9871 Potomac Ct · Independence, KY 41051

$300,000

3 bd · 2.0 ba · 1,118 sqft · SingleFamily public records · 1 Days on market

Built 1994 4,758 sqft lot Est $268k · 12% over

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Why this score? — see what drove the F 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 +10.3/30.0
• Schools +4.0/10.0
• Rent growth +3.8/5.0
• Livability +3.6/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• ARV discount +2.2/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

QUAD LEVEL*Open concept home with vaulted ceilings*3 bedrooms, 2 1/2 baths*Incredible family room with WBFP*Easy access laundry area*Unfinished basement with loads of potential*Nice size deck and fenced yard*This are may qualify for USDA financing*Very convenient*

Key facts

• 4,758 sq ft lot
• 2 garage spots
• Built 1994

Property features AI

Exterior

• Parking: Attached garage; 2-car garage; Driveway; Off-street parking; Garage door opener; Garage faces side
• Security: Security system; Security lights; Smoke detector(s)
• Utilities: Public water; Public sewer; Underground utilities; Paved road frontage on a city street
• Home design: Single family residence; Quad-level; House; Existing structure; Built in 1994
• Construction: Brick veneer and vinyl siding exterior; Asphalt roof; Poured concrete and slab foundation
• Exterior features: Deck; Porch; Picture and slider windows with vinyl frames; Wood fencing; Corner lot

Interior

• Kitchen: Stainless steel appliances; Electric oven; Electric range; Dishwasher; Microwave; Refrigerator; Pantry; Eat-in kitchen; Open floorplan
• Bedrooms: Primary bedroom; Bedroom 2; Bedroom 3
• Flooring: Laminate counters noted (flooring materials not specified)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Smart thermostat
• Interior features: Laminate counters; Walk-in closet(s); Tray ceiling(s); Smart thermostat; Pantry; Open floorplan; Eat-in kitchen; Bookcases; Built-in features; Attic storage; Beamed ceilings; Ceiling fan(s); High ceilings; Multi-panel doors; Recessed lighting; Vaulted ceiling(s); Wood-burning fireplace; Sump pump; Humidifier
• Laundry & utility: Laundry room with washer and electric dryer hookups; Lower level laundry location

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 $-165 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $271k (9.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (25.5% below list).
• Recommended offer: $223k (25.5% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: Beechgrove Elementary School (math 41% / reading 42%, grade F, #197 of 676 statewide, top 29%, 660 students, 61% 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) — zoned schools average 49% FRL vs 33% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.4%/yr); 253 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 26y 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 $230k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $223,454 (25.5% 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: 0.74% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.36%
• DSCR: 0.89
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $268,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1170 Tyler Ct	0.23mi	3/2.5	1,182 (+6%)	0mo	$295,000	$250	78
9877 Flagstone Dr	0.26mi	3/1.5	1,020 (-9%)	3mo	$295,000	$289	69
1262 Victory Ln	0.34mi	3/2.5	1,092 (-2%)	17mo	$270,000	$247	64
1266 Victory Ln	0.33mi	3/2.5	1,170 (+5%)	21mo	$275,000	$235	58
1273 Victory Ln	0.35mi	3/2.0	1,168 (+4%)	24mo	$280,000	$240	56
9921 Cobblestone Blvd	0.25mi	3/2.0	996 (-11%)	21mo	$250,000	$251	52
9826 Codyview Dr	0.35mi	3/3.0	1,241 (+11%)	13mo	$300,000	$242	50
2022 Woodcrest Dr	0.53mi	3/1.5	1,196 (+7%)	20mo	$244,000	$204	45
2000 Woodcrest Dr	0.64mi	4/2.0 (+1)	1,202 (+8%)	10mo	$251,000	$209	44
4749 Buttonwood Dr	0.74mi	3/2.5	1,028 (-8%)	11mo	$230,000	$224	41
4766 Buttonwood Drive Dr	0.71mi	3/2.5	1,052 (-6%)	24mo	$230,000	$219	36
1047 Clubhouse Dr	0.72mi	3/1.5	1,260 (+13%)	13mo	$257,500	$204	33

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: -17.8%
• Equity multiple: 0.36×
• Total profit: $-53,735
• Equity at exit: $44,731

10-year hold

• IRR: -6.3%
• Equity multiple: 0.56×
• Total profit: $-37,064
• Equity at exit: $25,939

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: 253
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,235 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$232 /mo · $2,787/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $-165

Break-even live

Break-even rent $2,444

Max offer price $270,816

Occupancy floor —

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 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1047 Alpine Ct Independence, KY	3.0	2.0	1035	$2,400	$2.32	23d	1	0.95mi
9552 Apple Valley Dr Independence, KY	2.0	2.0	1100	$1,456	$1.32	1d	6	1.01mi
3924 Trappers Ct Florence, KY	3.0	1.5	1384	$2,380	$1.72	43d	1	1.15mi

Listing history 2 events

1. 2026-06-10
   remarks 366-char remark
2. 2026-06-10
   listed $300,000 Pending 1 DOM

ⓘ 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: $2,787 · $232/mo
• Projected year-2 tax: $2,787 · $232/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 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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,814
• − Mortgage interest: −$16,805
• − Property taxes: −$2,787
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,145
• − Management: −$2,145
• − Depreciation: −$8,727
• Taxable loss: −$7,295
• Est. tax savings @ 24.0%: +$1,751
• After-tax cash flow: $-232/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

+123.9% since first listed

9 events — show timeline

• 2026-06-09 Pending — NKMLS
• 2026-06-09 Listed $300,000 NKMLS
• 2021-10-15 Sold (MLS) $230,000 NKMLS
• 2021-09-13 Pending — NKMLS
• 2021-09-11 Listed $229,900 NKMLS
• 2006-10-13 Listing Removed — NKMLS
• 2006-06-13 Listed $159,000 NKMLS
• 2000-12-11 Listing Removed — NKMLS
• 2000-06-10 Listed $134,000 NKMLS

Property tax history

+4.5%/yr

Latest (2025): $2,787 · -1.6% YoY. Source: county tax records.