5262 Pioneer Dr · Independence, KY 41051

$139,900

3 bd · 1.0 ba · 1,218 sqft · SingleFamily public records · 8 Days on market

Built 1987 0.62 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Here's an opportunity for instant equity! This home hasn't been updated since 1981 but has a great layout. This all brick ranch sits on a .6 acre lot towards the end of a cul de sac. This is an estate sale and the home will need a complete cosmetic update. Roof and a/c are about 10 years old, driveway about 5 years. Home being sold as-is and no repairs will be made.

Key facts

• Solid foundation
• Functional layout
• 0.62 acre lot

Tags

• SOLID FOUNDATION
• FUNCTIONAL LAYOUT
• SPACIOUS LIVING AREAS
• KITCHEN READY FOR UPDATES
• BACKYARD WITH POTENTIAL

Property features AI

Exterior

• Parking: Garage (1 car)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single family residence; One level; House
• Construction: Built in 1987; Brick construction; Composition shingle roof; Poured concrete foundation
• Exterior features: Cul-de-sac lot

Interior

• Kitchen: Kitchen (11 x 11); Breakfast room (11 x 9)
• Bedrooms: Primary bedroom (14 x 12); Bedroom 2 (13 x 10)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full basement; Smoke detector(s)
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $865 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 13.7% 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); Woodland Middle School (math 38% / reading 50%, grade D, #40 of 217 statewide, top 19%, 616 students, 48% 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; 2 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 $967 of loan paydown is wiped out by about $4k 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 $39k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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 $139,900

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: 1.71% ✓
• Cap rate: 13.72%
• Cash-on-cash: 26.51%
• DSCR: 2.18
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $303,282
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
46 Carrie Way	0.09mi	3/2.5	1,225 (+1%)	1mo	$352,000	$287	88
120 Carrie Way	0.28mi	3/2.5	1,287 (+6%)	7mo	$340,000	$264	66
5190 Christopher Dr	0.40mi	3/1.5	1,120 (-8%)	1mo	$255,000	$228	65
5316 Bedford Ct	0.67mi	3/2.0	1,232 (+1%)	0mo	$307,000	$249	62
5186 Christopher Dr	0.41mi	3/1.5	1,337 (+10%)	6mo	$256,500	$192	58
5217 Belle Dr	0.62mi	2/2.0 (-1)	1,206 (-1%)	4mo	$232,000	$192	57
2083 Hartland Blvd	0.65mi	4/2.5 (+1)	1,232 (+1%)	2mo	$320,000	$260	55
5237 Millcreek Cir	0.46mi	3/2.0	1,292 (+6%)	12mo	$325,000	$252	54
164 Friar Tuck Dr	0.44mi	3/2.0	1,098 (-10%)	10mo	$235,000	$214	51
5114 Christopher Dr	0.62mi	3/2.5	1,320 (+8%)	0mo	$275,000	$208	51
10381 Chambersburg Dr	0.73mi	3/2.5	1,117 (-8%)	1mo	$290,000	$260	46
64 Sylvan Dr	0.73mi	3/1.5	1,080 (-11%)	5mo	$269,000	$249	41

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: 23.1%
• Equity multiple: 1.98×
• Total profit: $38,378
• Equity at exit: $20,860

10-year hold

• IRR: 32.6%
• Equity multiple: 4.32×
• Total profit: $129,916
• Equity at exit: $12,096

Cash invested: $39,172 (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: 4.9×

Monthly cashflow live

• Estimated rent: $2,399 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$237 /mo · $2,850/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $865

Break-even live

Break-even rent $1,303

Max offer price $139,900

Occupancy floor 59%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	1d	4	1.07mi
1800 Brentwood Ln Independence, KY	1.0–2.0	1.0–2.0	845	$1,309	$1.55	1d	3	1.16mi

Listing history 6 events

1. 2026-06-08
   statusdays on market $139,900 Pending 8 DOM
2. 2026-06-07
   days on market $139,900 Active 7 DOM
3. 2026-06-03
   days on market $139,900 Active 3 DOM
4. 2026-06-02
   days on market $139,900 Active 2 DOM
5. 2026-06-01
   remarks 504-char remark
6. 2026-06-01
   listed $139,900 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: $2,850 · $237/mo
• Projected year-2 tax: $2,850 · $237/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 · 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: $28,782
• − Mortgage interest: −$7,837
• − Property taxes: −$2,850
• − Insurance: −$700
• − Repairs & maintenance: −$2,303
• − Management: −$2,303
• − Depreciation: −$4,070
• Taxable income: $8,721
• Est. tax owed @ 24.0%: −$2,093
• After-tax cash flow: $8,292/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

+3.6% since first listed

6 events — show timeline

• 2026-05-19 Listed $139,900 NKMLS
• 2022-07-08 Price Changed $1,645 RENT.
• 2019-12-19 Sold (Public Records) $155,233 Public Records
• 2018-07-20 Sold (Public Records) $127,500 Public Records
• 2018-07-13 Sold (MLS) $127,500 NKMLS
• 2018-06-07 Listed $135,000 NKMLS

Property tax history

+10.3%/yr

Latest (2025): $2,850 · -4.9% YoY. Source: county tax records.