443 Washington Ave · Bellevue, KY 41073

$189,000

3 bd · 2.0 ba · 1,588 sqft · SingleFamily public records · 5 Days on market

Built 1890 3,006 sqft lot Est $321k · 41% 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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +6.0/10.0
• Livability +4.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unique Floor Plan with Bonus Rooms on the 3rd floor. 2 Full Baths*Large Laundry Room*Ceramic Tile Fenced Yard*Off-Street Parking.

Key facts

• Off street parking
• Private fenced yard
• 3,006 sq ft lot

Tags

• PRIVATE FENCED YARD
• OFF STREET PARKING
• UNBEATABLE WALKABILITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $412 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Cap rate 8.9% vs local median 4.5% in Bellevue — 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 92/100 on livability (#8 in KY, #24 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+.
• Bellevue Independent (suburban): math 17% / reading 33% proficiency, ranked #136 of 165 in KY (top 82%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Grandview Elementary School (math 8% / reading 32%, grade F, #568 of 676 statewide, top 84%, 277 students, 65% FRL); Bellevue High School (math 22% / reading 32%, grade F, #158 of 254 statewide, top 68%, 362 students, 61% FRL).
• Market conditions: Rents flat; 49 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 35% of the median local income ($71k/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 $6k of value loss. Plan a longer hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 28y 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 $162k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1890 — 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 $189,000

Questions for the listing agent

1. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.10% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.35%
• DSCR: 1.42
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $320,776
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
413 Taylor Ave	0.11mi	3/2.0	1,434 (-10%)	1mo	$315,000	$220	78
438 Clark St	0.34mi	4/2.0 (+1)	1,572 (-1%)	1mo	$150,000	$95	76
228 Center St	0.16mi	3/2.0	1,776 (+12%)	1mo	$325,000	$183	72
927 Thornton St	0.30mi	3/2.0	1,408 (-11%)	1mo	$207,500	$147	66
417 8th Ave	0.62mi	3/2.0	1,536 (-3%)	0mo	$310,000	$202	66
138 Ward Ave	0.48mi	3/1.5	1,484 (-6%)	0mo	$380,000	$256	65
118 Beech St	0.68mi	3/2.0	1,610 (+1%)	2mo	$300,000	$186	65
402 5th Ave	0.66mi	3/2.0	1,488 (-6%)	1mo	$280,000	$188	58
220 Berry Ave	0.39mi	3/2.0	1,812 (+14%)	1mo	$385,000	$212	57
562 E 4th St E	0.67mi	3/1.5	1,680 (+6%)	2mo	$462,425	$275	55
300 8th Ave	0.51mi	3/1.0	1,408 (-11%)	1mo	$210,500	$150	52
727 Linden Ave	0.70mi	2/1.5 (-1)	1,460 (-8%)	1mo	$302,000	$207	46

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 · 0.19% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.81×
• Total profit: $-10,113
• Equity at exit: $28,181

10-year hold

• IRR: 0.8%
• Equity multiple: 1.05×
• Total profit: $2,702
• Equity at exit: $16,341

Cash invested: $52,920 (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 41073

• Rents YoY: 0.2%
• Active inventory: 49
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,087 high
• Mortgage (P&I): −$991
• Tax from tax record: −$166 /mo · $1,997/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $412

Break-even live

Break-even rent $1,565

Max offer price $189,000

Occupancy floor 75%

Sensitivity live

Price	-10% $519	-5% $466	+0% $412	+5% $359	+10% $305
Rent	-10% $247	-5% $330	+0% $412	+5% $495	+10% $577
Rate	-1.0pp $508	-0.5pp $460	base $412	+0.5pp $363	+1.0pp $314

