1350 Eagle View Dr · Francisville, KY 41048

$410,000

4 bd · 2.5 ba · 2,602 sqft · SingleFamily public records · 4 Days on market

Built 1998 0.33 ac lot Est $455k · 10% 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 +14.3/30.0
• ARV discount +12.0/15.0
• DSCR +4.3/10.0
• Schools +4.1/10.0
• Livability +3.5/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

OPEN HOUSE IS CANCELLED! Spacious and bright 4 bedroom Jefferson floor plan home in desirable Tree Top subdivision in Hebron. This home boasts a 2 level entry with hardwood floors, closet, office with doors, 1/2 bath, and living room. The living room flows into the dining room with light streaming through the house. Open kitchen features a center island, 42'' wood cabinets, pantry, and flows into the breakfast room with bay window and unfolds into the huge high ceiling family room with a gas fireplace. The two car side entry garage opens into the laundry room. The family room has direct access to the tree-lined backyard. Have a cup of coffee on the patio while enjoying nature in the backya

Key facts

• Office with doors
• Tree lined backyard
• Gas fireplace

Tags

• 2 LEVEL ENTRY
• HARDWOOD FLOORS
• OFFICE WITH DOORS
• GAS FIREPLACE
• TREE LINED BACKYARD
• PATIO

Property features AI

Exterior

• Parking: 6 parking spaces total; Attached garage; 2-car garage; Driveway; Garage door opener; Garage faces side; Off-street parking; On-street parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available; Natural gas available
• Home design: Single family house; Three or more levels; Built in 1998; Shingle roof; Vinyl window frames
• Construction: Brick construction; Poured concrete foundation
• Exterior features: Patio; Private yard; Lot on a cul-de-sac; Level and wooded lot; Paved road access

Interior

• Kitchen: Electric oven; Electric range; Dishwasher; Microwave; Refrigerator; Kitchen with island and eat-in area
• Bedrooms: Primary bedroom (16 x 13); Bedroom 2 (12 x 11); Bedroom 3 (12 x 13); Bedroom 4 (10 x 11)
• Bathrooms: 2 full bathrooms; 1 half bathroom; Primary bath (12 x 12); Bathroom 2 (8 x 5)
• Heating & cooling: Central air conditioning; Forced air heating; Gas fireplace with brick surround
• Interior features: Kitchen island; Walk-in closets; Pantry; Open floor plan; Entrance foyer; Eat-in kitchen; Coffered ceilings; Chandelier; Attic storage; Cathedral ceilings; Ceiling fans; High ceilings; Vaulted ceilings; Storage
• Laundry & utility: Laundry room on main level; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $410k.

Deal economics

• At list price, monthly cash flow is $72 ($865/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 $333k (18.7% below list).
• Recommended offer: $333k (18.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 2.6% in Francisville — 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 69/100 on livability (#170 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety 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: 202 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $36k; list at $410k implies a 1052% gain — meaningful room to come down on a strong offer.

Recommended offer $333,338 (18.7% below list)

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 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?
3. 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?
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: 0.81% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.75%
• DSCR: 1.03
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $455,350
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2147 Treetop Ln	0.19mi	4/2.5	2,638 (+1%)	9mo	$485,000	$184	81
1545 Backwood Ct	0.16mi	4/3.5	2,467 (-5%)	3mo	$484,900	$197	77
2402 Wernz Dr	0.65mi	4/3.0	2,595 (-0%)	2mo	$435,000	$168	66
1095 Rivermeade Dr	0.58mi	4/2.5	2,488 (-4%)	6mo	$435,000	$175	60
2194 Treetop Ln	0.20mi	4/3.0	2,938 (+13%)	8mo	$495,000	$168	60
2244 Forest Pond Dr	0.39mi	4/2.5	2,936 (+13%)	1mo	$470,000	$160	60
2214 Parkrun Ct	0.09mi	5/3.5 (+1)	2,938 (+13%)	9mo	$485,000	$165	58
2013 Wyndemere Ct	0.42mi	4/3.0	2,904 (+12%)	4mo	$503,500	$173	56
1243 Crosspointe Dr	0.41mi	5/3.5 (+1)	2,802 (+8%)	9mo	$515,000	$184	52
1547 Jolee Dr	0.71mi	4/4.0	2,718 (+4%)	8mo	$580,000	$213	47
1043 Rivermeade Dr	0.72mi	4/3.5	2,770 (+6%)	8mo	$456,000	$165	45
2429 Rivers Pointe Dr	0.54mi	4/4.0	2,892 (+11%)	8mo	$894,358	$309	44

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: -15.1%
• Equity multiple: 0.46×
• Total profit: $-61,965
• Equity at exit: $61,132

10-year hold

• IRR: -6.6%
• Equity multiple: 0.58×
• Total profit: $-48,524
• Equity at exit: $35,449

Cash invested: $114,800 (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: 202
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $3,333 medium
• Mortgage (P&I): −$2,150
• Tax from tax record: −$240 /mo · $2,885/yr
• Insurance: −$171
• HOA: −$0
• Vacancy / Maint / Mgmt: −$700
• Net cashflow: $72

Break-even live

Break-even rent $3,242

Max offer price $410,000

Occupancy floor 93%

Sensitivity live

Price	-10% $304	-5% $188	+0% $72	+5% $-44	+10% $-160
Rent	-10% $-191	-5% $-60	+0% $72	+5% $204	+10% $335
Rate	-1.0pp $279	-0.5pp $176	base $72	+0.5pp $-34	+1.0pp $-142

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: $102,500
• Closing costs: $12,300
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2638 Hazelnut Ct Hebron, KY	4.0	3.0	2856	$3,000	$1.05	25d	1	0.51mi
1281 Rivermeade Dr Hebron, KY	5.0	4.5	3396	$4,495	$1.32	45d	1	0.63mi

Listing history 2 events

1. 2026-05-22
   listed $410,000 Active
2. 1998-03-05
   soldstatus $35,600

ⓘ 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: $2,885 · $240/mo
• Projected year-2 tax: $3,526 · $294/mo
• Expected delta: +$641/yr (+$53/mo · 22.2%)

ⓘ 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 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,001
• − Mortgage interest: −$22,966
• − Property taxes: −$2,885
• − Insurance: −$2,050
• − Repairs & maintenance: −$3,200
• − Management: −$3,200
• − Depreciation: −$11,927
• Taxable loss: −$6,228
• Est. tax savings @ 24.0%: +$1,495
• After-tax cash flow: $2,359/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 — Francisville

• Score: 69/100
• State rank: #170
• US rank: #8634

Category grades

Amenities F Commute F Cost of living C+ 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: Francisville, KY
• County: Boone County · 99,563 people
• City population: 16,262
• 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

+1051.7% since first listed

2 events — show timeline

• 2026-05-22 Listed $410,000 NKMLS
• 1998-03-05 Sold (Public Records) $35,600 Public Records

Property tax history

+3.0%/yr

Latest (2025): $2,885 · +0.8% YoY. Source: county tax records.