3085 Point Pleasant Rd · Hebron, KY 41048

$115,000

2 bd · 1.0 ba · 3,050 sqft · SingleFamily public records · 104 Days on market

Built 1940 0.83 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3 Bedroom, 3 bathroom home with so much potential is being sold ''AS IS'' Ideal for investors or buyers looking for a renovation opportunity! Price reflects the renovations and updates needed.

Key facts

• 0.83 acre lot
• Parking
• Built 1940

Property features AI

Exterior

• Parking: Driveway
• Utilities: Cistern water; Septic tank sewer; Propane service
• Home design: Single-family residence; One level
• Construction: Built in 1940; Aluminum siding, brick, and wood siding exterior; Shingle roof; Block foundation
• Exterior features: Wood-frame windows

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Primary bedroom (16 x 10); Bedroom 2 (12 x 10); Bedroom 3 (10 x 12)
• Bathrooms: 3 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Wood-burning fireplace; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $770 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 14.3% vs local median 3.8% in Hebron — 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 80/100 on livability (#69 in KY, #1,700 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F.
• Boone County (suburban): math 43% / reading 49% proficiency, ranked #12 of 165 in KY (top 7%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Chester Goodridge Elementary School (math 39% / reading 51%, grade D-, #143 of 676 statewide, top 22%, 633 students, 45% FRL); Conner Middle School (math 50% / reading 62%, grade B-, #6 of 217 statewide, top 2%, 896 students, 35% FRL); Conner High School (math 47% / reading 51%, grade D, #15 of 254 statewide, top 6%, 1,443 students, 33% FRL).
• Market conditions: 198 active listings in the ZIP; high-income renter base; 1,430 units permitted in Boone County in 2024 (928 in 5+ unit buildings).
• This rent is only 16% of the median local income ($137k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Boone County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 30y 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 $58k; list at $115k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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 A-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?
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: 1.61% ✓
• Cap rate: 14.33%
• Cash-on-cash: 28.70%
• DSCR: 2.28
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 23.0%
• Equity multiple: 1.94×
• Total profit: $30,383
• Equity at exit: $17,147

10-year hold

• IRR: 30.9%
• Equity multiple: 3.78×
• Total profit: $89,473
• Equity at exit: $9,943

Cash invested: $32,200 (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 41048

• Home prices YoY: -31.1%
• Active inventory: 198
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,848 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$39 /mo · $467/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $770

Break-even live

Break-even rent $873

Max offer price $115,000

Occupancy floor 53%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $115,000 Active 104 DOM
2. 2026-06-17
   days on market $115,000 Active 103 DOM
3. 2026-06-16
   days on market $115,000 Active 102 DOM
4. 2026-06-15
   days on market $115,000 Active 101 DOM
5. 2026-06-13
   days on market $115,000 Active 99 DOM
6. 2026-06-09
   days on market $115,000 Active 95 DOM
7. 2026-06-08
   days on market $115,000 Active 94 DOM
8. 2026-06-07
   days on market $115,000 Active 93 DOM
9. 2026-06-05
   days on market $115,000 Active 90 DOM
10. 2026-06-03
    days on market $115,000 Active 89 DOM
11. 2026-06-02
    days on market $115,000 Active 88 DOM
12. 2026-06-01
    days on market $115,000 Active 87 DOM
13. 2026-05-31
    days on market $115,000 Active 86 DOM
14. 2026-04-20
    price $115,000
15. 2026-03-06
    listed $120,000 Active
16. 2025-03-24
    historical
17. 2025-01-06
    price $105,000
18. 2025-01-06
    listed $105,000 Active
19. 2025-01-06
    historical
20. 2024-12-10
    price $110,000
21. 2024-12-03
    listed $125,000 Active
22. 2023-04-07
    historical
23. 2023-03-29
    price $82,000
24. 2023-02-19
    listed $85,000 Active
25. 2022-05-19
    soldstatus $58,000
26. 2012-12-03
    soldstatus $20,000
27. 2012-08-27
    listed $25,000
28. 1996-05-23
    soldstatus $32,000
29. 1996-05-22
    soldstatus $32,000
30. 1996-03-15
    listed $34,900

ⓘ 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: $467 · $39/mo
• Projected year-2 tax: $989 · $82/mo
• Expected delta: +$522/yr (+$44/mo · 111.9%)

ⓘ 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 ≥101°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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,178
• − Mortgage interest: −$6,442
• − Property taxes: −$467
• − Insurance: −$575
• − Repairs & maintenance: −$1,774
• − Management: −$1,774
• − Depreciation: −$3,345
• Taxable income: $7,801
• Est. tax owed @ 24.0%: −$1,872
• After-tax cash flow: $7,370/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: Boone County
• NCES district ID: 2100510
• Math proficiency: 43% ▼ -10.00%
• Reading proficiency: 49% ▼ -12.00%
• Median HH income: $68,096
• Composite: 41.18/100
• National rank: #3550
• State rank: #12 of 165 in KY

Livability — Hebron

• Score: 80/100
• State rank: #69
• US rank: #1700

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Boone County · 99,563 people
• City population: 16,211
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 16,211
• Household income: $137,398
• Rent vs Own: 12.4% rent · 87.6% own
• Severe rent burden: 169.0

Population outlook (Boone County) Hauer SSP2

• Today (2025): 144,066 people
• By 2030: 152,005 · +5.5%
• By 2040: 166,776 · +15.8%
• By 2050: 178,974 · +24.2%
• By 2075: 204,515 · +42.0%
• By 2100: 215,306 · +49.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 7% Two or more races 6% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 2% Scottish 2%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Boone

• 2024 margin: Solid R (+37.2) · D 30.6% · R 67.8% · Other 1.7%
• 2008→2024 swing: -2.7pp toward R · 2008: -34.5pp · 2024: -37.2pp
• All cycles: 2024: R+37.2 2020: R+35.7 2016: R+41.8 2012: R+38.7 2008: R+34.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -85.70%
• Current HPI: 189.8568
• Rent YoY: —
• 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

+229.5% since first listed

17 events — show timeline

• 2026-04-20 Price Changed $115,000 NKMLS
• 2026-03-06 Listed $120,000 NKMLS
• 2025-03-24 Listing Removed — NKMLS
• 2025-01-06 Price Changed $105,000 NKMLS
• 2025-01-06 Listing Removed — NKMLS
• 2025-01-06 Listed $105,000 NKMLS
• 2024-12-10 Price Changed $110,000 NKMLS
• 2024-12-03 Listed $125,000 NKMLS
• 2023-04-07 Listing Removed — NKMLS
• 2023-03-29 Price Changed $82,000 NKMLS
• 2023-02-19 Listed $85,000 NKMLS
• 2022-05-19 Sold (Public Records) $58,000 Public Records
• 2012-12-03 Sold (MLS) $20,000 NKMLS
• 2012-08-27 Listed $25,000 NKMLS
• 1996-05-23 Sold (Public Records) $32,000 Public Records
• 1996-05-22 Sold (MLS) $32,000 NKMLS
• 1996-03-15 Listed $34,900 NKMLS

Property tax history

-3.2%/yr

Latest (2025): $467 · -4.8% YoY. Source: county tax records.