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
239 Grandview Ave Bellevue, KY	2.0	2.0	1093	$1,645	$1.50	5d	2	0.20mi
327 Covert Run Pike Unit 1 Bellevue, KY	2.0	2.0	1580	$1,850	$1.17	24d	1	0.23mi
236 Ward Ave Bellevue, KY	3.0	2.0	1500	$2,585	$1.72	13d	1	0.31mi
324 Fairfield Ave Unit 4 Bellevue, KY	2.0	1.0	1095	$1,545	$1.41	22d	1	0.34mi
324 Fairfield Ave Unit 1 Bellevue, KY	2.0	1.0	1080	$1,685	$1.56	4d	1	0.34mi
118 Beech St Newport, KY	3.0	2.0	1610	$2,400	$1.49	2d	1	0.70mi
1243 Martin Dr Unit 1056135P Cincinnati, OH	2.0	1.0	1184	$3,099	$2.62	2d	1	0.92mi
929 Boone St Newport, KY	2.0	2.0	1458	$1,495	$1.03	44d	1	1.00mi
100 Aqua Way Newport, KY	1.0–3.0	1.0–2.0	1092	$3,850	$3.53	2d	4	1.01mi
814 Washington Ave Unit 2 Newport, KY	2.0	2.0	1450	$1,500	$1.03	24d	1	1.04mi
1137 Fuller St Unit 1056121P Cincinnati, OH	1.0–2.0	1.0	1135	$3,653	$3.22	2d	2	1.06mi
1044 Washington Ave #2 Newport, KY	2.0	2.0	1250	$1,800	$1.44	44d	1	1.16mi
1055 St Paul Pl Cincinnati, OH	3.0	1.0–2.0	975	$2,995	$3.07	2d	10	1.17mi
923 Paradrome St Cincinnati, OH	3.0	2.5	2098	$3,000	$1.43	24d	1	1.20mi
2015 Edgecliff Pt Unit 4 Cincinnati, OH	2.0	2.0	1200	$1,595	$1.33	5d	1	1.21mi
601 E Pete Rose Way Cincinnati, OH	3.0	1.0–2.5	1039	$2,936	$2.83	2d	22	1.24mi
1065 Manhattan Blvd Dayton, KY	1.0–3.0	1.0–2.0	1038	$2,749	$2.65	2d	19	1.26mi
427 Oregon St Cincinnati, OH	1.0–2.0	1.0	980	$2,800	$2.86	2d	4	1.31mi
1181 Manhattan Blvd Dayton, KY	2.0	2.0	1124	$2,712	$2.41	2d	10	1.31mi
621 E Mehring Way Cincinnati, OH	1.0–2.0	1.0–2.0	938	$2,249	$2.40	2d	12	1.34mi
143 Capri Dr Fort Thomas, KY	4.0	2.0	2200	$3,400	$1.55	2d	1	1.37mi
210 W 5th St Newport, KY	1.0–2.0	1.0–2.0	845	$1,800	$2.13	4d	15	1.43mi
2132 Gilbert Ave Unit A Cincinnati, OH	2.0	2.5	1450	$2,250	$1.55	5d	1	1.45mi
203 W 8th St Newport, KY	2.0	1.5	1456	$2,300	$1.58	22d	1	1.46mi
2331 Park Ave Unit 1 Cincinnati, OH	3.0	2.5	2200	$2,350	$1.07	2d	1	1.48mi

Listing history 18 events

1. 2026-04-08
   status Pending
2. 2026-04-03
   listed $189,000 Active
3. 2022-03-01
   soldstatus $162,225
4. 2022-02-25
   historical 130-char remark

   Show marketing remark (130 chars)

   Unique Floor Plan with Bonus Rooms on the 3rd floor. 2 Full Baths*Large Laundry Room*Ceramic Tile Fenced Yard*Off-Street Parking.

5. 2022-02-24
   soldstatus $162,225 Sold 130-char remark

   Show marketing remark (130 chars)

   Unique Floor Plan with Bonus Rooms on the 3rd floor. 2 Full Baths*Large Laundry Room*Ceramic Tile Fenced Yard*Off-Street Parking.

