6267 Johnstone Ct · Burlington, KY 41005

$199,900

3 bd · 1.5 ba · 950 sqft · SingleFamily public records · 2 Days on market

Built 1977 9,148 sqft lot Est $229k · 13% 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 +21.4/30.0
• ARV discount +13.2/15.0
• DSCR +6.8/10.0
• 1% rule +4.9/10.0
• 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 MLS

Fantastic 3 Bedroom1.5 Bath showplace Loads of seller upgrades High-end cabinets w/solid surface countertops. Magician 1 piece gutter system, updated trim, newer basement F&B doors. New carpets 2014, Ceramic Tl floors baths. Newer light fixtures, ceiling fans, Stone patio 2015. New deck in 2012. Bonus room could be a 4th bedroom. Detached garage, fenced yard on cul-de-sac. Price to sell quickly

Key facts

• Walk-out lower level
• Bonus room
• Cozy family room

Tags

• UPDATED KITCHEN
• SPACIOUS LIVING AREAS
• WALK-OUT LOWER LEVEL
• COZY FAMILY ROOM
• BONUS ROOM
• FENCED BACKYARD

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Single family residence; Bi-level; Built in 1977
• Construction: Brick and vinyl siding exterior; Shingle roof; Poured concrete foundation
• Exterior features: Deck; Private yard; Wood fencing; Shed(s); Cleared, level lot

Interior

• Kitchen: Electric cooktop; Dishwasher; Microwave; Refrigerator
• Bedrooms: Primary bedroom (approx. 12 x 11); Bedroom 2 (approx. 10 x 9); Bedroom 3 (approx. 10 x 8)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Lower-level laundry area; Living room (approx. 15 x 15); Dining room (approx. 10 x 10); Family room (approx. 22 x 14); Additional finished room (approx. 20 x 10)
• Laundry & utility: Laundry on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (0.7% below list).
• Recommended offer: $199k (0.7% below list) — sets the bar for 1% rule.
• Cap rate 8.1% vs local median 4.3% in Burlington — 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 77/100 on livability (#83 in KY, #2,792 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: health & safety C-, 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: Burlington Elementary School (math 44% / reading 49%, grade D-, #133 of 676 statewide, top 20%, 692 students, 46% 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).
• Market conditions: 155 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 $1k of loan paydown is wiped out by about $6k 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 30y 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.
• Current owner paid $124k; list at $200k implies a 61% gain — meaningful room to come down on a strong offer.

Recommended offer $198,594 (0.7% below list)

Questions for the listing agent

1. Built in 1977 — 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. 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: 0.99% ✗
• Cap rate: 8.06%
• Cash-on-cash: 6.32%
• DSCR: 1.28
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $228,950
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6267 Johnstone Ct	0.00mi	3/1.5	950 (0%)	0mo	$210,000	$221	100
6259 Johnstone Ct	0.03mi	4/2.0 (+1)	898 (-6%)	2mo	$245,000	$273	81
6230 Johnstone Ct	0.12mi	3/2.0	936 (-2%)	14mo	$250,100	$267	78
2982 George Dr	0.33mi	3/1.5	988 (+4%)	3mo	$268,000	$271	75
6222 Rockdale Ct	0.15mi	3/1.0	988 (+4%)	12mo	$238,000	$241	75
6213 Ridewood Ct	0.12mi	3/1.5	924 (-3%)	18mo	$222,000	$240	75
6238 Johnstone Ct	0.10mi	4/2.0 (+1)	898 (-6%)	9mo	$240,000	$267	71
3099 Allens Fork Dr	0.26mi	3/2.0	970 (+2%)	17mo	$185,000	$191	68
3052 Featherstone Dr	0.17mi	4/2.0 (+1)	936 (-2%)	18mo	$268,000	$286	68
6290 Tessie Cir	0.32mi	3/1.0	1,075 (+13%)	2mo	$225,000	$209	60
3105 Featherstone Dr	0.09mi	3/1.0	1,060 (+12%)	22mo	$210,000	$198	56

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: -6.6%
• Equity multiple: 0.76×
• Total profit: $-13,660
• Equity at exit: $29,806

10-year hold

• IRR: 3.0%
• Equity multiple: 1.22×
• Total profit: $12,125
• Equity at exit: $17,284

Cash invested: $55,972 (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 41005

• Home prices YoY: -25.4%
• Active inventory: 155
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,986 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$143 /mo · $1,712/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $295

