2690 Timberside Dr · Francisville, KY 41048

$297,400

3 bd · 2.0 ba · 1,875 sqft · Townhouse · 92 Days on market

Built 2026 Excellent condition Garage $159/sqft · 8% below area Est $325k · 8% under $343/mo HOA · 15% of rent ↓ 6% since listing

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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).

• ARV discount +11.3/15.0
• Cash flow +5.7/30.0
• Schools +5.4/10.0
• Condition / age +5.0/5.0
• Livability +3.5/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• DSCR +0.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 Bedroom, 2 Bath Second Level Condo. The Gramercy II showcases single-level living in a second floor condo. Coming up your private staircase from the first level foyer or attached one-car garage brings you into the central living space of the home. The kitchen presents a convenient island/breakfast bar and an ample walk-in pantry. The family room looks to a covered deck so you can enjoy the outdoors. You will appreciate the secluded primary suite and bath, which is located in the rear of the home. Two additional bedrooms, a full bath and a laundry room complete this comfortable living space. The 3D tour in this listing is for illustration purposes only. Options and finishes may differ in the actual home for sale. Any furnishings shown are not a part of the listing unless otherwise stated.

Key facts

• Covered deck
• Stylish island
• Wooded view

Tags

• AIRY OPEN CONCEPT LIVING SPACE
• STYLISH ISLAND
• SPACIOUS WALK IN PANTRY
• COVERED DECK
• WOODED VIEW
• PRIVATE PRIMARY SUITE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $297k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-614 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (29.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (24.1% below list).
• Recommended offer: $209k (29.9% below list) — sets the bar for cash-flow.
• Cap rate 3.8% vs local median 3.0% in Francisville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 69/100 on livability (#170 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety 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: North Pointe Elementary School (math 57% / reading 59%, grade C+, #43 of 676 statewide, top 6%, 424 students, 28% 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) — zoned schools at 32% FRL track the district average.
• Market conditions: 249 active listings in the ZIP; high-income renter base; 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 $9k 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 92 days — a 9% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $208,573 (29.9% 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. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 0.76% ✗
• Cap rate: 3.82%
• Cash-on-cash: -8.85%
• DSCR: 0.61
• GRM: 11.0

CMA / ARV

• ARV (median comp): $324,665
• List price: $297,400
• Delta: -8.40%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2674 Timberside Dr	0.00mi	3/2.0	1,824 (-3%)	0mo	$287,400	$158	95
2656 Timberside Dr	0.00mi	3/2.0	1,781 (-5%)	4mo	$290,903	$163	88
2554 Timberside Dr	0.02mi	3/2.0	1,759 (-6%)	3mo	$279,500	$159	86
2652 Timberside Dr	0.00mi	2/2.5 (-1)	1,870 (-0%)	9mo	$324,900	$174	85
2632 Timberside Dr	0.07mi	3/2.0	1,782 (-5%)	6mo	$289,900	$163	83
2636 Timberside Dr	0.00mi	2/2.5 (-1)	1,870 (-0%)	12mo	$328,202	$176	82
2648 Timberside Dr	0.00mi	3/2.0	1,768 (-6%)	11mo	$302,900	$171	82
2640 Timberside Dr	0.00mi	3/2.0	1,768 (-6%)	11mo	$299,900	$170	81
2626 Timberside Dr	0.06mi	2/2.0 (-1)	1,784 (-5%)	12mo	$289,900	$163	74
2670 Timberside Dr	0.00mi	2/2.5 (-1)	2,108 (+12%)	2mo	$324,005	$154	70
2123 Ridgeline Dr	0.20mi	2/3.0 (-1)	2,129 (+14%)	11mo	$408,478	$192	50
2105 Ridgeline Dr	0.23mi	2/3.0 (-1)	2,129 (+14%)	12mo	$419,900	$197	48

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: -31.8%
• Equity multiple: -0.05×
• Total profit: $-87,044
• Equity at exit: $44,343

10-year hold

• IRR: -35.6%
• Equity multiple: -0.50×
• Total profit: $-125,145
• Equity at exit: $25,714

Cash invested: $83,272 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 14 active · 3 under contract
• Months of supply: 21.0 mo (5%/mo absorbed)
• Median asking: $318,700 ($168/sqft)
• Median days on market: 94 d
• This list price: 7% of active listings are priced below it
• ARV vs active asking: +2.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 41048

• Home prices YoY: -31.1%
• Active inventory: 249
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,259 medium
• Mortgage (P&I): −$1,560
• Tax est. 1.5%: −$372 /mo · $4,461/yr
• Insurance: −$124
• HOA: −$343
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $-614

