2682 Timberside Dr · Francisville, KY 41048

$285,000

3 bd · 2.0 ba · 1,841 sqft · Townhouse · 92 Days on market

Built 2026 Excellent condition 0.40 ac lot Garage $155/sqft · 12% below area Est $325k · 12% under $293/mo HOA · 13% 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 +13.0/15.0
• Cash flow +6.5/30.0
• Schools +5.4/10.0
• Condition / age +5.0/5.0
• Livability +3.5/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 Bedroom, 2 Bath Second Level Condo. Enjoy easy second level condo living in the Nolita. Upon entering this home from your private staircase, you will discover a well-designed layout with an open dining area, kitchen with serving island and spacious family room. A cozy pocket office is tucked away off the dining area ? perfect for quiet study or work time. A nice covered outdoor living area is accessed just off the family room. You will love the secluded primary suite and bath which includes a walk-in shower and an ample walk-in closet. A convenient laundry room is located just off the primary suite. Two additional bedrooms and a full bath complete this home. A one-car attached garage offers a secure private entry into your home.

Key facts

• $293 HOA
• Garage
• Built 2026

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $285k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-487 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (24.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (21.1% below list).
• Recommended offer: $215k (24.7% below list) — sets the bar for cash-flow.
• Cap rate 4.2% vs local median 3.0% in Francisville — 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 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 ($259k) 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 $214,549 (24.7% 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 25% 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: 0.79% ✗
• Cap rate: 4.24%
• Cash-on-cash: -7.32%
• DSCR: 0.67
• GRM: 10.6

CMA / ARV

• ARV (median comp): $324,665
• List price: $285,000
• Delta: -11.48%
• Verdict: UNDERPRICED
• 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 (-1%)	0mo	$287,400	$158	98
2656 Timberside Dr	0.00mi	3/2.0	1,781 (-3%)	4mo	$290,903	$163	91
2554 Timberside Dr	0.02mi	3/2.0	1,759 (-4%)	3mo	$279,500	$159	89
2632 Timberside Dr	0.07mi	3/2.0	1,782 (-3%)	6mo	$289,900	$163	86
2648 Timberside Dr	0.00mi	3/2.0	1,768 (-4%)	11mo	$302,900	$171	84
2640 Timberside Dr	0.00mi	3/2.0	1,768 (-4%)	11mo	$299,900	$170	84
2652 Timberside Dr	0.00mi	2/2.5 (-1)	1,870 (+2%)	9mo	$324,900	$174	82
2636 Timberside Dr	0.00mi	2/2.5 (-1)	1,870 (+2%)	12mo	$328,202	$176	80
2644 Timberside Dr	0.00mi	2/2.5 (-1)	1,882 (+2%)	13mo	$329,900	$175	78
2626 Timberside Dr	0.06mi	2/2.0 (-1)	1,784 (-3%)	12mo	$289,900	$163	77
2614 Timberside Dr	0.05mi	2/2.5 (-1)	1,870 (+2%)	13mo	$300,603	$161	77
2670 Timberside Dr	0.00mi	2/2.5 (-1)	2,108 (+14%)	2mo	$324,005	$154	67

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: -28.9%
• Equity multiple: 0.04×
• Total profit: $-76,977
• Equity at exit: $42,494

10-year hold

• IRR: -28.4%
• Equity multiple: -0.33×
• Total profit: $-106,090
• Equity at exit: $24,642

Cash invested: $79,800 (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: lowest-priced of the active set
• ARV vs active asking: +4.8% 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: 10.6×

Monthly cashflow live

• Estimated rent: $2,248 medium
• Mortgage (P&I): −$1,495
• Tax est. 1.5%: −$356 /mo · $4,275/yr
• Insurance: −$119
• HOA: −$293
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $-487

