117 Leawood Dr · Cynthiana, KY 41031

$233,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 87 Days on market

Built 1991 7,840 sqft lot Est $183k · 27% over

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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 +20.9/30.0
• Appreciation +10.0/10.0
• DSCR +6.6/10.0
• 1% rule +4.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0

Listing remarks

Super nice well kept one level home in Robynwood! 3 bedrooms, 1 full bath, eat in kitchen and a one car attached garage.

Key facts

• 7,840 sq ft lot
• Garage
• Built 1991

Property features AI

Finance

• Other: Lot approximately 0.18 acres (public records); Subdivision: Robinwood; County: Harrison

Exterior

• Parking: Attached garage; Property has a garage
• Utilities: Public sewer; Cable available; Electricity available; Sewer connected; Water connected
• Home design: House; 1,008 total building area
• Construction: Vinyl siding; Dimensional style shingle roof; Block foundation; Built using standard residential construction materials
• Exterior features: Shed(s); Partial fencing; Public water (not waterfront)

Interior

• Kitchen: Microwave; Refrigerator; Range
• Bedrooms: 6 total rooms (bedrooms not specifically itemized)
• Flooring: Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Heat pump; Central air
• Interior features: Eat-in kitchen; Ceiling fan(s); Insulated windows; Blinds; Window screens; Crawl space (basement type); No fireplace
• Laundry & utility: Washer hookup (main level); Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $233k.

Deal economics

• At list price, monthly cash flow is $324 ($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 $220k (5.6% below list).
• Recommended offer: $219k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 3.5% in Cynthiana — 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 74/100 on livability (#113 in KY, #4,911 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• Harrison County (town): math 21% / reading 32% proficiency, ranked #133 of 165 in KY (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Southside Elementary School (math 17% / reading 32%, grade F, #489 of 676 statewide, top 76%, 347 students, 51% FRL); Harrison County Middle School (math 19% / reading 35%, grade F, #172 of 217 statewide, top 80%, 607 students, 58% FRL); Harrison County High School (math 29% / reading 41%, grade F, #74 of 254 statewide, top 29%, 865 students, 46% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: 95 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 69 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $23k appreciation (10.0% local appreciation)).
• Harrison County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $65k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($219k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $113k; list at $233k implies a 106% gain — meaningful room to come down on a strong offer.

Recommended offer $219,020 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.94% ✗
• Cap rate: 7.96%
• Cash-on-cash: 5.95%
• DSCR: 1.26
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $183,456
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Stone Ave	0.18mi	3/1.0	928 (-8%)	1mo	$180,000	$194	78
128 Brooks St	0.05mi	3/1.0	1,100 (+9%)	6mo	$198,000	$180	77
112 Robynwood Dr	0.13mi	3/1.0	1,092 (+8%)	8mo	$199,000	$182	74
111 Brooks St	0.09mi	3/1.0	1,092 (+8%)	10mo	$200,000	$183	74
106 Dogwood Ct	0.05mi	3/1.0	1,092 (+8%)	14mo	$190,000	$174	72
142 S Leawood Dr	0.17mi	2/1.0 (-1)	1,075 (+7%)	5mo	$175,000	$163	72
120 Robynwood Dr	0.14mi	3/1.0	1,092 (+8%)	19mo	$190,000	$174	64
213 Springdale Ave	0.22mi	2/1.0 (-1)	899 (-11%)	5mo	$177,500	$197	62
106 Sherwood Dr	0.57mi	3/1.0	1,131 (+12%)	11mo	$231,500	$205	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.6%
• Equity multiple: 3.26×
• Total profit: $147,423
• Equity at exit: $209,905

10-year hold

• IRR: 24.9%
• Equity multiple: 7.40×
• Total profit: $417,754
• Equity at exit: $452,668

Cash invested: $65,240 (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 41031

• Home prices YoY: 4.4%
• Active inventory: 95
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$1,222
• Tax from tax record: −$95 /mo · $1,145/yr
• Insurance: −$97
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $324

Break-even live

Break-even rent $1,790

Max offer price $233,000

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: $58,250
• Closing costs: $6,990
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28 Heron Pl Cynthiana, KY	2.0	2.0	1296	$2,200	$1.70	13d	1	0.79mi

Listing history 19 events

1. 2026-06-18
   days on market $233,000 Active 87 DOM
2. 2026-06-17
   days on market $233,000 Active 86 DOM
3. 2026-06-16
   days on market $233,000 Active 85 DOM
4. 2026-06-15
   days on market $233,000 Active 84 DOM
5. 2026-06-14
   days on market $233,000 Active 82 DOM
6. 2026-06-10
   days on market $233,000 Active 79 DOM
7. 2026-06-09
   days on market $233,000 Active 78 DOM
8. 2026-06-08
   days on market $233,000 Active 77 DOM
9. 2026-06-07
   days on market $233,000 Active 76 DOM
10. 2026-06-03
    days on market $233,000 Active 72 DOM
11. 2026-06-02
    days on market $233,000 Active 71 DOM
12. 2026-06-01
    days on market $233,000 Active 70 DOM
13. 2026-05-31
    days on market $233,000 Active 69 DOM
14. 2026-05-31
    days on market $233,000 Active 68 DOM
15. 2026-04-14
    price $233,000
16. 2026-03-23
    listed $238,000 Active
17. 2017-10-27
    soldstatus $113,000
18. 2017-05-22
    soldstatus $45,000
19. 1991-06-18
    soldstatus $8,500

ⓘ 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: $1,145 · $95/mo
• Projected year-2 tax: $2,004 · $167/mo
• Expected delta: +$859/yr (+$72/mo · 75.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,400
• − Mortgage interest: −$13,052
• − Property taxes: −$1,145
• − Insurance: −$1,165
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$6,778
• Taxable income: $36
• Est. tax owed @ 24.0%: −$9
• After-tax cash flow: $3,875/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: Harrison County
• NCES district ID: 2102580
• Math proficiency: 21% ▼ -25.00%
• Reading proficiency: 32% ▼ -19.00%
• Median HH income: $39,744
• Composite: 22.28/100
• National rank: #8138
• State rank: #133 of 165 in KY

Livability — Cynthiana

• Score: 74/100
• State rank: #113
• US rank: #4911

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cynthiana, KY
• Population (ZIP): 16,748

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 18,605 people
• By 2030: 18,361 · -1.3%
• By 2040: 17,685 · -4.9%
• By 2050: 16,845 · -9.5%
• By 2075: 14,882 · -20.0%
• By 2100: 12,314 · -33.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2% Black 2%
• Common ancestry: Slovak 2% Serbian 2% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+48.5) · D 25.1% · R 73.6% · Other 1.3%
• 2008→2024 swing: -27.4pp toward R · 2008: -21.1pp · 2024: -48.5pp
• All cycles: 2024: R+48.5 2020: R+44.4 2016: R+43.8 2012: R+29.1 2008: R+21.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.31%
• Current HPI: 339.482
• 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

+2641.2% since first listed

5 events — show timeline

• 2026-04-14 Price Changed $233,000 ImagineMLS
• 2026-03-23 Listed $238,000 ImagineMLS
• 2017-10-27 Sold (Public Records) $113,000 Public Records
• 2017-05-22 Sold (Public Records) $45,000 Public Records
• 1991-06-18 Sold (Public Records) $8,500 Public Records

Property tax history

+6.3%/yr

Latest (2025): $1,145 · -0.6% YoY. Source: county tax records.