2778 Coral Dr · Hebron, KY 41048

$250,000

3 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 3 Days on market

Built 1950 9,583 sqft lot Est $266k · 6% 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 +14.0/30.0
• ARV discount +10.2/15.0
• DSCR +4.3/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you are looking for a gorgeous home then here it is. USDA eligible for 100% financing, New roof, refinished hardwood floors, new kitchen with stainless appliances, new porch and deck, huge new driveway. All new lighting, paint and flooring. Full basement and 1 car garage. 1 year home warranty and immediate occupancy.

Key facts

• Double driveway
• Large patio
• Convenient location

Tags

• WOOD BURNING FIREPLACE
• FENCED REAR YARD
• LARGE PATIO
• DOUBLE DRIVEWAY
• CONVENIENT LOCATION

Property features AI

Exterior

• Parking: Driveway; Detached garage facing front; Off-street parking; 1-car garage
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-family house; One level; Built in 1950; Has a view
• Construction: Brick construction; Asphalt shingle roof; Block foundation
• Exterior features: Covered patio and porch; Porch; Private yard; Vinyl window frames; Paved road access

Interior

• Kitchen: Stainless steel appliances; Electric oven; Electric range; Refrigerator
• Bedrooms: Primary bedroom (13 x 13); Bedroom 2 (13 x 11); Bedroom 3 (11 x 9)
• Bathrooms: 1 full bathroom (primary bath 8 x 6)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Eat-in kitchen; Ceiling fans; Natural woodwork; Recessed lighting; Stone wood-burning fireplace
• Laundry & utility: Laundry located in basement / lower level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $33 ($401/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 $200k (20.1% below list).
• Recommended offer: $200k (20.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.8% in Hebron — 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 80/100 on livability (#69 in KY, #1,700 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, cost of living A+; Watch: 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: Thornwilde Elementary School (math 57% / reading 59%, grade C+, #43 of 676 statewide, top 6%, 624 students, 28% FRL); Conner Middle School (math 50% / reading 62%, grade B-, #6 of 217 statewide, top 2%, 896 students, 35% FRL); Conner High School (math 47% / reading 51%, grade D, #15 of 254 statewide, top 6%, 1,443 students, 33% FRL) — zoned schools at 32% FRL track the district average.
• Market conditions: 198 active listings in the ZIP; 2 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).
• This rent is only 17% of the median local income ($137k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 26y 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 $139k; list at $250k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $199,666 (20.1% below list)

Questions for the listing agent

1. Built in 1950 — 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 A-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?
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: 6.45%
• Cash-on-cash: 0.57%
• DSCR: 1.03
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $266,000
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2728 Coral Dr	0.10mi	3/1.0	1,216 (+14%)	8mo	$245,000	$201	65
1852 Princess Ct	0.51mi	3/2.0	1,023 (-4%)	7mo	$272,000	$266	60
2975 Ridge Ave	0.41mi	3/1.0	1,176 (+10%)	5mo	$251,500	$214	59
2759 Ridgefield Dr	0.70mi	3/2.5	1,018 (-4%)	6mo	$236,000	$232	49
2867 Donjoy Dr	0.62mi	3/2.5	1,062 (-0%)	21mo	$285,000	$268	48
1769 Elijah Creek Rd	0.66mi	3/2.0	1,052 (-1%)	20mo	$255,000	$242	46
2521 Hilliard Dr	0.70mi	3/2.0	1,023 (-4%)	13mo	$275,000	$269	46
2509 Hilliard Dr	0.73mi	3/2.5	1,080 (+2%)	14mo	$270,000	$250	46
2620 Berwood Ln	0.73mi	3/2.5	1,028 (-3%)	14mo	$245,000	$238	43
1774 Asbury Way	0.69mi	3/2.0	987 (-7%)	11mo	$265,000	$268	43

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.4%
• Equity multiple: 0.45×
• Total profit: $-38,465
• Equity at exit: $37,276

10-year hold

• IRR: -7.0%
• Equity multiple: 0.56×
• Total profit: $-31,090
• Equity at exit: $21,615

Cash invested: $70,000 (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 41048

• Home prices YoY: -31.1%
• Active inventory: 198
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,997 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$129 /mo · $1,545/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $33

