29 Peach Dr · Independence, KY 41051

$240,000

4 bd · 1.0 ba · 1,624 sqft · SingleFamily public records · 15 Days on market

0.45 ac lot Est $328k · 27% under

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Why this score? — see what drove the C+ 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 +22.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +5.6/10.0
• Schools +4.0/10.0
• Rent growth +3.8/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

FULLY RENOVATED*4 BED*2 FULL BATH* Quiet cul-de-sac street*1st floor mst.*Just a short walk from Independence Town Center* Property backs up to Memorial Park, Enjoy the Holiday Parades, fireworks while sitting on your private deck*New HVAC*New soft close Kitchen Cabinets w/granite through-out *new SS appliances* HWH*Walkout to a covered private freshly stained Deck* New shingles*gutters*windows*Carpet *paint* Custom tile shower*designer lighting* plumbing fixtures*concrete 4 car driveway sidewalk ,front porch*Full basement with walk-out* Refinished hwd floors *USDA 100% financing available*

Key facts

• Covered deck
• Back patio
• 0.45 acre lot

Tags

• BACKS UP TO MEMORIAL PARK
• LARGE GENTLY SLOPING LAWN
• COVERED DECK
• BACK PATIO
• WALKOUT UNFINISHED BASEMENT

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $236k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 3.7% in Independence — 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 72/100 on livability (#130 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Kenton County (suburban): math 42% / reading 48% proficiency, ranked #14 of 165 in KY (top 8%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Kenton Elementary School (math 59% / reading 52%, grade C, #60 of 676 statewide, top 9%, 627 students, 42% FRL); Twenhofel Middle School (math 33% / reading 47%, grade F, #59 of 217 statewide, top 29%, 835 students, 39% FRL); Simon Kenton High School (math 40% / reading 44%, grade F, #32 of 254 statewide, top 13%, 1,859 students, 37% FRL).
• Market conditions: Rents rising fast (+5.4%/yr); 253 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 699 units permitted in Kenton County in 2024 (287 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.
• Kenton County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 5.4% rent growth), your $67k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 25y ago 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 $236,400 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.06% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.54%
• DSCR: 1.34
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $328,048
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29 Peach Dr	0.00mi	4/2.0	1,624 (0%)	1mo	$225,000	$139	95
10737 Cypresswood Dr	0.22mi	3/2.5 (-1)	1,669 (+3%)	2mo	$345,000	$207	73
57 Walnut Hall Dr	0.35mi	4/1.5	1,650 (+2%)	8mo	$280,000	$170	73
37 Walnut Hall Dr	0.28mi	3/2.0 (-1)	1,800 (+11%)	10mo	$302,000	$168	52
1813 Forest Run Dr	0.43mi	3/2.5 (-1)	1,451 (-11%)	2mo	$360,000	$248	50
10797 Cypresswood Dr	0.45mi	4/2.5	1,848 (+14%)	1mo	$375,000	$203	50
5354 Foxdale Ct	0.45mi	4/2.0	1,537 (-5%)	20mo	$295,000	$192	49
2102 Hartland Blvd	0.54mi	3/2.0 (-1)	1,613 (-1%)	21mo	$280,000	$174	47
21 Sidney Dr	0.71mi	3/2.0 (-1)	1,462 (-10%)	1mo	$295,000	$202	41
1897 Independence Rd	0.56mi	3/2.5 (-1)	1,440 (-11%)	8mo	$330,000	$229	37
1784 Forest Run Dr	0.54mi	3/3.5 (-1)	1,815 (+12%)	12mo	$375,000	$207	31
9 Sidney Dr	0.72mi	3/1.5 (-1)	1,496 (-8%)	22mo	$270,000	$180	28

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 · 5.37% rent growth · sell at horizon

5-year hold

• IRR: -2.2%
• Equity multiple: 0.91×
• Total profit: $-5,789
• Equity at exit: $35,785

10-year hold

• IRR: 9.8%
• Equity multiple: 1.84×
• Total profit: $56,372
• Equity at exit: $20,751