Break-even live

Break-even rent $3,036

Max offer price $208,573

Occupancy floor —

Sensitivity live

Price	-10% $-408	-5% $-511	+0% $-614	+5% $-717	+10% $-819
Rent	-10% $-792	-5% $-703	+0% $-614	+5% $-525	+10% $-435
Rate	-1.0pp $-464	-0.5pp $-538	base $-614	+0.5pp $-691	+1.0pp $-769

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: $74,350
• Closing costs: $8,922
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Directions: I-275 to Exit 6 North on KY-237 to right at 2nd roundabout onto Old North Bend Road. Community on the left at Ridgeline Drive.
• HOA & community: Monthly association fee of $293 covering association fees, grounds maintenance, snow removal and waterAdditional quarterly association fee of $150Property is part of an association

Exterior

• Parking: Attached garage with garage door openerGarage faces frontOff-street parkingTotal of 2 parking spaces (1 garage space)
• Utilities: Public waterPublic sewerCable available
• Home design: CondominiumNew construction (2026)One entry levelCombination of one and two levels
• Construction: HardiPlank type, stone, and vinyl siding exteriorShingle roofPoured concrete foundationBuilt in 2026
• Exterior features: Covered deck accessed from family roomVinyl-framed windowsIrregular lot shape

Interior

• Kitchen: Stainless steel appliancesElectric rangeDishwasherGarbage disposalMicrowave
• Bedrooms: Primary bedroom with large windowBedroom 2 with double windows and bypass closetBedroom 3 with double doors
• Bathrooms: Two full bathroomsPrimary bath with quartz vanity topSecond bathroom with quartz countertops
• Heating & cooling: Heat pump and electric heatingCentral air conditioning
• Interior features: Open floorplan with high ceilingsEntrance foyerKitchen islandWalk-in closet(s)PantryStorageDouble vanity(s)Multi-panel doorsWired for dataSmart home features including smart thermostat

Listing history 50 events

1. 2026-08-08
   days on market $297,400 Active 92 DOM
2. 2026-08-07
   days on market $297,400 Active 91 DOM
3. 2026-08-06
   days on market $297,400 Active 90 DOM
4. 2026-08-05
   days on market $297,400 Active 89 DOM
5. 2026-08-04
   days on market $297,400 Active 88 DOM
6. 2026-08-03
   days on market $297,400 Active 87 DOM
7. 2026-07-31
   days on market $297,400 Active 84 DOM
8. 2026-07-30
   days on market $297,400 Active 83 DOM
9. 2026-07-30
   days on market $297,400 Active 82 DOM
10. 2026-07-28
    days on market $297,400 Active 81 DOM
11. 2026-07-26
    days on market $297,400 Active 79 DOM
12. 2026-07-24
    days on market $297,400 Active 77 DOM
13. 2026-07-23
    days on market $297,400 Active 76 DOM
14. 2026-07-22
    days on market $297,400 Active 75 DOM
15. 2026-07-21
    days on market $297,400 Active 74 DOM
16. 2026-07-20
    days on market $297,400 Active 73 DOM
17. 2026-07-18
    days on market $297,400 Active 71 DOM
18. 2026-07-18
    days on market $297,400 Active 70 DOM
19. 2026-07-15
    days on market $297,400 Active 68 DOM
20. 2026-07-14
    days on market $297,400 Active 67 DOM
21. 2026-07-13
    days on market $297,400 Active 66 DOM
22. 2026-07-11
    days on market $297,400 Active 64 DOM
23. 2026-07-10
    days on market $297,400 Active 63 DOM
24. 2026-07-09
    days on market $297,400 Active 62 DOM
25. 2026-07-07
    days on market $297,400 Active 60 DOM
26. 2026-07-06
    days on market $297,400 Active 59 DOM
27. 2026-07-05
    days on market $297,400 Active 58 DOM
28. 2026-07-03
    days on market $297,400 Active 56 DOM
29. 2026-07-02
    days on market $297,400 Active 55 DOM
30. 2026-07-01
    days on market $297,400 Active 54 DOM
31. 2026-06-30
    days on market $297,400 Active 53 DOM
32. 2026-06-29
    days on market $297,400 Active 52 DOM
33. 2026-06-28
    days on market $297,400 Active 51 DOM
34. 2026-06-27
    days on market $297,400 Active 50 DOM
35. 2026-06-27
    pricedays on market $297,400 Active 49 DOM
36. 2026-06-25
    days on market $299,900 Active 47 DOM
37. 2026-06-22
    days on market $299,900 Active 45 DOM
38. 2026-06-21
    days on market $299,900 Active 44 DOM
39. 2026-06-18
    days on market $299,900 Active 41 DOM
40. 2026-06-17
    days on market $299,900 Active 40 DOM
41. 2026-06-16
    days on market $299,900 Active 39 DOM
42. 2026-06-15
    days on market $299,900 Active 38 DOM
43. 2026-06-13
    pricedays on market $299,900 Active 36 DOM
44. 2026-06-09
    days on market $305,000 Active 32 DOM
45. 2026-06-08
    days on market $305,000 Active 31 DOM
46. 2026-06-07
    days on market $305,000 Active 30 DOM
47. 2026-06-05
    days on market $305,000 Active 27 DOM
48. 2026-06-03
    days on market $305,000 Active 26 DOM
49. 2026-06-02
    days on market $305,000 Active 25 DOM
50. 2026-06-01
    days on market $305,000 Active 24 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: $27,105
• − Mortgage interest: −$16,659
• − Property taxes: −$4,461
• − Insurance: −$1,487
• − Repairs & maintenance: −$2,168
• − Management: −$2,168
• − HOA: −$4,116
• − Depreciation: −$8,652
• Taxable loss: −$12,607
• Est. tax savings @ 24.0%: +$3,026
• After-tax cash flow: $-4,341/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.

