1145 Isabella St · Newport, KY 41071

$159,900

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 46 Days on market

Built 1917 1,699 sqft lot $160/sqft · at area comps Est $154k · at est.

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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 +28.9/30.0
• DSCR +10.0/10.0
• 1% rule +6.8/10.0
• ARV discount +5.8/15.0
• 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 MLS

Welcome to this well maintained 3 bedroom, 1 Bathroom home located in Newport! Centrally located to easily access events on either side of the river. This home features a full bathroom, washer and dryer all on the first floor. Major mechanical updates include furnace, central AC, and water heater all being just four years old Newer roof and step outside to a fenced in yard for your pets.

Key facts

• Full bathroom
• Washer and dryer
• Fenced in yard

Tags

• FULL BATHROOM
• WASHER AND DRYER
• FENCED IN YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

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 ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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 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 $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 ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 29y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1917 — 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 $155,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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 1917 — 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: 1.18% ✓
• Cap rate: 10.34%
• Cash-on-cash: 14.47%
• DSCR: 1.64
• GRM: 7.1

CMA / ARV

• ARV (median comp): $153,981
• List price: $159,900
• Delta: 3.84%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
65 Parkview Ave	0.39mi	2/1.5 (-1)	990 (-1%)	1mo	$182,500	$184	72
55 Biehl St	0.23mi	2/1.0 (-1)	962 (-4%)	7mo	$282,500	$294	72
1037 Putnam St	0.25mi	2/2.0 (-1)	1,065 (+6%)	2mo	$225,000	$211	67
1302 John St	0.34mi	2/1.0 (-1)	867 (-13%)	0mo	$225,000	$260	57
409 E 13th St	0.54mi	2/1.0 (-1)	1,083 (+8%)	1mo	$180,000	$166	55
926 Putnam St	0.32mi	2/1.0 (-1)	857 (-14%)	6mo	$155,000	$181	51
308 Elm St	0.46mi	3/1.5	1,136 (+14%)	4mo	$190,000	$167	50
58 16th St	0.38mi	2/1.5 (-1)	1,120 (+12%)	7mo	$150,000	$134	49
37 17th St	0.43mi	2/1.0 (-1)	1,141 (+14%)	7mo	$238,500	$209	46
930 Park Ave	0.74mi	2/2.0 (-1)	1,053 (+5%)	3mo	$275,000	$261	46
319 Elm St	0.48mi	2/1.5 (-1)	850 (-15%)	0mo	$160,000	$188	45
2007 Monmouth St	0.72mi	2/1.0 (-1)	1,118 (+12%)	6mo	$220,000	$197	37

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: 6.5%
• Equity multiple: 1.26×
• Total profit: $11,573
• Equity at exit: $23,842

10-year hold

• IRR: 17.1%
• Equity multiple: 2.51×
• Total profit: $67,532
• Equity at exit: $13,825

Cash invested: $44,772 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,890 high
• Mortgage (P&I): −$839
• Tax from tax record: −$48 /mo · $576/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $540

Break-even live

Break-even rent $1,207

Max offer price $159,900

Occupancy floor 66%

Sensitivity live

Price	-10% $630	-5% $585	+0% $540	+5% $495	+10% $449
Rent	-10% $390	-5% $465	+0% $540	+5% $614	+10% $689
Rate	-1.0pp $620	-0.5pp $580	base $540	+0.5pp $498	+1.0pp $456