Break-even live

Break-even rent $1,954

Max offer price $250,000

Occupancy floor 93%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3465 Hebron Station Dr Hebron, KY	1.0–2.0	1.0–2.0	819	$1,510	$1.84	2d	20	0.70mi
2375 S Park Dr Hebron, KY	2.0	1.0	821	$1,267	$1.54	1d	3	1.08mi

Listing history 13 events

1. 2026-05-10
   status Pending
2. 2026-05-07
   listed $250,000 Active
3. 2018-06-26
   soldstatus $139,000
4. 2018-06-22
   soldstatus $139,000 326-char remark

   Show marketing remark (326 chars)

   If you are looking for a gorgeous home then here it is. USDA eligible for 100% financing, New roof, refinished hardwood floors, new kitchen with stainless appliances, new porch and deck, huge new driveway. All new lighting, paint and flooring. Full basement and 1 car garage. 1 year home warranty and immediate occupancy.

5. 2018-03-02
   listed $139,900 326-char remark

   Show marketing remark (326 chars)

   If you are looking for a gorgeous home then here it is. USDA eligible for 100% financing, New roof, refinished hardwood floors, new kitchen with stainless appliances, new porch and deck, huge new driveway. All new lighting, paint and flooring. Full basement and 1 car garage. 1 year home warranty and immediate occupancy.

6. 2017-10-26
   soldstatus $71,500 162-char remark

   Show marketing remark (162 chars)

   Brick ranch with 5 rooms, 3 bedrooms, 1 bath. Full basement, 1 car built in garage. Hardwood floors. Fireplace. Some of the rehab is completed. Great opportunity.

7. 2017-07-03
   listed $71,900 162-char remark

   Show marketing remark (162 chars)

   Brick ranch with 5 rooms, 3 bedrooms, 1 bath. Full basement, 1 car built in garage. Hardwood floors. Fireplace. Some of the rehab is completed. Great opportunity.

8. 2017-05-25
   soldstatus $56,000
9. 2007-01-14
   historical
10. 2006-07-13
    listed $120,000
11. 2000-07-25
    soldstatus $70,000
12. 2000-07-21
    soldstatus $70,000
13. 2000-06-05
    listed $74,900

ⓘ 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: $1,545 · $129/mo
• Projected year-2 tax: $2,150 · $179/mo
• Expected delta: +$605/yr (+$50/mo · 39.2%)

ⓘ 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 3/10 Moderate 7 d/yr ≥101°F today · 18 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,960
• − Mortgage interest: −$14,004
• − Property taxes: −$1,545
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,917
• − Management: −$1,917
• − Depreciation: −$7,273
• Taxable loss: −$3,945
• Est. tax savings @ 24.0%: +$947
• After-tax cash flow: $1,348/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 — Hebron

• Score: 80/100
• State rank: #69
• US rank: #1700

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: Hebron, KY
• County: Boone County · 99,563 people
• City population: 16,211
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 16,211
• Household income: $137,398
• Rent vs Own: 12.4% rent · 87.6% own
• Severe rent burden: 169.0

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 7% Two or more races 6% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 2% Scottish 2%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 1% German/W. Germanic 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: ▼ -85.70%
• Current HPI: 189.8568
• 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

+233.8% since first listed

13 events — show timeline

• 2026-05-10 Pending — NKMLS
• 2026-05-07 Listed $250,000 NKMLS
• 2018-06-26 Sold (Public Records) $139,000 Public Records
• 2018-06-22 Sold (MLS) $139,000 NKMLS
• 2018-03-02 Listed $139,900 NKMLS
• 2017-10-26 Sold (MLS) $71,500 NKMLS
• 2017-07-03 Listed $71,900 NKMLS
• 2017-05-25 Sold (Public Records) $56,000 Public Records
• 2007-01-14 Listing Removed — NKMLS
• 2006-07-13 Listed $120,000 NKMLS
• 2000-07-25 Sold (Public Records) $70,000 Public Records
• 2000-07-21 Sold (MLS) $70,000 NKMLS
• 2000-06-05 Listed $74,900 NKMLS

Property tax history

+5.8%/yr

Latest (2025): $1,545 · +1.7% YoY. Source: county tax records.