Pinnacle (White Pine) Plan · Florence, KY 41042

$111,995

5 bd · 3.0 ba · 2,027 sqft · Manufactured · 233 Days on market

$615/mo HOA · 26% of rent

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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 +3.9/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

White Pine Pointe is a family-friendly community with many exciting new amenities and upgrades being planned. New homes will be rolling in soon as well as a playground, new basketball courts, and a new office and clubhouse. Located in a premium spot just minutes from Florence Kentucky, shopping, restaurants and a Kroger store is within walking distance. Florence Kentucky offers world-class services to premium recreational opportunities for residents of all ages. Plans for new homes, a playground, new basketball courts, and a new office and clubhouse. Community Amenities Basketball Court, Clubhouse, Pickleball, and Playground

Key facts

• New amenities
• Office and clubhouse
• Walking distance

Tags

• NEW AMENITIES
• PLAYGROUND
• BASKETBALL COURTS
• OFFICE AND CLUBHOUSE
• WALKING DISTANCE
• WORLD CLASS SERVICES

Property features AI

Finance

• Other: List price $111,995; Address: Florence, KY 41042
• HOA & community: Association fee $615

Exterior

• Home design: New construction plan home
• Exterior features: Living area approximately 2,027 square feet

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Plan home (Pinnacle - White Pine)

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath manufactured listed at $112k.

Deal economics

• At list price, monthly cash flow is $450 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $112k).
• Recommended offer: $99k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 3.4% in Florence — 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 78/100 on livability (#82 in KY, #2,763 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime C-, schools D+.
• 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.
• Market conditions: Rents rising (+3.4%/yr); 265 active listings in the ZIP; solid renter incomes; 1,430 units permitted in Boone County in 2024 (928 in 5+ unit buildings).
• This rent runs 35% of the median local income ($80k/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 $774 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 + 3.4% rent growth), your $31k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 233 days — a 12% lower offer ($99k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $98,555 (12.0% below list)

Questions for the listing agent

1. It's been on market 233 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
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: 2.08% ✓
• Cap rate: 11.11%
• Cash-on-cash: 17.21%
• DSCR: 1.77
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.42% rent growth · sell at horizon

5-year hold

• IRR: 9.5%
• Equity multiple: 1.38×
• Total profit: $11,896
• Equity at exit: $16,699

10-year hold

• IRR: 19.4%
• Equity multiple: 2.69×
• Total profit: $53,007
• Equity at exit: $9,683

Cash invested: $31,359 (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 41042

• Rents YoY: 3.4%
• Active inventory: 265
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,327 medium
• Mortgage (P&I): −$587
• Tax est. 1.5%: −$140 /mo · $1,680/yr
• Insurance: −$47
• HOA: −$615
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $450

Break-even live

Break-even rent $1,758

Max offer price $111,995

Occupancy floor 76%

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: $27,999
• Closing costs: $3,360
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $615 · $7,380/yr

Listing history 13 events

1. 2026-06-18
   days on market $111,995 Active 233 DOM
2. 2026-06-17
   days on market $111,995 Active 232 DOM
3. 2026-06-16
   days on market $111,995 Active 231 DOM
4. 2026-06-15
   days on market $111,995 Active 230 DOM
5. 2026-06-13
   days on market $111,995 Active 228 DOM
6. 2026-06-09
   days on market $111,995 Active 224 DOM
7. 2026-06-08
   days on market $111,995 Active 223 DOM
8. 2026-06-07
   days on market $111,995 Active 222 DOM
9. 2026-06-05
   days on market $111,995 Active 219 DOM
10. 2026-06-03
    days on market $111,995 Active 218 DOM
11. 2026-06-02
    days on market $111,995 Active 217 DOM
12. 2026-06-01
    days on market $111,995 Active 216 DOM
13. 2026-05-31
    days on market $111,995 Active 215 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: $27,930
• − Mortgage interest: −$6,273
• − Property taxes: −$1,680
• − Insurance: −$560
• − Repairs & maintenance: −$2,234
• − Management: −$2,234
• − HOA: −$7,380
• − Depreciation: −$3,258
• Taxable income: $4,309
• Est. tax owed @ 24.0%: −$1,034
• After-tax cash flow: $4,362/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 — Florence

• Score: 78/100
• State rank: #82
• US rank: #2763

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Boone County · 99,563 people
• City population: 57,634
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 57,634
• Household income: $79,712
• Rent vs Own: 33.2% rent · 66.8% own
• Severe rent burden: 1397.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 8% Black 7% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 3% Slovak 2% Iranian 2%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 5% French/Haitian/Cajun 2% Other Indo-European 2%

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: ▼ -195.07%
• Current HPI: 206.3259
• Rent YoY: ▲ 3.42%
• 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