Condition & rehab AI · 6 photos

Excellent 100/100 None rehab

This new construction condo is move-in ready with excellent condition and no visible repairs needed. It offers a spacious layout with modern amenities and a great curb appeal.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Replace carpet with hardwood flooring — Hardwood flooring is more durable and adds value. ↑
• Both Install smart home devices — Smart home devices improve convenience and energy efficiency, attracting buyers and renters. ↑
• Both Add outdoor lighting — Outdoor lighting enhances safety and curb appeal, making the property more attractive at night. ↑

D Composite school gradezoned avg 54/100

Zoned Schools

Elementary North Pointe Elementary School C+ KY #43/676 Nat'l #8,292/41,679 Middle Conner Middle School B- KY #6/217 Nat'l #2,362/14,009 High Conner High School D KY #15/254 Nat'l #6,078/17,239

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

C Composite livability gradescore 69/100

Livability — Francisville

• Score: 69/100
• State rank: #170
• US rank: #8634

Category grades

Amenities F Commute F Cost of living C+ 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: Francisville, KY
• County: Boone County · 144,066 people
• City population: 16,262
• 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: 4% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in KY)

Industry	F500 HQs	Revenue
▸Healthcare	1	$118B
▸Food / Beverage	1	$7B

Property features AI

Finance

• Other: Directions: I-275 to Exit 6 North on KY-237 to right at 2nd roundabout onto Old North Bend Road. Community on the left at Ridgeline Drive.
• HOA & community: Monthly association fee of $293 covering association fees, grounds maintenance, snow removal and waterAdditional quarterly association fee of $150Property is part of an association

Exterior

• Parking: Attached garage with garage door openerGarage faces frontOff-street parkingTotal of 2 parking spaces (1 garage space)
• Utilities: Public waterPublic sewerCable available
• Home design: CondominiumNew construction (2026)One entry levelCombination of one and two levels
• Construction: HardiPlank type, stone, and vinyl siding exteriorShingle roofPoured concrete foundationBuilt in 2026
• Exterior features: Covered deck accessed from family roomVinyl-framed windowsIrregular lot shape

Interior

• Kitchen: Stainless steel appliancesElectric rangeDishwasherGarbage disposalMicrowave
• Bedrooms: Primary bedroom with large windowBedroom 2 with double windows and bypass closetBedroom 3 with double doors
• Bathrooms: Two full bathroomsPrimary bath with quartz vanity topSecond bathroom with quartz countertops
• Heating & cooling: Heat pump and electric heatingCentral air conditioning
• Interior features: Open floorplan with high ceilingsEntrance foyerKitchen islandWalk-in closet(s)PantryStorageDouble vanity(s)Multi-panel doorsWired for dataSmart home features including smart thermostat

Price history

-5.5% since first listed

8 events — show timeline

• 2026-06-14 Price Changed $299,900 Zillow
• 2026-06-12 Price Changed $299,900 NKMLS
• 2026-05-17 Price Changed $305,000 Zillow
• 2026-05-15 Price Changed $305,000 NKMLS
• 2026-05-08 Listed $307,500 NKMLS
• 2026-04-19 Price Changed $307,500 Zillow
• 2026-04-08 Price Changed $312,500 Zillow
• 2025-10-16 Listed $317,500 Zillow