Cash invested: $67,200 (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 41051

• Home prices YoY: -32.6%
• Rents YoY: 5.4%
• Active inventory: 253
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,550 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$234 /mo · $2,803/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $422

Break-even live

Break-even rent $2,015

Max offer price $240,000

Occupancy floor 78%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10702 Brent Ridge Cir Independence, KY	2.0–3.0	2.0–3.0	1520	$2,775	$1.83	2d	4	0.37mi

Listing history 31 events

1. 2026-04-14
   status Pending
2. 2026-03-30
   listed $240,000 Active
3. 2022-05-09
   soldstatus $239,800
4. 2022-04-25
   soldstatus $239,800 Sold 597-char remark

   Show marketing remark (597 chars)

   FULLY RENOVATED*4 BED*2 FULL BATH* Quiet cul-de-sac street*1st floor mst.*Just a short walk from Independence Town Center* Property backs up to Memorial Park, Enjoy the Holiday Parades, fireworks while sitting on your private deck*New HVAC*New soft close Kitchen Cabinets w/granite through-out *new SS appliances* HWH*Walkout to a covered private freshly stained Deck* New shingles*gutters*windows*Carpet *paint* Custom tile shower*designer lighting* plumbing fixtures*concrete 4 car driveway sidewalk ,front porch*Full basement with walk-out* Refinished hwd floors *USDA 100% financing available*

5. 2022-04-10
   status Pending 597-char remark

   Show marketing remark (597 chars)

   FULLY RENOVATED*4 BED*2 FULL BATH* Quiet cul-de-sac street*1st floor mst.*Just a short walk from Independence Town Center* Property backs up to Memorial Park, Enjoy the Holiday Parades, fireworks while sitting on your private deck*New HVAC*New soft close Kitchen Cabinets w/granite through-out *new SS appliances* HWH*Walkout to a covered private freshly stained Deck* New shingles*gutters*windows*Carpet *paint* Custom tile shower*designer lighting* plumbing fixtures*concrete 4 car driveway sidewalk ,front porch*Full basement with walk-out* Refinished hwd floors *USDA 100% financing available*

6. 2022-04-07
   listed $240,900 Active 597-char remark

   Show marketing remark (597 chars)

   FULLY RENOVATED*4 BED*2 FULL BATH* Quiet cul-de-sac street*1st floor mst.*Just a short walk from Independence Town Center* Property backs up to Memorial Park, Enjoy the Holiday Parades, fireworks while sitting on your private deck*New HVAC*New soft close Kitchen Cabinets w/granite through-out *new SS appliances* HWH*Walkout to a covered private freshly stained Deck* New shingles*gutters*windows*Carpet *paint* Custom tile shower*designer lighting* plumbing fixtures*concrete 4 car driveway sidewalk ,front porch*Full basement with walk-out* Refinished hwd floors *USDA 100% financing available*

7. 2022-03-02
   status Pending
8. 2022-03-02
   historical
9. 2022-03-02
   price $240,900
10. 2022-02-27
    price $235,900
11. 2022-02-16
    price $239,900
12. 2022-02-11
    price $244,800
13. 2022-01-31
    price $244,900
14. 2022-01-26
    listed $249,900 Active
15. 2021-12-11
    status Active
16. 2021-12-11
    historical
17. 2021-12-11
    historical
18. 2021-12-07
    price $235,800
19. 2021-12-01
    historical
20. 2021-11-30
    listed $235,900 Active
21. 2021-11-28
    price $239,500
22. 2021-11-18
    price $239,900
23. 2021-11-14
    price $245,500
24. 2021-11-12
    price $249,500
25. 2021-11-08
    listed $249,900 Active
26. 2013-10-11
    soldstatus $42,500
27. 2013-06-20
    listed $67,000
28. 2012-08-06
    soldstatus $117,446
29. 2001-09-06
    soldstatus $100,950
30. 2001-08-29
    soldstatus $100,950
31. 2001-06-27
    listed $104,900

