2263 Teal Briar Ln #310 · Burlington, KY 41005

$154,900

2 bd · 2.0 ba · 1,038 sqft · Condo public records · 27 Days on market

Built 1995 $434/mo HOA · 25% of rent

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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 +11.0/30.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy maintenance free living in this spacious and spotless condo. Kitchen/hall flooring and carpet throughout replaced in 07, Freshly painted, some new lighting, Plantation blinds, kitchen & bath sink faucets replaced, Relax on covered balcony overlooking lovely lake, wood burning fireplace for those cold evenings. Garage with opener. Close to shopping & interstate.

Key facts

• Grilling areas
• Community pool
• Tennis courts

Tags

• TOP-FLOOR CONDO
• WOOD-BURNING FIREPLACE
• DETACHED GARAGE
• COMMUNITY POOL
• TENNIS COURTS
• GRILLING AREAS

Property features AI

Finance

• Other:
• HOA & community: Monthly HOA with landscaping, playground, pool, tennis courts, clubhouse, fitness center, and trails; HOA fee covers association fees, grounds maintenance, management, sewer, snow removal, trash, and water

Exterior

• Parking: Assigned parking; Garage (1 space); Off-street parking
• Security: Security system
• Utilities: Public water; Public sewer; Cable available; Sewer available; Water available
• Home design: Condominium; One level; Entry level: 2
• Construction: Built in 1995; Brick and vinyl siding; Shingle roof; Poured concrete foundation
• Exterior features: Covered deck; Deck; Balcony; Walkout to covered deck (from living room); Paved road frontage on a city street; Has a view

Interior

• Kitchen: Electric oven; Electric range; Dishwasher; Microwave; Refrigerator
• Bedrooms: Primary bedroom (14 x 11); Bedroom 2 (12 x 11)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump and electric heating; Central air conditioning
• Interior features: Laminate counters; Walk-in closets; Cathedral ceilings; Ceiling fans; High ceilings; Intercom; Multi-panel doors; Wood-burning fireplace with ceramic surround
• Laundry & utility: Laundry room with washer hookup and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $155k.

Deal economics

• At list price, monthly cash flow is $-65 ($-785/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (7.5% below list).
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $143k (7.5% below list) — sets the bar for cash-flow.
• Cap rate 5.8% vs local median 4.3% in Burlington — 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 77/100 on livability (#83 in KY, #2,792 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: health & safety C-, amenities F, commute F.
• 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: Burlington Elementary School (math 44% / reading 49%, grade D-, #133 of 676 statewide, top 20%, 692 students, 46% FRL); Camp Ernst Middle School (math 28% / reading 43%, grade F, #94 of 217 statewide, top 44%, 723 students, 48% FRL); Conner High School (math 47% / reading 51%, grade D, #15 of 254 statewide, top 6%, 1,443 students, 33% FRL).
• Market conditions: 155 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 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 $1k of loan paydown is wiped out by about $5k 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

• It's been on market 27 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 6 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 $76k; list at $155k implies a 102% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $143,340 (7.5% 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. 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?
6. 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.
7. 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.
8. 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: 1.12% ✓
• Cap rate: 5.79%
• Cash-on-cash: -1.81%
• DSCR: 0.92
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -19.1%
• Equity multiple: 0.33×
• Total profit: $-29,021
• Equity at exit: $23,096

10-year hold

• IRR: -11.3%
• Equity multiple: 0.32×
• Total profit: $-29,632
• Equity at exit: $13,393

Cash invested: $43,372 (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 41005

• Home prices YoY: -25.4%
• Active inventory: 155
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,728 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$120 /mo · $1,441/yr
• Insurance: −$65
• HOA: −$434
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $-65

Break-even live

Break-even rent $1,811

Max offer price $143,340

Occupancy floor 99%

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6060 Taylor Dr Burlington, KY	1.0–3.0	1.0–2.0	1100	$1,500	$1.36	1d	13	1.06mi

