2506 Crosshill Dr · Crescent Springs, KY 41017

$215,000

2 bd · 2.0 ba · 1,111 sqft · Condo · 25 Days on market

Built 2022 $194/sqft · 20% below area Est $267k · 20% under $175/mo HOA · 11% of rent ↓ 5% 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 +15.0/15.0
• Cash flow +7.5/30.0
• Schools +4.0/10.0
• Livability +4.0/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Incredible 2 Bedroom, 2 Bath Henry Fischer Kimbell in the Beautiful & Convenient Community of The Hills of Crescent Springs! This Top Level Condo has Soaring Ceilings and Oversized Windows Offering a Bright and Airy Feel with Lots of Natural Light/Vaulted Ceilings Encompass the Great Room, Kitchen and Dining Areas/Fully Equipped, Open Kitchen Seamlessly Connects to the Great room, Creating an Inviting Space Perfect for Entertaining or Relaxing/Fully Equipped Kitchen has GE Stainless Steel Appliances, Staggered Cabinetry, Pantry Cabinet, Counter Bar, Luxury Vinyl Tile Flooring, Adjoining Dining Area, and Recessed Lighting/Primary Suite Boasts an Ensuite Bath and an 8' x 4' Walk-in Clos

Key facts

• Soaring ceilings
• Natural light
• Top level condo

Tags

• TOP LEVEL CONDO
• SOARING CEILINGS
• OVERSIZED WINDOWS
• NATURAL LIGHT
• VAULTED CEILINGS
• FULLY EQUIPPED KITCHEN

Property features AI

Finance

• Other: Directions provided for property access
• HOA & community: Monthly association fee of $175; Community amenities include pool, clubhouse, and fitness center; Association covers grounds maintenance, sewer, snow removal, trash, and water

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer; Underground utilities
• Home design: Condominium; One-story; Entry level: 1; Existing structure
• Construction: Built in 2022; Brick and vinyl siding exterior; Composition shingle roof; Poured concrete foundation
• Exterior features: In-ground pool; Vinyl-framed windows; Condominium lot setting

Interior

• Kitchen: Stainless steel appliances; GE appliances; Electric cooktop; Electric oven; Electric range; Dishwasher; Microwave; Refrigerator; Upgraded staggered cabinetry; Pantry cabinetry; Recessed lighting
• Bedrooms: Primary bedroom with ceiling fan and light, 8' x 4' walk-in closet; Second bedroom (or study) with ceiling fan and light
• Flooring: Luxury vinyl tile in entry
• Bathrooms: Two full bathrooms (primary bath adjoining primary suite, one hall bath)
• Heating & cooling: Heat pump; Electric heating; Central air
• Interior features: Open floorplan; Entrance foyer; Eat-in kitchen; Breakfast bar; Chandelier; Cathedral and vaulted ceilings; Ceiling fans with light packages; High ceilings; Multi-panel doors; Recessed lighting; Walk-in closet(s)
• Laundry & utility: Main level laundry room with washer and dryer hookups; Electric dryer hookup; Ventilated shelving

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $215k.

Deal economics

• At list price, monthly cash flow is $-267 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (21.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (23.0% below list).
• Recommended offer: $166k (23.0% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 1.9% in Crescent Springs — 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 80/100 on livability (#74 in KY, #1,973 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: commute 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: River Ridge Elementary School (math 49% / reading 46%, grade D, #117 of 676 statewide, top 17%, 931 students, 61% FRL); Turkey Foot Middle School (math 38% / reading 51%, grade D, #36 of 217 statewide, top 18%, 1,029 students, 47% FRL); Dixie Heights High School (math 39% / reading 44%, grade F, #36 of 254 statewide, top 14%, 1,561 students, 39% FRL) — zoned schools average 49% FRL vs 33% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 328 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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 $165,577 (23.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.77% ✗
• Cap rate: 4.80%
• Cash-on-cash: -5.32%
• DSCR: 0.76
• GRM: 10.8

CMA / ARV

• ARV (median comp): $267,113
• List price: $215,000
• Delta: -17.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -25.3%
• Equity multiple: 0.14×
• Total profit: $-51,770
• Equity at exit: $32,057

10-year hold

• IRR: -21.4%
• Equity multiple: -0.11×
• Total profit: $-66,660
• Equity at exit: $18,589

Cash invested: $60,200 (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 41017

• Active inventory: 328
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,656 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$183 /mo · $2,197/yr
• Insurance: −$90
• HOA: −$175
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $-267