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
128 W 9th St Newport, KY	2.0	1.0	1012	$1,650	$1.63	2d	1	0.30mi
911 Putnam St #2 Newport, KY	2.0	1.0	1000	$1,600	$1.60	22d	1	0.34mi
203 W 8th St Newport, KY	2.0	1.5	1456	$2,300	$1.58	22d	1	0.41mi
1044 Washington Ave #2 Newport, KY	2.0	2.0	1250	$1,800	$1.44	44d	1	0.49mi
344 E 13th St Unit 1 Covington, KY	2.0	1.0	1000	$1,275	$1.27	24d	1	0.60mi
814 Washington Ave Unit 2 Newport, KY	2.0	2.0	1450	$1,500	$1.03	24d	1	0.61mi
929 Boone St Newport, KY	2.0	2.0	1458	$1,495	$1.03	44d	1	0.64mi
210 W 5th St Newport, KY	1.0–2.0	1.0–2.0	845	$1,800	$2.13	3d	15	0.64mi
1025 Scott St Unit 2 Covington, KY	2.0	2.0	1100	$1,800	$1.64	3d	1	0.86mi
508 Greenup St Unit 508-02 Covington, KY	2.0	1.0	1220	$1,800	$1.48	2d	1	0.86mi
100 Aqua Way Newport, KY	1.0–3.0	1.0–2.0	1092	$3,850	$3.53	2d	4	0.97mi
1914 Eastern Ave Apt 1 Covington, KY	2.0	1.0	750	$1,200	$1.60	24d	1	0.98mi
2335 Alexandria Pike Southgate, KY	2.0	1.0	557	$1,140	$2.04	2d	17	1.00mi
103 E 3rd St Covington, KY	2.0	2.5	1291	$3,250	$2.52	2d	1	1.03mi
512 Wallace Ave Unit 512/18 Covington, KY	2.0	2.0	900	$1,299	$1.44	8d	1	1.17mi
50 W Rivercenter Blvd Covington, KY	1.0–2.0	1.0–2.5	1273	$3,640	$2.86	2d	9	1.23mi
3949 Vision CIR Southgate, KY	1.0–2.0	1.0–2.0	1132	$2,515	$2.22	2d	10	1.25mi
621 E Mehring Way Cincinnati, OH	1.0–2.0	1.0–2.0	938	$2,249	$2.40	2d	12	1.33mi
601 E Pete Rose Way Cincinnati, OH	3.0	1.0–2.5	1039	$2,936	$2.83	2d	22	1.35mi
1700 Aspen Pines Dr Wilder, KY	1.0–3.0	1.0–2.5	1420	$2,365	$1.67	2d	14	1.41mi
121 E Freedom Way Cincinnati, OH	2.0	1.0–2.0	988	$2,999	$3.03	2d	27	1.41mi
515 Main St Covington, KY	1.0–2.0	1.0–2.0	934	$2,215	$2.37	2d	8	1.42mi
239 Grandview Ave Bellevue, KY	2.0	2.0	1093	$1,645	$1.50	5d	2	1.43mi
35 Gettysburg Square Rd Fort Thomas, KY	1.0–2.0	1.0	800	$1,630	$2.04	3d	29	1.46mi
309 Sycamore St #201 Cincinnati, OH	2.0	2.0	850	$1,600	$1.88	24d	1	1.48mi

Listing history 44 events

1. 2026-05-15
   status Pending 390-char remark

   Show marketing remark (390 chars)

   Welcome to this well maintained 3 bedroom, 1 Bathroom home located in Newport! Centrally located to easily access events on either side of the river. This home features a full bathroom, washer and dryer all on the first floor. Major mechanical updates include furnace, central AC, and water heater all being just four years old Newer roof and step outside to a fenced in yard for your pets.

2. 2026-04-24
   status Active 390-char remark

   Show marketing remark (390 chars)

   Welcome to this well maintained 3 bedroom, 1 Bathroom home located in Newport! Centrally located to easily access events on either side of the river. This home features a full bathroom, washer and dryer all on the first floor. Major mechanical updates include furnace, central AC, and water heater all being just four years old Newer roof and step outside to a fenced in yard for your pets.

3. 2026-03-26
   status Pending 390-char remark

   Show marketing remark (390 chars)

   Welcome to this well maintained 3 bedroom, 1 Bathroom home located in Newport! Centrally located to easily access events on either side of the river. This home features a full bathroom, washer and dryer all on the first floor. Major mechanical updates include furnace, central AC, and water heater all being just four years old Newer roof and step outside to a fenced in yard for your pets.

4. 2026-03-24
   price $159,900 390-char remark

   Show marketing remark (390 chars)

   Welcome to this well maintained 3 bedroom, 1 Bathroom home located in Newport! Centrally located to easily access events on either side of the river. This home features a full bathroom, washer and dryer all on the first floor. Major mechanical updates include furnace, central AC, and water heater all being just four years old Newer roof and step outside to a fenced in yard for your pets.

5. 2026-03-01
   listed $174,900 Active 390-char remark

   Show marketing remark (390 chars)

   Welcome to this well maintained 3 bedroom, 1 Bathroom home located in Newport! Centrally located to easily access events on either side of the river. This home features a full bathroom, washer and dryer all on the first floor. Major mechanical updates include furnace, central AC, and water heater all being just four years old Newer roof and step outside to a fenced in yard for your pets.

