5316 Bedford Ct · Independence, KY 41051

$299,999

3 bd · 2.0 ba · 1,232 sqft · SingleFamily public records · 3 Days on market

Built 1997 0.40 ac lot Est $310k · at est.

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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).

• Cash flow +12.6/30.0
• ARV discount +9.0/15.0
• Schools +4.0/10.0
• Rent growth +3.8/5.0
• DSCR +3.7/10.0
• Livability +3.6/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely full brick ranch located on quiet cul-de-sac w/ private wooded views & charming covered front porch. Relaxing covered back deck complete with gas grill! Wrap around driveway leads to an over-sized 2 car garage. Open living room w/ cathedral ceiling & gas fireplace. Eat in kitchen w/ wood cabinets, generous pantry, island, stainless steel/black appliances. New wood flooring on main level plus new furnace and AC! Finished basement w/ large family room, wood floors, walk out to private back patio, separate study/office area & access to garage. Washer/dryer negotiable.

Key facts

• 0.4 acre lot
• 2 garage spots
• Built 1997

Property features AI

Exterior

• Parking: Driveway; Garage; On-street parking; 2-car garage
• Utilities: Public water; Public sewer; Cable available; Natural gas available
• Home design: Single-family residence; One level
• Construction: Built in 1997; Brick construction; Shingle roof; Poured concrete foundation
• Exterior features: Solar energy generation; Irregular lot; Lot about 0.4 acre

Interior

• Kitchen: Electric cooktop; Electric oven; Dishwasher; Microwave; Refrigerator; Kitchen (12 x 10); Breakfast Room (11 x 8)
• Bedrooms: Primary Bedroom (15 x 12); Bedroom 2 (11 x 9); Bedroom 3 (13 x 11); Library (12 x 8)
• Bathrooms: Two full bathrooms; Primary Bath (5 x 9); Bathroom 2 (5 x 9)
• Heating & cooling: Central air conditioning; Has heating
• Interior features: Gas fireplace; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-39 ($-473/yr) — negative.
• To cash-flow at today's rent, offer at most $293k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (19.9% below list).
• Recommended offer: $240k (19.9% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.7% in Independence — 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 72/100 on livability (#130 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Kenton County (suburban): math 42% / reading 48% proficiency, ranked #14 of 165 in KY (top 8%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: White'S Tower Elementary School (math 60% / reading 64%, grade B, #24 of 676 statewide, top 4%, 631 students, 41% FRL); Woodland Middle School (math 38% / reading 50%, grade D, #40 of 217 statewide, top 19%, 616 students, 48% FRL); Simon Kenton High School (math 40% / reading 44%, grade F, #32 of 254 statewide, top 13%, 1,859 students, 37% FRL).
• Market conditions: Rents rising fast (+5.4%/yr); 258 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 699 units permitted in Kenton County in 2024 (287 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Kenton County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 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 $225k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $240,329 (19.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
5. 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.
6. 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.
7. 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: 0.80% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.56%
• DSCR: 0.97
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $310,464
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5316 Bedford Ct	0.00mi	3/2.0	1,232 (0%)	0mo	$307,000	$249	100
2144 Hartland Blvd	0.11mi	3/2.0	1,184 (-4%)	2mo	$325,000	$274	87
2083 Hartland Blvd	0.13mi	4/2.5 (+1)	1,232 (0%)	2mo	$320,000	$260	85
2169 Hartland Blvd	0.20mi	3/2.0	1,230 (-0%)	14mo	$295,000	$240	79
2060 Flintwood Ct	0.24mi	3/2.0	1,218 (-1%)	17mo	$310,000	$255	73
46 Carrie Way	0.65mi	3/2.5	1,225 (-1%)	1mo	$352,000	$287	66
5237 Millcreek Cir	0.40mi	3/2.0	1,292 (+5%)	12mo	$325,000	$252	63
5217 Belle Dr	0.58mi	2/2.0 (-1)	1,206 (-2%)	4mo	$232,000	$192	61
2118 Stoneharbor Ln	0.13mi	3/2.0	1,100 (-11%)	23mo	$280,000	$255	57
5234 Belle Dr	0.55mi	3/2.0	1,298 (+5%)	18mo	$250,000	$193	50
5228 Belle Dr	0.56mi	3/1.0	1,054 (-14%)	14mo	$221,900	$211	34