Break-even live

Break-even rent $1,613

Max offer price $199,900

Occupancy floor 80%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-05-17
   status Pending
2. 2026-05-15
   listed $199,900 Active
3. 2016-05-31
   soldstatus $124,000
4. 2016-05-27
   soldstatus $124,000 401-char remark

   Show marketing remark (401 chars)

   Fantastic 3 Bedroom1.5 Bath showplace Loads of seller upgrades High-end cabinets w/solid surface countertops. Magician 1 piece gutter system, updated trim, newer basement F&B doors. New carpets 2014, Ceramic Tl floors baths. Newer light fixtures, ceiling fans, Stone patio 2015. New deck in 2012. Bonus room could be a 4th bedroom. Detached garage, fenced yard on cul-de-sac. Price to sell quickly

5. 2016-04-03
   listed $129,900 401-char remark

   Show marketing remark (401 chars)

   Fantastic 3 Bedroom1.5 Bath showplace Loads of seller upgrades High-end cabinets w/solid surface countertops. Magician 1 piece gutter system, updated trim, newer basement F&B doors. New carpets 2014, Ceramic Tl floors baths. Newer light fixtures, ceiling fans, Stone patio 2015. New deck in 2012. Bonus room could be a 4th bedroom. Detached garage, fenced yard on cul-de-sac. Price to sell quickly

6. 2009-06-09
   soldstatus $83,000 172-char remark

   Show marketing remark (172 chars)

   As is w/all faults.Case#201-325205. Purchaser is responsible for cost and replacement of any missing meters. Violations, if any, to be addressed by purchaser after closing.

7. 2009-04-16
   listed $82,000 172-char remark

   Show marketing remark (172 chars)

   As is w/all faults.Case#201-325205. Purchaser is responsible for cost and replacement of any missing meters. Violations, if any, to be addressed by purchaser after closing.

8. 2002-02-21
   soldstatus $96,640
9. 2002-02-13
   soldstatus $96,640
10. 2001-08-30
    listed $99,900
11. 1996-08-21
    soldstatus $81,000
12. 1996-07-02
    soldstatus $81,000
13. 1996-06-29
    soldstatus $81,000
14. 1996-05-04
    listed $83,500
15. 1993-12-08
    soldstatus $71,000
16. 1992-06-29
    soldstatus $68,500
17. 1988-07-05
    soldstatus $62,500

ⓘ 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: $1,712 · $143/mo
• Projected year-2 tax: $1,719 · $143/mo
• Expected delta: +$8/yr (+$1/mo · 0.4%)

ⓘ 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 1/10 Low
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,831
• − Mortgage interest: −$11,198
• − Property taxes: −$1,712
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,907
• − Management: −$1,907
• − Depreciation: −$5,815
• Taxable income: $294
• Est. tax owed @ 24.0%: −$71
• After-tax cash flow: $3,465/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 — Burlington

• Score: 77/100
• State rank: #83
• US rank: #2792

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Burlington, KY
• County: Boone County · 99,563 people
• City population: 25,718
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 25,718
• Household income: $112,083
• Rent vs Own: 22.0% rent · 78.0% own
• Severe rent burden: 399.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 6% Two or more races 5% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 3% Serbian 3% Lithuanian 2%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 5% 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: ▼ -75.14%
• Current HPI: 220.1076
• Rent YoY: —
• 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

+219.8% since first listed

17 events — show timeline

• 2026-05-17 Pending — NKMLS
• 2026-05-15 Listed $199,900 NKMLS
• 2016-05-31 Sold (Public Records) $124,000 Public Records
• 2016-05-27 Sold (MLS) $124,000 NKMLS
• 2016-04-03 Listed $129,900 NKMLS
• 2009-06-09 Sold (MLS) $83,000 NKMLS
• 2009-04-16 Listed $82,000 NKMLS
• 2002-02-21 Sold (Public Records) $96,640 Public Records
• 2002-02-13 Sold (MLS) $96,640 NKMLS
• 2001-08-30 Listed $99,900 NKMLS
• 1996-08-21 Sold (Public Records) $81,000 Public Records
• 1996-07-02 Sold (Public Records) $81,000 Public Records
• 1996-06-29 Sold (MLS) $81,000 NKMLS
• 1996-05-04 Listed $83,500 NKMLS
• 1993-12-08 Sold (Public Records) $71,000 Public Records
• 1992-06-29 Sold (Public Records) $68,500 Public Records
• 1988-07-05 Sold (Public Records) $62,500 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,712 · +1.7% YoY. Source: county tax records.