Break-even live

Break-even rent $2,864

Max offer price $214,549

Occupancy floor —

Sensitivity live

Price	-10% $-290	-5% $-388	+0% $-487	+5% $-585	+10% $-684
Rent	-10% $-664	-5% $-576	+0% $-487	+5% $-398	+10% $-309
Rate	-1.0pp $-343	-0.5pp $-414	base $-487	+0.5pp $-561	+1.0pp $-636

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: $71,250
• Closing costs: $8,550
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Directions: I-275 to Exit 6 North to KY-236 to right at 2nd roundabout onto Old North Bend Road. Community on the left at Ridgeline Drive.
• HOA & community: Monthly association fee of $293HOA covers association fees, grounds maintenance, snow removal, and water

Exterior

• Parking: Attached front-facing garage with garage door opener (1 parking/garage space)
• Utilities: Public waterPublic sewerCable available
• Home design: New construction condominiumTwo levelsEntry level: 1
• Construction: Built in 2026HardiPlank, stone, and vinyl sidingPoured concrete foundation
• Exterior features: Irregular lot (~0.4 acre)Vinyl-framed windowsShingle roof

Interior

• Kitchen: Quartz-topped countersElectric rangeDishwasherDisposal
• Bedrooms: Primary Bedroom (16 x 13)Bedroom 2 (14 x 12)Bedroom 3 (14 x 12)
• Bathrooms: 2 full bathroomsPrimary Bath (11 x 8)Bathroom 2 (5 x 9)
• Heating & cooling: Heat pump with electric backupCentral air conditioning
• Interior features: Open floorplanPantryDouble vanityStorageMulti-panel doorsSmart home with smart thermostat
• Laundry & utility: Flex/office space (7 x 7) that can serve as utility or workspace

Listing history 50 events

1. 2026-08-08
   days on market $285,000 Active 92 DOM
2. 2026-08-07
   pricedays on market $285,000 Active 91 DOM
3. 2026-08-06
   days on market $287,400 Active 90 DOM
4. 2026-08-05
   days on market $287,400 Active 89 DOM
5. 2026-08-04
   days on market $287,400 Active 88 DOM
6. 2026-08-03
   days on market $287,400 Active 87 DOM
7. 2026-07-31
   days on market $287,400 Active 84 DOM
8. 2026-07-30
   days on market $287,400 Active 83 DOM
9. 2026-07-30
   days on market $287,400 Active 82 DOM
10. 2026-07-28
    days on market $287,400 Active 81 DOM
11. 2026-07-26
    days on market $287,400 Active 79 DOM
12. 2026-07-24
    days on market $287,400 Active 77 DOM
13. 2026-07-23
    days on market $287,400 Active 76 DOM
14. 2026-07-22
    days on market $287,400 Active 75 DOM
15. 2026-07-21
    days on market $287,400 Active 74 DOM
16. 2026-07-20
    days on market $287,400 Active 73 DOM
17. 2026-07-18
    days on market $287,400 Active 71 DOM
18. 2026-07-18
    days on market $287,400 Active 70 DOM
19. 2026-07-15
    days on market $287,400 Active 68 DOM
20. 2026-07-14
    days on market $287,400 Active 67 DOM
21. 2026-07-13
    days on market $287,400 Active 66 DOM
22. 2026-07-11
    days on market $287,400 Active 64 DOM
23. 2026-07-10
    days on market $287,400 Active 63 DOM
24. 2026-07-09
    days on market $287,400 Active 62 DOM
25. 2026-07-07
    days on market $287,400 Active 60 DOM
26. 2026-07-06
    days on market $287,400 Active 59 DOM
27. 2026-07-05
    days on market $287,400 Active 58 DOM
28. 2026-07-03
    days on market $287,400 Active 56 DOM
29. 2026-07-02
    days on market $287,400 Active 55 DOM
30. 2026-07-01
    days on market $287,400 Active 54 DOM
31. 2026-06-30
    days on market $287,400 Active 53 DOM
32. 2026-06-29
    price $287,400 Active 52 DOM
33. 2026-06-29
    days on market $289,900 Active 52 DOM
34. 2026-06-28
    days on market $289,900 Active 51 DOM
35. 2026-06-27
    days on market $289,900 Active 50 DOM
36. 2026-06-27
    days on market $289,900 Active 49 DOM
37. 2026-06-25
    days on market $289,900 Active 47 DOM
38. 2026-06-22
    days on market $289,900 Active 45 DOM
39. 2026-06-21
    days on market $289,900 Active 44 DOM
40. 2026-06-18
    days on market $289,900 Active 41 DOM
41. 2026-06-17
    days on market $289,900 Active 40 DOM
42. 2026-06-16
    days on market $289,900 Active 39 DOM
43. 2026-06-15
    days on market $289,900 Active 38 DOM
44. 2026-06-13
    pricedays on market $289,900 Active 36 DOM
45. 2026-06-09
    days on market $292,400 Active 32 DOM
46. 2026-06-08
    days on market $292,400 Active 31 DOM
47. 2026-06-07
    days on market $292,400 Active 30 DOM
48. 2026-06-05
    days on market $292,400 Active 27 DOM
49. 2026-06-03
    days on market $292,400 Active 26 DOM
50. 2026-06-02
    days on market $292,400 Active 25 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: $26,973
• − Mortgage interest: −$15,964
• − Property taxes: −$4,275
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,158
• − Management: −$2,158
• − HOA: −$3,516
• − Depreciation: −$8,291
• Taxable loss: −$10,814
• Est. tax savings @ 24.0%: +$2,595
• After-tax cash flow: $-3,247/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 · 12 photos

