15076 Lebanon Crittenden Rd · Verona, KY 41092

$110,000

2 bd · 2.0 ba · 1,074 sqft · SingleFamily public records · 4 Days on market

Built 1910 0.52 ac lot

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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 +15.0/30.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +4.8/10.0
• DSCR +4.6/10.0
• Schools +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Why rent when you can own! You will fall in love with this adorable, newly remodeled home on just under an acre of land!! The view of the surrounding country side will be love at first sight. Currently this home is 2 large bedrooms plus a study but could easily be 3. The huge laundry/mud room is an absolute dream! Get the old home charm with all new updates! New carpet, fresh paint, new vinyl plank flooring, and new bathrooms are just a few of the recent updates. Check this one out before it's gone!

Key facts

• 0.52 acre lot
• Parking
• Built 1910

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Septic tank
• Home design: Single family residence; One level
• Construction: Built in 1910; Aluminum siding; Shingle roof; Stone foundation
• Exterior features: Irregular lot; Approximately 0.52 acre lot

Interior

• Kitchen: Kitchen (12 x 13)
• Bedrooms: Primary bedroom (13 x 13); Second bedroom (13 x 11)
• Bathrooms: Two full bathrooms; Primary bath (9 x 5); Second bath (5 x 5)
• Heating & cooling: Central air conditioning; Has heating
• Interior features: Partial basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $34 ($409/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 $107k (2.4% below list).
• Recommended offer: $107k (2.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#287 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Walton-Verona Independent (rural): math 37% / reading 48% proficiency, ranked #23 of 165 in KY (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Walton-Verona Elementary School (math 52% / reading 48%, grade D+, #98 of 676 statewide, top 15%, 734 students, 38% FRL); Walton-Verona Middle School (math 31% / reading 49%, grade F, #59 of 217 statewide, top 29%, 547 students, 34% FRL); Walton-Verona High School (math 37% / reading 42%, grade F, #40 of 254 statewide, top 19%, 549 students, 30% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: 23 active listings in the ZIP; 1,430 units permitted in Boone County in 2024 (928 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($761 loan paydown + $7k appreciation (6.1% local appreciation)).
• Boone County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (6.1% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $107,386 (2.4% below list)

Questions for the listing agent

1. Built in 1910 — 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: 0.98% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.33%
• DSCR: 1.06
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.1% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.7%
• Equity multiple: 2.13×
• Total profit: $34,658
• Equity at exit: $69,875

10-year hold

• IRR: 16.6%
• Equity multiple: 4.25×
• Total profit: $100,166
• Equity at exit: $127,344

Cash invested: $30,800 (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 →

ZIP-level market 41092

• Home prices YoY: 2.1%
• Active inventory: 23
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,074 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$192 /mo · $2,299/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $34

Break-even live

Break-even rent $1,031

Max offer price $110,000

Occupancy floor 92%

Sensitivity live

Price	-10% $96	-5% $65	+0% $34	+5% $3	+10% $-28
Rent	-10% $-51	-5% $-8	+0% $34	+5% $76	+10% $119
Rate	-1.0pp $89	-0.5pp $62	base $34	+0.5pp $6	+1.0pp $-23

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-21
   days on market $110,000 Active 4 DOM
2. 2026-06-18
   days on market $110,000 Active 2 DOM
3. 2026-06-17
   remarks 183-char remark
4. 2026-06-17
   listed $110,000 Active 1 DOM

ⓘ 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: $2,299 · $192/mo
• Projected year-2 tax: $2,299 · $192/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 4/10 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,886
• − Mortgage interest: −$6,162
• − Property taxes: −$2,299
• − Insurance: −$550
• − Repairs & maintenance: −$1,031
• − Management: −$1,031
• − Depreciation: −$3,200
• Taxable loss: −$1,387
• Est. tax savings @ 24.0%: +$333
• After-tax cash flow: $741/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: Walton-Verona Independent
• NCES district ID: 2105700
• Math proficiency: 37% ▼ -13.00%
• Reading proficiency: 48% ▼ -16.00%
• Median HH income: $62,603
• Composite: 37.73/100
• National rank: #4354
• State rank: #23 of 165 in KY

Livability — Verona

• Score: 64/100
• State rank: #287
• US rank: #13854

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: Verona, KY
• City population: 3,250
• Population (ZIP): 3,250

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 (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Slovak 6% Lithuanian 2% Serbian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 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: ▲ 6.10%
• Current HPI: 297.5818
• 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

+69.2% since first listed

5 events — show timeline

• 2026-06-16 Listed $110,000 NKMLS
• 2019-07-05 Sold (Public Records) $134,500 Public Records
• 2019-06-28 Sold (MLS) $130,000 NKMLS
• 2019-05-21 Listed $130,000 NKMLS
• 2003-07-30 Sold (Public Records) $65,000 Public Records

Property tax history

+7.5%/yr

Latest (2025): $2,299 · +3.5% YoY. Source: county tax records.