410 Saint Jude Cir · Florence, KY 41042

$225,000

4 bd · 1.0 ba · 1,307 sqft · SingleFamily public records · 5 Days on market

Built 1958 8,393 sqft lot Est $257k · 13% under

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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).

• Cash flow +13.9/30.0
• ARV discount +13.2/15.0
• DSCR +4.2/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Rent growth +3.4/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Easy Access to....Everything! Great price on this awesome 4 BR home in the heart of Florence. New HVAC, New Windows, New Shingles, Fresh Paint and more! Large Deck overlooking private Fenced Yard. 1 Year Warranty. All Kitchen Appliances Stay. Occupancy at closing. Just move right in.

Key facts

• Hardwood flooring
• Move in ready
• Newer hvac

Tags

• MOVE IN READY
• HARDWOOD FLOORING
• FLEXIBLE CAPE COD LAYOUT
• NEWER HVAC

Property features AI

Exterior

• Parking: Driveway; Garage (1 space, garage faces rear)
• Utilities: Public water; Public sewer; Cable available; Natural gas available
• Home design: Single family house; One and one-half stories; Existing structure; Built in 1958
• Construction: Brick construction; Shingle roof; Poured concrete foundation
• Exterior features: Deck; Wood fencing; Vinyl window frames; Paved road access (city street)

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator
• Bedrooms: Primary bedroom (13 x 13); Bedroom 2 (10 x 10); Bedroom 3 (15 x 11); Bedroom 4 (14 x 11)
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Full basement; Electric range, Dishwasher, Refrigerator

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $26 ($316/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 $180k (20.0% below list).
• Recommended offer: $180k (20.0% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.4% in Florence — 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 78/100 on livability (#82 in KY, #2,763 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime C-.
• 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: Hillard Collins Elementary School (math 22% / reading 25%, grade F, #515 of 676 statewide, top 77%, 483 students, 65% FRL); Rector A. Jones Middle School (math 11% / reading 29%, grade F, #206 of 217 statewide, top 95%, 679 students, 74% FRL); Boone County High School (math 21% / reading 32%, grade F, #174 of 254 statewide, top 69%, 1,279 students, 53% FRL) — zoned schools average 64% FRL vs 30% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 23% at this address vs 46% district-wide (-23 pts) — the specific schools serving this property underperform the Boone County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.4%/yr); 271 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 21y 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 $150k; list at $225k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $179,942 (20.0% below list)

Questions for the listing agent

1. Built in 1958 — 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. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.80% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.50%
• DSCR: 1.02
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $257,479
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 Honeysuckle Dr	0.39mi	4/1.5	1,236 (-5%)	3mo	$269,000	$218	69
33 Locust	0.08mi	3/1.0 (-1)	1,155 (-12%)	11mo	$218,000	$189	63
56 Grand Ave	0.47mi	4/1.0	1,216 (-7%)	7mo	$210,000	$173	61
163 Raintree Rd	0.21mi	3/1.0 (-1)	1,144 (-12%)	5mo	$257,000	$225	60
7676 Ironbridge Ct	0.68mi	4/1.0	1,341 (+3%)	5mo	$230,000	$172	60
167 Raintree Rd	0.24mi	3/1.5 (-1)	1,144 (-12%)	5mo	$249,000	$218	57
86 Goodridge Dr	0.58mi	3/1.0 (-1)	1,222 (-6%)	2mo	$240,000	$196	56
283 Merravay Dr	0.54mi	3/1.5 (-1)	1,232 (-6%)	12mo	$255,000	$207	49
19 Grand Ave	0.61mi	3/1.0 (-1)	1,369 (+5%)	13mo	$269,800	$197	48
154 Roger Ln	0.65mi	3/2.0 (-1)	1,178 (-10%)	2mo	$277,000	$235	43
7737 Hollywood Dr	0.68mi	3/2.0 (-1)	1,431 (+10%)	8mo	$257,500	$180	36
209 Center St	0.72mi	3/1.0 (-1)	1,120 (-14%)	12mo	$218,000	$195	27

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 · 3.42% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.46×
• Total profit: $-34,092
• Equity at exit: $33,548

10-year hold

• IRR: -6.0%
• Equity multiple: 0.61×
• Total profit: $-24,657
• Equity at exit: $19,454

Cash invested: $63,000 (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 41042

• Rents YoY: 3.4%
• Active inventory: 271
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,799 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$122 /mo · $1,459/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $26