Break-even live

Break-even rent $1,994

Max offer price $167,819

Occupancy floor —

Sensitivity live

Price	-10% $-145	-5% $-206	+0% $-267	+5% $-328	+10% $-389
Rent	-10% $-398	-5% $-332	+0% $-267	+5% $-202	+10% $-136
Rate	-1.0pp $-159	-0.5pp $-212	base $-267	+0.5pp $-323	+1.0pp $-379

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
686 Daphne Way Unit 686 Crescent Springs, KY	2.0	2.0	1326	$1,895	$1.43	3d	1	0.02mi
686 Daphne Way Crescent Springs, KY	2.0	2.0	1326	$1,895	$1.43	5d	1	0.03mi
2522 Ravenwood Ct Crescent Springs, KY	1.0–2.0	1.0	825	$1,375	$1.67	25d	11	0.16mi
634 Spille Ct Crescent Springs, KY	2.0	1.5	1000	$1,395	$1.40	45d	2	0.65mi
2530 Chelsea Dr Ft Mitchell, KY	1.0–3.0	1.0–2.0	1292	$1,395	$1.08	3d	22	0.92mi

HOA detail condo

• Monthly dues: $175 · $2,100/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-21
   days on market $215,000 Active 25 DOM
2. 2026-06-18
   days on market $215,000 Active 22 DOM
3. 2026-06-17
   days on market $215,000 Active 21 DOM
4. 2026-06-16
   days on market $215,000 Active 20 DOM
5. 2026-06-15
   days on market $215,000 Active 19 DOM
6. 2026-06-13
   days on market $215,000 Active 17 DOM
7. 2026-06-09
   days on market $215,000 Active 13 DOM
8. 2026-06-08
   days on market $215,000 Active 12 DOM
9. 2026-06-07
   days on market $215,000 Active 11 DOM
10. 2026-06-03
    days on market $215,000 Active 7 DOM
11. 2026-06-02
    days on market $215,000 Active 6 DOM
12. 2026-06-01
    days on market $215,000 Active 5 DOM
13. 2026-05-31
    days on market $215,000 Active 4 DOM
14. 2026-04-20
    listed $219,800 Active 1138-char remark
15. 2026-04-20
    historical
16. 2026-04-08
    listed $225,000 Active
17. 2026-02-09
    historical
18. 2026-01-12
    listed $219,800 Active
19. 2024-03-14
    soldstatus $219,000 Sold
20. 2024-02-20
    status Pending
21. 2024-01-08
    listed $217,000 Active
22. 2023-12-20
    status Pending
23. 2023-12-20
    historical
24. 2023-12-19
    listed $227,000 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: $2,197 · $183/mo
• Projected year-2 tax: $2,197 · $183/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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,869
• − Mortgage interest: −$12,043
• − Property taxes: −$2,197
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,590
• − Management: −$1,590
• − HOA: −$2,100
• − Depreciation: −$6,255
• Taxable loss: −$6,980
• Est. tax savings @ 24.0%: +$1,675
• After-tax cash flow: $-1,530/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 — Crescent Springs

• Score: 80/100
• State rank: #74
• US rank: #1973

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crescent Springs, KY
• County: Kenton County · 142,881 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 40,719
• Household income: $97,274
• Rent vs Own: 22.6% rent · 77.4% own
• Severe rent burden: 486.0

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 (91%)
• Race & ethnicity: White 91% Two or more races 3% Black 3% Hispanic / Latino 2% Asian 2%
• Common ancestry: Italian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 5% · Canada, Philippines
• Languages at home: 95% English-only · Spanish 1% Arabic 1% French/Haitian/Cajun 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: ▼ -233.73%
• Current HPI: 211.571
• 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

-5.3% since first listed

13 events — show timeline

• 2026-05-27 Listing Removed — NKMLS
• 2026-05-27 Listed $215,000 NKMLS
• 2026-04-20 Listing Removed — NKMLS
• 2026-04-20 Listed $219,800 NKMLS
• 2026-04-08 Listed $225,000 NKMLS
• 2026-02-09 Listing Removed — NKMLS
• 2026-01-12 Listed $219,800 NKMLS
• 2024-03-14 Sold (MLS) $219,000 NKMLS
• 2024-02-20 Pending — NKMLS
• 2024-01-08 Listed $217,000 NKMLS
• 2023-12-20 Pending — NKMLS
• 2023-12-20 Listing Removed — NKMLS
• 2023-12-19 Listed $227,000 NKMLS

Property tax history

-1.6%/yr

Latest (2025): $2,197 · +0.6% YoY. Source: county tax records.