Wexner - B Plan · Walton, KY 41094

$236,990

2 bd · 2.0 ba · 1,177 sqft · Townhouse · 787 Days on market

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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 +13.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The Wexner-B condominium floorplan combines convenience and style in a no-step design with an attached one-car garage. The open-concept kitchen features a large island and ample cabinet space, seamlessly connecting to the family room, which opens to a covered patio for additional living space. A flexible area can serve as a dining room or study, adapting to your needs. The owners suite offers a spacious walk-in closet with extra storage, providing both comfort and practicality. The Wexner B is designed for easy living with modern features to fit your lifestyle.

Key facts

• Garage
• Listed 787 days

Property features AI

Finance

• Financial info: List price $236,990

Exterior

• Home design: Wexner - B plan
• Exterior features: Located at 714 Crescent Lndg, Walton KY 41094; Living area approximately 1,177

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Plan is Wexner - B (new construction)

🏗️ New construction. The $236,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $230,692.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $237k.

Deal economics

• At list price, monthly cash flow is $21 ($255/yr) — positive.
• To cash-flow at today's rent, offer at most $234k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (13.7% below list).
• Recommended offer: $204k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 2.8% in Walton — 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 73/100 on livability (#115 in KY, #4,981 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Walton-Verona Independent (rural): math 37% / reading 48% proficiency, ranked #23 of 165 in KY (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 183 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,430 units permitted in Boone County in 2024 (928 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 $7k 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.

Negotiation context

• It's been on market 787 days — a 12% lower offer ($209k) is reasonable based on typical stale-listing flexibility.

Recommended offer $204,494 (13.7% below list)

Questions for the listing agent

1. It's been on market 787 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.89% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.39%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $230,692
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
725 Walton Terrace Dr	0.05mi	2/2.0	1,188 (+1%)	0mo	$218,000	$184	96
754 Crescent Landing Dr Unit 1-302	0.08mi	2/2.0	1,205 (+2%)	0mo	$236,000	$196	92
742 Crescent Lndg Unit 1-303	0.08mi	2/2.0	1,213 (+3%)	1mo	$238,250	$196	90
860 Walton Terrace Dr Unit 12-303	0.11mi	2/2.0	1,132 (-4%)	1mo	$236,000	$208	88
871 Walton Terrace Dr	0.11mi	2/2.0	1,223 (+4%)	2mo	$291,000	$238	87
822 Walton Terrace Dr Unit 13-302	0.10mi	2/2.0	1,213 (+3%)	4mo	$227,000	$187	86
864 Walton Terrace Dr Unit 12-203	0.11mi	2/2.0	1,132 (-4%)	4mo	$254,000	$224	85
855 Walton Terrace Dr	0.10mi	2/2.0	1,223 (+4%)	5mo	$234,957	$192	85
750 Crescent Lndg Unit 1-202	0.08mi	2/2.0	1,087 (-8%)	3mo	$257,000	$236	81
898 Walton Terrace Dr Unit 11-300	0.11mi	2/2.0	1,082 (-8%)	2mo	$206,367	$191	80
859 Walton Terrace Dr Unit 8-305	0.10mi	2/2.0	1,051 (-11%)	3mo	$203,000	$193	75
758 Crescent Lndg Unit 1-300	0.08mi	2/2.0	1,051 (-11%)	5mo	$208,921	$199	74

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.7%
• Equity multiple: 0.44×
• Total profit: $-35,998
• Equity at exit: $34,397

10-year hold

• IRR: -7.2%
• Equity multiple: 0.54×
• Total profit: $-29,479
• Equity at exit: $19,946

Cash invested: $64,594 (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 41094

• Home prices YoY: -28.1%
• Active inventory: 183
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,045 medium
• Mortgage (P&I): −$1,210
• Tax est. 1.5%: −$288 /mo · $3,460/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $21

Break-even live

Break-even rent $2,018

Max offer price $230,692

Occupancy floor 94%

Sensitivity live

Price	-10% $181	-5% $101	+0% $21	+5% $-58	+10% $-138
Rent	-10% $-140	-5% $-60	+0% $21	+5% $102	+10% $183
Rate	-1.0pp $137	-0.5pp $80	base $21	+0.5pp $-39	+1.0pp $-99

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: $57,673
• Closing costs: $6,921
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
734 Crescent Lndg Unit 1-304 Walton, KY	3.0	2.0	1500	$2,500	$1.67	24d	1	0.09mi
12800 Towne Center Dr Walton, KY	2.0	1.0	880	$1,076	$1.22	12d	1	0.20mi

Listing history 16 events

1. 2026-06-21
   days on market $236,990 Active 787 DOM
2. 2026-06-18
   days on market $236,990 Active 785 DOM
3. 2026-06-17
   days on market $236,990 Active 784 DOM
4. 2026-06-16
   days on market $236,990 Active 783 DOM
5. 2026-06-15
   days on market $236,990 Active 782 DOM
6. 2026-06-13
   days on market $236,990 Active 780 DOM
7. 2026-06-12
   days on market $236,990 Active 779 DOM
8. 2026-06-09
   days on market $236,990 Active 776 DOM
9. 2026-06-08
   days on market $236,990 Active 775 DOM
10. 2026-06-07
    days on market $236,990 Active 774 DOM
11. 2026-06-07
    days on market $236,990 Active 773 DOM
12. 2026-06-04
    days on market $236,990 Active 770 DOM
13. 2026-06-02
    days on market $236,990 Active 769 DOM
14. 2026-06-01
    days on market $236,990 Active 768 DOM
15. 2026-05-31
    days on market $236,990 Active 767 DOM
16. 2026-05-31
    days on market $236,990 Active 766 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $24,539
• − Mortgage interest: −$12,922
• − Property taxes: −$3,460
• − Insurance: −$1,153
• − Repairs & maintenance: −$1,963
• − Management: −$1,963
• − Depreciation: −$6,711
• Taxable loss: −$3,634
• Est. tax savings @ 24.0%: +$872
• After-tax cash flow: $1,127/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: Walton-Verona Independent
• NCES district ID: 2105700
• Math proficiency: 37% ▼ -13.00%
• Reading proficiency: 48% ▼ -16.00%
• Median HH income: $62,603
• Composite: 37.73/100
• National rank: #4354
• State rank: #23 of 165 in KY

Livability — Walton

• Score: 73/100
• State rank: #115
• US rank: #4981

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: Walton, KY
• Population (ZIP): 14,798

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 (89%)
• Race & ethnicity: White 89% Two or more races 5% Hispanic / Latino 4% Pacific Islander 1%
• Common ancestry: Slovak 1% Iranian 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Asian/Pacific 1% Russian/Polish/Slavic 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: ▼ -88.84%
• Current HPI: 227.3544
• Rent YoY: —
• Metro: —
• 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