ⓘ 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: $2,803 · $234/mo
• Projected year-2 tax: $2,803 · $234/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: $30,596
• − Mortgage interest: −$13,444
• − Property taxes: −$2,803
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,448
• − Management: −$2,448
• − Depreciation: −$6,982
• Taxable income: $1,272
• Est. tax owed @ 24.0%: −$305
• After-tax cash flow: $4,759/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: Kenton County
• NCES district ID: 2103090
• Math proficiency: 42% ▼ -13.00%
• Reading proficiency: 48% ▼ -14.00%
• Median HH income: $66,183
• Composite: 40.17/100
• National rank: #3789
• State rank: #14 of 165 in KY

Livability — Independence

• Score: 72/100
• State rank: #130
• US rank: #6165

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: Independence, KY
• County: Kenton County · 142,881 people
• City population: 33,054
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 33,054
• Household income: $104,201
• Rent vs Own: 12.5% rent · 87.5% own
• Severe rent burden: 243.0

Population outlook (Kenton County) Hauer SSP2

• Today (2025): 174,205 people
• By 2030: 177,897 · +2.1%
• By 2040: 182,671 · +4.9%
• By 2050: 183,543 · +5.4%
• By 2075: 178,977 · +2.7%
• By 2100: 159,920 · -8.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2% Black 1% Asian 1%
• Common ancestry: Italian 3% Lithuanian 3% Slovak 2%
• Foreign-born: 3% · China, Canada
• Languages at home: 96% English-only · Spanish 1% Chinese 1% Other Asian/Pacific 1%

Political lean MEDSL · Kenton

• 2024 margin: Strong R (+21.7) · D 38.2% · R 59.9% · Other 1.9%
• 2008→2024 swing: -0.9pp no change · 2008: -20.9pp · 2024: -21.7pp
• All cycles: 2024: R+21.7 2020: R+19.3 2016: R+26.1 2012: R+24.3 2008: R+20.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -105.60%
• Current HPI: 218.492
• Rent YoY: ▲ 5.37%
• 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

Price history

+128.8% since first listed

31 events — show timeline

• 2026-04-14 Pending — NKMLS
• 2026-03-30 Listed $240,000 NKMLS
• 2022-05-09 Sold (Public Records) $239,800 Public Records
• 2022-04-25 Sold (MLS) $239,800 NKMLS
• 2022-04-10 Pending — NKMLS
• 2022-04-07 Listed $240,900 NKMLS
• 2022-03-02 Pending — NKMLS
• 2022-03-02 Price Changed $240,900 NKMLS
• 2022-03-02 Listing Removed — NKMLS
• 2022-02-27 Price Changed $235,900 NKMLS
• 2022-02-16 Price Changed $239,900 NKMLS
• 2022-02-11 Price Changed $244,800 NKMLS
• 2022-01-31 Price Changed $244,900 NKMLS
• 2022-01-26 Listed $249,900 NKMLS
• 2021-12-11 Relisted — NKMLS
• 2021-12-11 Listing Removed — NKMLS
• 2021-12-11 Listing Removed — NKMLS
• 2021-12-07 Price Changed $235,800 NKMLS
• 2021-12-01 Listing Removed — NKMLS
• 2021-11-30 Listed $235,900 NKMLS
• 2021-11-28 Price Changed $239,500 NKMLS
• 2021-11-18 Price Changed $239,900 NKMLS
• 2021-11-14 Price Changed $245,500 NKMLS
• 2021-11-12 Price Changed $249,500 NKMLS
• 2021-11-08 Listed $249,900 NKMLS
• 2013-10-11 Sold (MLS) $42,500 NKMLS
• 2013-06-20 Listed $67,000 NKMLS
• 2012-08-06 Sold (Public Records) $117,446 Public Records
• 2001-09-06 Sold (Public Records) $100,950 Public Records
• 2001-08-29 Sold (MLS) $100,950 NKMLS
• 2001-06-27 Listed $104,900 NKMLS

Property tax history

+15.4%/yr

Latest (2025): $2,803 · -4.9% YoY. Source: county tax records.