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 · 5.37% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.46×
• Total profit: $-45,302
• Equity at exit: $44,731

10-year hold

• IRR: -2.8%
• Equity multiple: 0.79×
• Total profit: $-17,599
• Equity at exit: $25,938

Cash invested: $84,000 (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 41051

• Home prices YoY: -32.6%
• Rents YoY: 5.4%
• Active inventory: 258
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,403 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$240 /mo · $2,877/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $-39

Break-even live

Break-even rent $2,453

Max offer price $293,040

Occupancy floor 97%

Sensitivity live

Price	-10% $130	-5% $46	+0% $-39	+5% $-124	+10% $-209
Rent	-10% $-229	-5% $-134	+0% $-39	+5% $56	+10% $150
Rate	-1.0pp $112	-0.5pp $37	base $-39	+0.5pp $-117	+1.0pp $-196

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10702 Brent Ridge Cir Independence, KY	2.0–3.0	2.0–3.0	1520	$2,775	$1.83	3d	4	0.95mi
1800 Brentwood Ln Independence, KY	1.0–2.0	1.0–2.0	845	$1,309	$1.55	3d	3	1.04mi

Listing history 18 events

1. 2026-05-13
   status Pending
2. 2026-05-11
   status Active
3. 2026-05-05
   status Pending
4. 2026-05-04
   listed $299,999 Active
5. 2020-09-03
   soldstatus $225,300
6. 2020-08-28
   soldstatus $225,300 Closed 598-char remark

   Show marketing remark (598 chars)

   Lovely full brick ranch located on quiet cul-de-sac w/ private wooded views & charming covered front porch. Relaxing covered back deck complete with gas grill! Wrap around driveway leads to an over-sized 2 car garage. Open living room w/ cathedral ceiling & gas fireplace. Eat in kitchen w/ wood cabinets, generous pantry, island, stainless steel/black appliances. New wood flooring on main level plus new furnace and AC! Finished basement w/ large family room, wood floors, walk out to private back patio, separate study/office area & access to garage. Washer/dryer negotiable.

7. 2020-07-23
   status Pending 598-char remark

   Show marketing remark (598 chars)

   Lovely full brick ranch located on quiet cul-de-sac w/ private wooded views & charming covered front porch. Relaxing covered back deck complete with gas grill! Wrap around driveway leads to an over-sized 2 car garage. Open living room w/ cathedral ceiling & gas fireplace. Eat in kitchen w/ wood cabinets, generous pantry, island, stainless steel/black appliances. New wood flooring on main level plus new furnace and AC! Finished basement w/ large family room, wood floors, walk out to private back patio, separate study/office area & access to garage. Washer/dryer negotiable.

8. 2020-07-22
   listed $218,900 Active 598-char remark

   Show marketing remark (598 chars)

   Lovely full brick ranch located on quiet cul-de-sac w/ private wooded views & charming covered front porch. Relaxing covered back deck complete with gas grill! Wrap around driveway leads to an over-sized 2 car garage. Open living room w/ cathedral ceiling & gas fireplace. Eat in kitchen w/ wood cabinets, generous pantry, island, stainless steel/black appliances. New wood flooring on main level plus new furnace and AC! Finished basement w/ large family room, wood floors, walk out to private back patio, separate study/office area & access to garage. Washer/dryer negotiable.

9. 2014-10-07
   soldstatus $157,000
10. 2014-10-03
    soldstatus $157,000 353-char remark

    Show marketing remark (353 chars)

    Beautiful, freshly painted, and move in ready ranch in cul-de-sac located in desirable Hartland. Large eat-in kitchen has lots of storage and wooded views. Cozy front porch and covered deck at the rear. Wrap around drive to rear garage provides plenty of parking. Nicely finished basement has study and large family room with walkout. Private rear yard.