Break-even live

Break-even rent $1,766

Max offer price $225,000

Occupancy floor 94%

Sensitivity live

Price	-10% $154	-5% $90	+0% $26	+5% $-37	+10% $-101
Rent	-10% $-116	-5% $-45	+0% $26	+5% $97	+10% $168
Rate	-1.0pp $140	-0.5pp $84	base $26	+0.5pp $-32	+1.0pp $-91

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7536 Hillcrest Dr Florence, KY	1.0–3.0	1.0–2.0	933	$1,809	$1.94	3d	17	0.76mi
6805 Sebree Dr Florence, KY	1.0–3.0	1.0–1.5	901	$1,718	$1.91	3d	14	0.93mi
64 Eagle Dr Elsmere, KY	3.0	2.0	960	$1,328	$1.38	9d	1	0.95mi
109 Dove Dr Elsmere, KY	3.0	2.0	960	$1,328	$1.38	3d	1	0.97mi
104 Dove Dr Elsmere, KY	3.0	2.0	924	$1,295	$1.40	16d	1	1.02mi
9 Eagle Dr Elsmere, KY	3.0	2.0	960	$1,328	$1.38	25d	1	1.02mi
7222 Isaac Ln Florence, KY	3.0	2.0	1400	$1,795	$1.28	18d	1	1.17mi

Listing history 8 events

1. 2026-05-22
   listed $225,000 Active
2. 2019-10-11
   soldstatus $150,000 Closed 287-char remark

   Show marketing remark (287 chars)

   Easy Access to....Everything! Great price on this awesome 4 BR home in the heart of Florence. New HVAC, New Windows, New Shingles, Fresh Paint and more! Large Deck overlooking private Fenced Yard. 1 Year Warranty. All Kitchen Appliances Stay. Occupancy at closing. Just move right in.

3. 2019-09-16
   historical 287-char remark

   Show marketing remark (287 chars)

   Easy Access to....Everything! Great price on this awesome 4 BR home in the heart of Florence. New HVAC, New Windows, New Shingles, Fresh Paint and more! Large Deck overlooking private Fenced Yard. 1 Year Warranty. All Kitchen Appliances Stay. Occupancy at closing. Just move right in.

4. 2019-09-13
   listed $149,900 287-char remark

   Show marketing remark (287 chars)

   Easy Access to....Everything! Great price on this awesome 4 BR home in the heart of Florence. New HVAC, New Windows, New Shingles, Fresh Paint and more! Large Deck overlooking private Fenced Yard. 1 Year Warranty. All Kitchen Appliances Stay. Occupancy at closing. Just move right in.

5. 2013-10-11
   historical
6. 2013-04-11
   listed $114,900
7. 2005-05-16
   soldstatus $119,900
8. 2005-02-01
   listed $119,900

ⓘ 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: $1,459 · $122/mo
• Projected year-2 tax: $1,935 · $161/mo
• Expected delta: +$476/yr (+$40/mo · 32.6%)

ⓘ 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 ≥101°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: $21,593
• − Mortgage interest: −$12,603
• − Property taxes: −$1,459
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,727
• − Management: −$1,727
• − Depreciation: −$6,545
• Taxable loss: −$3,595
• Est. tax savings @ 24.0%: +$863
• After-tax cash flow: $1,178/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 — Florence

• Score: 78/100
• State rank: #82
• US rank: #2763

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Florence, KY
• County: Boone County · 99,563 people
• City population: 57,634
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 57,634
• Household income: $79,712
• Rent vs Own: 33.2% rent · 66.8% own
• Severe rent burden: 1397.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 8% Black 7% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 3% Slovak 2% Iranian 2%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 5% French/Haitian/Cajun 2% Other Indo-European 2%

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: ▼ -195.07%
• Current HPI: 206.3259
• Rent YoY: ▲ 3.42%
• 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

+87.7% since first listed

8 events — show timeline

• 2026-05-22 Listed $225,000 NKMLS
• 2019-10-11 Sold (MLS) $150,000 NKMLS
• 2019-09-16 Listing Removed — NKMLS
• 2019-09-13 Listed $149,900 NKMLS
• 2013-10-11 Listing Removed — NKMLS
• 2013-04-11 Listed $114,900 NKMLS
• 2005-05-16 Sold (MLS) $119,900 NKMLS
• 2005-02-01 Listed $119,900 NKMLS

Property tax history

+3.7%/yr

Latest (2025): $1,459 · +2.0% YoY. Source: county tax records.