.

21. 2011-08-02
    listed $6,000 130-char remark

    Show marketing remark (130 chars)

    Case#201-347856. Nice setting, private rear, 3 spacious rooms and bath.Fenced yard, Driveway & carport for off street parking.

22. 2005-03-28
    soldstatus $37,000
23. 2005-03-24
    soldstatus $37,000
24. 2005-01-20
    listed $39,900
25. 1993-05-03
    soldstatus $17,900
26. 1993-03-30
    soldstatus $14,000

ⓘ 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: $276 · $23/mo
• Projected year-2 tax: $628 · $52/mo
• Expected delta: +$352/yr (+$29/mo · 127.4%)

ⓘ 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 · 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: $14,833
• − Mortgage interest: −$4,089
• − Property taxes: −$276
• − Insurance: −$365
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − Depreciation: −$2,124
• Taxable income: $5,606
• Est. tax owed @ 24.0%: −$1,345
• After-tax cash flow: $5,138/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

+421.4% since first listed

13 events — show timeline

• 2026-03-12 Relisted — NKMLS
• 2026-02-19 Pending — NKMLS
• 2026-02-17 Relisted — NKMLS
• 2026-02-06 Pending — NKMLS
• 2026-01-10 Listed $73,000 NKMLS
• 2025-06-12 Sold (Public Records) $50,000 Public Records
• 2011-09-16 Sold (MLS) $7,000 NKMLS
• 2011-08-02 Listed $6,000 NKMLS
• 2005-03-28 Sold (Public Records) $37,000 Public Records
• 2005-03-24 Sold (MLS) $37,000 NKMLS
• 2005-01-20 Listed $39,900 NKMLS
• 1993-05-03 Sold (Public Records) $17,900 Public Records
• 1993-03-30 Sold (Public Records) $14,000 Public Records

Property tax history

+7.5%/yr

Latest (2025): $276 · -3.1% YoY. Source: county tax records.