11. 2014-07-15
    listed $163,500 353-char remark

    Show marketing remark (353 chars)

    Beautiful, freshly painted, and move in ready ranch in cul-de-sac located in desirable Hartland. Large eat-in kitchen has lots of storage and wooded views. Cozy front porch and covered deck at the rear. Wrap around drive to rear garage provides plenty of parking. Nicely finished basement has study and large family room with walkout. Private rear yard.

12. 2007-02-02
    soldstatus $148,000
13. 2007-01-29
    soldstatus $148,000
14. 2006-12-15
    listed $149,900
15. 2006-12-14
    historical
16. 2006-06-14
    listed $152,000
17. 2005-10-24
    historical
18. 2005-09-22
    listed $163,500

ⓘ 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: $2,877 · $240/mo
• Projected year-2 tax: $2,877 · $240/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,839
• − Mortgage interest: −$16,805
• − Property taxes: −$2,877
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,307
• − Management: −$2,307
• − Depreciation: −$8,727
• Taxable loss: −$5,684
• Est. tax savings @ 24.0%: +$1,364
• After-tax cash flow: $891/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: Kenton County
• NCES district ID: 2103090
• Math proficiency: 42% ▼ -13.00%
• Reading proficiency: 48% ▼ -14.00%
• Median HH income: $66,183
• Composite: 40.17/100
• National rank: #3789
• State rank: #14 of 165 in KY

Livability — Independence

• Score: 72/100
• State rank: #130
• US rank: #6165

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Independence, KY
• County: Kenton County · 142,881 people
• City population: 33,054
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 33,054
• Household income: $104,201
• Rent vs Own: 12.5% rent · 87.5% own
• Severe rent burden: 243.0

Population outlook (Kenton County) Hauer SSP2

• Today (2025): 174,205 people
• By 2030: 177,897 · +2.1%
• By 2040: 182,671 · +4.9%
• By 2050: 183,543 · +5.4%
• By 2075: 178,977 · +2.7%
• By 2100: 159,920 · -8.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2% Black 1% Asian 1%
• Common ancestry: Italian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 3% · China, Canada
• Languages at home: 96% English-only · Spanish 1% Chinese 1% Other Asian/Pacific 1%

Political lean MEDSL · Kenton

• 2024 margin: Strong R (+21.7) · D 38.2% · R 59.9% · Other 1.9%
• 2008→2024 swing: -0.9pp no change · 2008: -20.9pp · 2024: -21.7pp
• All cycles: 2024: R+21.7 2020: R+19.3 2016: R+26.1 2012: R+24.3 2008: R+20.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -105.60%
• Current HPI: 218.492
• Rent YoY: ▲ 5.37%
• 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

+83.5% since first listed

18 events — show timeline

• 2026-05-13 Pending — NKMLS
• 2026-05-11 Relisted — NKMLS
• 2026-05-05 Pending — NKMLS
• 2026-05-04 Listed $299,999 NKMLS
• 2020-09-03 Sold (Public Records) $225,300 Public Records
• 2020-08-28 Sold (MLS) $225,300 NKMLS
• 2020-07-23 Pending — NKMLS
• 2020-07-22 Listed $218,900 NKMLS
• 2014-10-07 Sold (Public Records) $157,000 Public Records
• 2014-10-03 Sold (MLS) $157,000 NKMLS
• 2014-07-15 Listed $163,500 NKMLS
• 2007-02-02 Sold (Public Records) $148,000 Public Records
• 2007-01-29 Sold (MLS) $148,000 NKMLS
• 2006-12-15 Listed $149,900 NKMLS
• 2006-12-14 Listing Removed — NKMLS
• 2006-06-14 Listed $152,000 NKMLS
• 2005-10-24 Listing Removed — NKMLS
• 2005-09-22 Listed $163,500 NKMLS

Property tax history

+4.0%/yr

Latest (2025): $2,877 · +3.7% YoY. Source: county tax records.