10626 Sedco Dr · Union, KY 41091

$150,000

3 bd · 2.5 ba · 1,500 sqft · SingleFamily public records · 20 Days on market

Built 1974 1.13 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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* RESERVE HAS BEEN MET- PROPERTY IS GUARANTEED TO SELL TO THE HIGHEST BIDDER REGARDLESS OF PRICE AT THE CLOSE OF THE AUCTION 5/31 AT 7PM! * Name YOUR price when you buy at auction! This charming 3-bedroom, 2.5-bath brick home will sell to the highest bidder at auction, subject to seller confirmation. Situated on over an acre in desirable Union and within the sought-after Ryle school district, this property offers the perfect blend of convenience and peaceful country surroundings--just minutes from the new Union Promenade and with no HOA. Features include a side-entry lower level garage, walkout basement, and timeless character throughout. New garage doors and openers November 2025, HVAC 2

Key facts

• Walkout basement
• Brick home
• Over an acre

Tags

• BRICK HOME
• OVER AN ACRE
• SIDE-ENTRY LOWER LEVEL GARAGE
• WALKOUT BASEMENT
• NO HOA

Property features AI

Exterior

• Parking: Driveway; 2-car garage (garage faces side)
• Utilities: Public water; Septic tank sewer
• Home design: Single-family house; One level; Built in 1974
• Construction: Brick construction; Shingle roof; Poured concrete foundation
• Exterior features: Patio; Private yard; Chain link fence; Wooded lot with oak trees

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator; Eat-in kitchen with pantry
• Bedrooms: Primary bedroom (12.3 x 13); Bedroom 2 (11 x 10.1); Bedroom 3 (11.11 x 9.11)
• Bathrooms: 2 full bathrooms; 1 half bathroom; Primary bath (6.1 x 6.1); Bathroom 2 (6.1 x 5); Bathroom 3 (5.1 x 4.1)
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Pantry; Eat-in kitchen; Ceiling fans; Wood-burning fireplace; Walk-out access
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $656 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 2.4% in Union — 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 (#79 in KY, #2,521 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing 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: Shirley Mann Elementary School (math 63% / reading 65%, grade B, #21 of 676 statewide, top 3%, 717 students, 19% FRL); Gray Middle School (math 57% / reading 61%, grade B, #3 of 217 statewide, top 1%, 1,029 students, 27% FRL); Larry A. Ryle High School (math 50% / reading 48%, grade D, #15 of 254 statewide, top 6%, 2,013 students, 32% FRL) — zoned schools at 26% FRL track the district average.
• Market conditions: 469 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $4k 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 $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.

Recommended offer $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.42% ✓
• Cap rate: 11.54%
• Cash-on-cash: 18.75%
• DSCR: 1.83
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $313,500
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10624 Killarney Dr	0.11mi	3/1.5	1,508 (+0%)	1mo	$237,500	$157	89
10397 Killarney Dr	0.41mi	3/3.0	1,456 (-3%)	1mo	$462,000	$317	73
10572 Killarney Dr	0.11mi	3/2.0	1,300 (-13%)	14mo	$352,000	$271	59
10184 Lucille Ln	0.57mi	3/2.5	1,626 (+8%)	21mo	$297,000	$183	42
10761 US Highway 42	0.71mi	3/3.0	1,702 (+14%)	6mo	$355,000	$209	38

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: 10.6%
• Equity multiple: 1.42×
• Total profit: $17,519
• Equity at exit: $22,365

10-year hold

• IRR: 19.6%
• Equity multiple: 2.65×
• Total profit: $69,192
• Equity at exit: $12,969

Cash invested: $42,000 (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 41091

• Active inventory: 469
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,136 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$182 /mo · $2,181/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $656

Break-even live

Break-even rent $1,305

Max offer price $150,000

Occupancy floor 64%

Sensitivity live

Price	-10% $741	-5% $699	+0% $656	+5% $614	+10% $571
Rent	-10% $488	-5% $572	+0% $656	+5% $741	+10% $825
Rate	-1.0pp $732	-0.5pp $694	base $656	+0.5pp $617	+1.0pp $578

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-01
   status $150,000 Pending 20 DOM
2. 2026-05-31
   days on market $150,000 Active 20 DOM
3. 2026-05-11
   listed $150,000 Active

ⓘ 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: $2,181 · $182/mo
• Projected year-2 tax: $2,181 · $182/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°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 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,628
• − Mortgage interest: −$8,402
• − Property taxes: −$2,181
• − Insurance: −$750
• − Repairs & maintenance: −$2,050
• − Management: −$2,050
• − Depreciation: −$4,364
• Taxable income: $5,830
• Est. tax owed @ 24.0%: −$1,399
• After-tax cash flow: $6,476/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 — Union

• Score: 78/100
• State rank: #79
• US rank: #2521

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 24,371

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 (90%)
• Race & ethnicity: White 90% Two or more races 4% Asian 3% Black 2% Hispanic / Latino 2%
• Common ancestry: Italian 4% Lithuanian 3% Serbian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 1% Other Indo-European 1% Other Asian/Pacific 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: ▼ -101.29%
• Current HPI: 175.3571
• 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

Price history

1 event — show timeline

• 2026-05-11 Listed $150,000 NKMLS

Property tax history

+8.4%/yr

Latest (2025): $2,181 · +24.6% YoY. Source: county tax records.