HOA detail condo

• Monthly dues: $434 · $5,208/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-18
   days on market $154,900 Active 27 DOM
2. 2026-06-17
   days on market $154,900 Active 26 DOM
3. 2026-06-16
   days on market $154,900 Active 25 DOM
4. 2026-06-15
   days on market $154,900 Active 24 DOM
5. 2026-06-13
   days on market $154,900 Active 22 DOM
6. 2026-06-09
   days on market $154,900 Active 18 DOM
7. 2026-06-08
   days on market $154,900 Active 17 DOM
8. 2026-06-07
   days on market $154,900 Active 16 DOM
9. 2026-06-05
   days on market $154,900 Active 13 DOM
10. 2026-06-03
    days on market $154,900 Active 12 DOM
11. 2026-06-02
    days on market $154,900 Active 11 DOM
12. 2026-06-01
    days on market $154,900 Active 10 DOM
13. 2026-05-31
    days on market $154,900 Active 9 DOM
14. 2026-05-22
    listed $154,900 Active
15. 2012-07-03
    soldstatus $76,500
16. 2012-06-22
    soldstatus $76,500 377-char remark

    Show marketing remark (377 chars)

    Enjoy maintenance free living in this spacious and spotless condo. Kitchen/hall flooring and carpet throughout replaced in 07, Freshly painted, some new lighting, Plantation blinds, kitchen & bath sink faucets replaced, Relax on covered balcony overlooking lovely lake, wood burning fireplace for those cold evenings. Garage with opener. Close to shopping & interstate.

17. 2012-03-14
    listed $79,900 377-char remark

    Show marketing remark (377 chars)

    Enjoy maintenance free living in this spacious and spotless condo. Kitchen/hall flooring and carpet throughout replaced in 07, Freshly painted, some new lighting, Plantation blinds, kitchen & bath sink faucets replaced, Relax on covered balcony overlooking lovely lake, wood burning fireplace for those cold evenings. Garage with opener. Close to shopping & interstate.

18. 2011-09-13
    historical
19. 2011-04-02
    listed $87,000
20. 2007-06-28
    soldstatus $80,000
21. 2007-06-22
    soldstatus $80,000
22. 2007-03-12
    listed $89,800
23. 2007-01-16
    historical
24. 2006-07-02
    listed $101,400
25. 2005-12-16
    soldstatus $94,000
26. 2005-12-01
    soldstatus $94,000
27. 2005-09-29
    listed $89,900

ⓘ 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: $1,441 · $120/mo
• Projected year-2 tax: $1,441 · $120/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 ≥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: $20,741
• − Mortgage interest: −$8,677
• − Property taxes: −$1,441
• − Insurance: −$774
• − Repairs & maintenance: −$1,659
• − Management: −$1,659
• − HOA: −$5,208
• − Depreciation: −$4,506
• Taxable loss: −$3,183
• Est. tax savings @ 24.0%: +$764
• After-tax cash flow: $-21/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 — Burlington

• Score: 77/100
• State rank: #83
• US rank: #2792

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Burlington, KY
• County: Boone County · 99,563 people
• City population: 25,718
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 25,718
• Household income: $112,083
• Rent vs Own: 22.0% rent · 78.0% own
• Severe rent burden: 399.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 6% Two or more races 5% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 3% Serbian 3% Lithuanian 2%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 5% Other Asian/Pacific 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: ▼ -75.14%
• Current HPI: 220.1076
• 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

+72.3% since first listed

14 events — show timeline

• 2026-05-22 Listed $154,900 NKMLS
• 2012-07-03 Sold (Public Records) $76,500 Public Records
• 2012-06-22 Sold (MLS) $76,500 NKMLS
• 2012-03-14 Listed $79,900 NKMLS
• 2011-09-13 Listing Removed — NKMLS
• 2011-04-02 Listed $87,000 NKMLS
• 2007-06-28 Sold (Public Records) $80,000 Public Records
• 2007-06-22 Sold (MLS) $80,000 NKMLS
• 2007-03-12 Listed $89,800 NKMLS
• 2007-01-16 Listing Removed — NKMLS
• 2006-07-02 Listed $101,400 NKMLS
• 2005-12-16 Sold (Public Records) $94,000 Public Records
• 2005-12-01 Sold (MLS) $94,000 NKMLS
• 2005-09-29 Listed $89,900 NKMLS

Property tax history

+4.9%/yr

Latest (2025): $1,441 · +1.7% YoY. Source: county tax records.