Excellent 100/100 None rehab

This newly constructed three-bedroom, two-bath condo is move-in ready with excellent condition and no visible repairs needed. It offers a modern and well-designed layout with ample natural light and a spacious outdoor area. The home's curb appeal and interior condition make it an attractive option for both resale and rental.

Value-add opportunities

• Resale Paint the interior walls — Fresh paint can enhance the home's curb appeal and make it more inviting ↑
• Both Install hardwood flooring in the living areas — Hardwood flooring can increase both resale and rental value ↑
• Both Add smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient ↑

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 to KY-236 to right at 2nd roundabout onto Old North Bend Road. Community on the left at Ridgeline Drive.
• HOA & community: Monthly association fee of $293HOA covers association fees, grounds maintenance, snow removal, and water

Exterior

• Parking: Attached front-facing garage with garage door opener (1 parking/garage space)
• Utilities: Public waterPublic sewerCable available
• Home design: New construction condominiumTwo levelsEntry level: 1
• Construction: Built in 2026HardiPlank, stone, and vinyl sidingPoured concrete foundation
• Exterior features: Irregular lot (~0.4 acre)Vinyl-framed windowsShingle roof

Interior

• Kitchen: Quartz-topped countersElectric rangeDishwasherDisposal
• Bedrooms: Primary Bedroom (16 x 13)Bedroom 2 (14 x 12)Bedroom 3 (14 x 12)
• Bathrooms: 2 full bathroomsPrimary Bath (11 x 8)Bathroom 2 (5 x 9)
• Heating & cooling: Heat pump with electric backupCentral air conditioning
• Interior features: Open floorplanPantryDouble vanityStorageMulti-panel doorsSmart home with smart thermostat
• Laundry & utility: Flex/office space (7 x 7) that can serve as utility or workspace

Price history

-6.5% since first listed

8 events — show timeline

• 2026-06-14 Price Changed $289,900 Zillow
• 2026-06-12 Price Changed $289,900 NKMLS
• 2026-05-10 Price Changed $292,400 Zillow
• 2026-05-08 Price Changed $292,400 NKMLS
• 2026-05-08 Listed $294,900 NKMLS
• 2026-04-19 Price Changed $294,900 Zillow
• 2026-04-08 Price Changed $299,900 Zillow
• 2025-10-16 Listed $309,900 Zillow