1350 Eagle View Dr

Francisville, KY 41048

$410,000D+

4 bd · 2.5 ba · 2,602 sqft · Built 1998 · SingleFamily · Pending · 4 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $3,333/mo
• Mortgage (P&I): −$2,150
• Tax + insurance: −$411
• HOA: −$0
• Vac / Maint / Mgmt: −$700
• Net cashflow: $72/mo
• Annual: $865/yr
• Cap rate: 6.50%
• Cash-on-cash: 0.75%
• DSCR: 1.03
• 1% rule: 0.81%
• Cash to close: $114,800

Investor read

• This is a 4-bed/2.5-bath single-family listed at $410k.
• 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).
• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Recommended offer: $333k (18.7% below list) — sets the bar for 1% rule.
• 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.
• 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).
• Boone County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• Current owner paid $36k; list at $410k implies a 1052% gain — meaningful room to come down on a strong offer.
• 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.

Questions for listing agent

• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.
• 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.