6. 2022-01-17
   status Pending 130-char remark

   Show marketing remark (130 chars)

   Unique Floor Plan with Bonus Rooms on the 3rd floor. 2 Full Baths*Large Laundry Room*Ceramic Tile Fenced Yard*Off-Street Parking.

7. 2021-11-19
   price $159,500 130-char remark

   Show marketing remark (130 chars)

   Unique Floor Plan with Bonus Rooms on the 3rd floor. 2 Full Baths*Large Laundry Room*Ceramic Tile Fenced Yard*Off-Street Parking.

8. 2021-09-25
   price $159,900 130-char remark

   Show marketing remark (130 chars)

   Unique Floor Plan with Bonus Rooms on the 3rd floor. 2 Full Baths*Large Laundry Room*Ceramic Tile Fenced Yard*Off-Street Parking.

9. 2021-08-13
   listed $169,900 Active 130-char remark

   Show marketing remark (130 chars)

   Unique Floor Plan with Bonus Rooms on the 3rd floor. 2 Full Baths*Large Laundry Room*Ceramic Tile Fenced Yard*Off-Street Parking.

10. 2021-08-11
    historical
11. 2021-07-03
    status Active
12. 2021-06-28
    status Pending
13. 2021-05-22
    listed $169,900 Active
14. 2013-06-21
    soldstatus $18,650
15. 2013-03-03
    listed $16,000
16. 1999-01-20
    soldstatus $43,500
17. 1999-01-13
    soldstatus $43,500
18. 1998-01-25
    listed $43,500

ⓘ 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: $1,997 · $166/mo
• Projected year-2 tax: $1,997 · $166/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 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: $25,043
• − Mortgage interest: −$10,587
• − Property taxes: −$1,997
• − Insurance: −$945
• − Repairs & maintenance: −$2,003
• − Management: −$2,003
• − Depreciation: −$5,498
• Taxable income: $2,009
• Est. tax owed @ 24.0%: −$482
• After-tax cash flow: $4,466/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: Bellevue Independent
• NCES district ID: 2100420
• Math proficiency: 17% ▼ -16.00%
• Reading proficiency: 33% ▼ -12.00%
• Median HH income: $51,374
• Composite: 22.13/100
• National rank: #8173
• State rank: #136 of 165 in KY

Livability — Bellevue

• Score: 92/100
• State rank: #8
• US rank: #24

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bellevue, KY
• County: Campbell County · 84,793 people
• City population: 5,636
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 5,636
• Household income: $71,166
• Rent vs Own: 29.9% rent · 70.1% own
• Severe rent burden: 173.0

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Lithuanian 3% Slovak 3% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 2%

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: ▼ -186.80%
• Current HPI: 252.0078
• Rent YoY: ▲ 0.19%
• 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

+334.5% since first listed

18 events — show timeline

• 2026-04-08 Pending — NKMLS
• 2026-04-03 Listed $189,000 NKMLS
• 2022-03-01 Sold (Public Records) $162,225 Public Records
• 2022-02-25 Listing Removed — NKMLS
• 2022-02-24 Sold (MLS) $162,225 NKMLS
• 2022-01-17 Pending — NKMLS
• 2021-11-19 Price Changed $159,500 NKMLS
• 2021-09-25 Price Changed $159,900 NKMLS
• 2021-08-13 Listed $169,900 NKMLS
• 2021-08-11 Listing Removed — NKMLS
• 2021-07-03 Relisted — NKMLS
• 2021-06-28 Pending — NKMLS
• 2021-05-22 Listed $169,900 NKMLS
• 2013-06-21 Sold (MLS) $18,650 NKMLS
• 2013-03-03 Listed $16,000 NKMLS
• 1999-01-20 Sold (Public Records) $43,500 Public Records
• 1999-01-13 Sold (MLS) $43,500 NKMLS
• 1998-01-25 Listed $43,500 NKMLS

Property tax history

+10.2%/yr

Latest (2025): $1,997 · +0.6% YoY. Source: county tax records.