6. 2025-12-05
   historical
7. 2025-08-25
   price $162,900
8. 2025-08-06
   price $169,900
9. 2025-07-26
   price $172,900
10. 2025-07-24
    price $179,900
11. 2025-07-11
    price $184,900
12. 2025-07-09
    price $189,900
13. 2025-07-06
    price $193,900
14. 2025-06-22
    price $199,900
15. 2025-06-14
    price $204,900
16. 2025-06-05
    listed $209,900 Active
17. 2023-08-01
    soldstatus $140,000
18. 2023-07-27
    soldstatus $140,000 Sold
19. 2023-06-27
    status Pending
20. 2023-06-12
    status Active
21. 2023-05-04
    status Pending
22. 2023-04-25
    status Active
23. 2023-04-17
    status Pending
24. 2023-04-13
    listed $140,000 Active
25. 2022-04-13
    soldstatus $110,000
26. 2022-03-29
    soldstatus $110,000 Sold
27. 2022-03-04
    status Pending
28. 2021-12-08
    status Active
29. 2021-11-27
    status Pending
30. 2021-11-11
    listed $125,000 Active
31. 2018-03-22
    soldstatus $85,000
32. 2017-12-07
    soldstatus $68,900
33. 2017-12-06
    soldstatus $68,900
34. 2017-09-15
    listed $69,900
35. 2008-09-30
    historical
36. 2008-02-12
    listed $79,900
37. 2007-02-27
    soldstatus $36,000
38. 2007-02-16
    soldstatus $36,000
39. 2007-01-16
    listed $39,900
40. 1997-12-19
    soldstatus $25,000
41. 1997-11-06
    soldstatus $25,000
42. 1997-09-15
    listed $29,900
43. 1994-10-31
    soldstatus $38,500
44. 1987-09-10
    soldstatus $21,500

ⓘ 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: $576 · $48/mo
• Projected year-2 tax: $1,375 · $115/mo
• Expected delta: +$799/yr (+$67/mo · 138.6%)

ⓘ 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: $22,678
• − Mortgage interest: −$8,957
• − Property taxes: −$576
• − Insurance: −$800
• − Repairs & maintenance: −$1,814
• − Management: −$1,814
• − Depreciation: −$4,652
• Taxable income: $4,065
• Est. tax owed @ 24.0%: −$976
• After-tax cash flow: $5,502/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

+643.7% since first listed

44 events — show timeline

• 2026-05-15 Pending — NKMLS
• 2026-04-24 Relisted — NKMLS
• 2026-03-26 Pending — NKMLS
• 2026-03-24 Price Changed $159,900 NKMLS
• 2026-03-01 Listed $174,900 NKMLS
• 2025-12-05 Listing Removed — ImagineMLS
• 2025-08-25 Price Changed $162,900 ImagineMLS
• 2025-08-06 Price Changed $169,900 ImagineMLS
• 2025-07-26 Price Changed $172,900 ImagineMLS
• 2025-07-24 Price Changed $179,900 ImagineMLS
• 2025-07-11 Price Changed $184,900 ImagineMLS
• 2025-07-09 Price Changed $189,900 ImagineMLS
• 2025-07-06 Price Changed $193,900 ImagineMLS
• 2025-06-22 Price Changed $199,900 ImagineMLS
• 2025-06-14 Price Changed $204,900 ImagineMLS
• 2025-06-05 Listed $209,900 ImagineMLS
• 2023-08-01 Sold (Public Records) $140,000 Public Records
• 2023-07-27 Sold (MLS) $140,000 NKMLS
• 2023-06-27 Pending — NKMLS
• 2023-06-12 Relisted — NKMLS
• 2023-05-04 Pending — NKMLS
• 2023-04-25 Relisted — NKMLS
• 2023-04-17 Pending — NKMLS
• 2023-04-13 Listed $140,000 NKMLS
• 2022-04-13 Sold (Public Records) $110,000 Public Records
• 2022-03-29 Sold (MLS) $110,000 NKMLS
• 2022-03-04 Pending — NKMLS
• 2021-12-08 Relisted — NKMLS
• 2021-11-27 Pending — NKMLS
• 2021-11-11 Listed $125,000 NKMLS
• 2018-03-22 Sold (Public Records) $85,000 Public Records
• 2017-12-07 Sold (Public Records) $68,900 Public Records
• 2017-12-06 Sold (MLS) $68,900 NKMLS
• 2017-09-15 Listed $69,900 NKMLS
• 2008-09-30 Listing Removed — NKMLS
• 2008-02-12 Listed $79,900 NKMLS
• 2007-02-27 Sold (Public Records) $36,000 Public Records
• 2007-02-16 Sold (MLS) $36,000 NKMLS
• 2007-01-16 Listed $39,900 NKMLS
• 1997-12-19 Sold (Public Records) $25,000 Public Records
• 1997-11-06 Sold (MLS) $25,000 NKMLS
• 1997-09-15 Listed $29,900 NKMLS
• 1994-10-31 Sold (Public Records) $38,500 Public Records
• 1987-09-10 Sold (Public Records) $21,500 Public Records

Property tax history

+7.8%/yr

Latest (2025): $576 · -3.7% YoY. Source: county tax records.