6351 Briargate Dr · Burlington, KY 41005

$315,000

4 bd · 1.5 ba · 1,068 sqft · SingleFamily public records · 8 Days on market

Built 1978 0.27 ac lot Est $246k · 28% over

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Why this score? — see what drove the F 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 +9.4/30.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sold when submitted - Boone Co Master Commissioner Sale

Key facts

• Stone fire pit
• New cabinets
• Ss appliances

Tags

• HUGE COVERED DECK
• STONE FIRE PIT
• FENCED-IN PRIVATE YARD
• NEW CABINETS
• GRANITE COUNTERS
• SS APPLIANCES

Property features AI

Exterior

• Parking: Driveway; Detached garage with garage door opener (1-car); Off-street parking; On-street parking; Garage faces front
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; Bi-level
• Construction: Built in 1978; Vertical siding and brick exterior; Shingle roof; Poured concrete foundation
• Exterior features: Covered patio/porch; Deck; Fire pit; Wood fencing; Level lot; Shed(s); Partially wooded yard; Has view

Interior

• Kitchen: Stainless steel appliances; Electric range; Dishwasher; Microwave; Garbage disposal
• Bedrooms: Primary Bedroom (14 x 12); Bedroom 2 (10 x 12); Bedroom 3 (10 x 10); Bedroom 4 (12 x 11); Bonus Room (10 x 11)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Forced air; Electric heating; Central air
• Interior features: Pantry; Granite counters; Crown molding; Chandelier; Ceiling fan(s); Central vacuum; Multi-panel doors; Recessed lighting; Wood-burning fireplace; Partial basement
• Laundry & utility: Laundry room on lower level

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-225 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $275k (12.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (26.9% below list).
• Recommended offer: $230k (26.9% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 4.2% in Burlington — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Stephens Elementary School (math 35% / reading 40%, grade F, #251 of 676 statewide, top 37%, 571 students, 48% FRL); Camp Ernst Middle School (math 28% / reading 43%, grade F, #94 of 217 statewide, top 44%, 723 students, 48% FRL); Randall K. Cooper High School (math 46% / reading 50%, grade D, #17 of 254 statewide, top 6%, 1,462 students, 30% FRL).
• Market conditions: 161 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 $2k of loan paydown is wiped out by about $9k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 31y 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 $228k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $230,326 (26.9% 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. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.73% ✗
• Cap rate: 5.44%
• Cash-on-cash: -3.06%
• DSCR: 0.86
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $245,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6329 Clovernook Dr	0.14mi	3/1.5 (-1)	1,028 (-4%)	2mo	$225,000	$219	81
6348 Briargate Dr	0.03mi	3/2.5 (-1)	1,132 (+6%)	9mo	$225,000	$199	72
1891 Clearbrook Dr	0.06mi	3/1.5 (-1)	1,101 (+3%)	19mo	$299,900	$272	71
6470 Southgate Pl	0.38mi	3/2.0 (-1)	1,028 (-4%)	1mo	$295,000	$287	68
1651 Deer Run Dr	0.32mi	3/2.5 (-1)	1,040 (-3%)	7mo	$285,000	$274	66
1656 Deer Run Dr	0.41mi	3/2.5 (-1)	1,040 (-3%)	3mo	$267,000	$257	65
6532 Rosetta Dr	0.42mi	3/1.5 (-1)	1,040 (-3%)	9mo	$239,200	$230	63
1772 Deer Run Dr	0.32mi	4/2.0	1,182 (+11%)	15mo	$249,500	$211	53
6416 Heathersfield Dr	0.36mi	3/2.0 (-1)	1,028 (-4%)	22mo	$274,900	$267	51
6536 Oak Crest Dr	0.60mi	4/3.0	1,095 (+2%)	14mo	$235,000	$215	50
6536 Rosetta Dr	0.43mi	3/2.0 (-1)	1,120 (+5%)	23mo	$205,000	$183	46
6522 Rogers Ln	0.56mi	3/1.0 (-1)	960 (-10%)	13mo	$206,000	$215	39

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: -21.4%
• Equity multiple: 0.26×
• Total profit: $-65,404
• Equity at exit: $46,968

10-year hold

• IRR: -15.1%
• Equity multiple: 0.14×
• Total profit: $-75,573
• Equity at exit: $27,235

Cash invested: $88,200 (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: 161
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,303 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$261 /mo · $3,134/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $-225

Break-even live

Break-even rent $2,588

Max offer price $275,300

Occupancy floor —

Sensitivity live

Price	-10% $-46	-5% $-136	+0% $-225	+5% $-314	+10% $-403
Rent	-10% $-407	-5% $-316	+0% $-225	+5% $-134	+10% $-43
Rate	-1.0pp $-66	-0.5pp $-145	base $-225	+0.5pp $-306	+1.0pp $-389

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: $78,750
• Closing costs: $9,450
• 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	$1,770	$1.61	3d	13	0.63mi

Listing history 34 events

1. 2026-05-02
   status Pending
2. 2026-04-23
   listed $315,000 Active
3. 2026-02-25
   soldstatus $228,000 Sold 55-char remark

   Show marketing remark (55 chars)

   Sold when submitted - Boone Co Master Commissioner Sale

4. 2026-02-25
   listed $228,000 Active 55-char remark

   Show marketing remark (55 chars)

   Sold when submitted - Boone Co Master Commissioner Sale

5. 2024-10-23
   soldstatus $280,000
6. 2024-10-22
   soldstatus $280,000 Sold 549-char remark

   Show marketing remark (549 chars)

   Brand New Roof! Decorated and upgraded throughout. Truly a stunning home from top to bottom. Gorgeous kitchen with newer stainless appliances. Upgraded LVP flooring. Both bathrooms are BEAUTIFUL. Finished lower level with wood burning fireplace and a 4th bedroom and a warm great room. Central vacuum and closet systems. Full laundry/mud/storage room coming from the garage. Nice rear deck overlooking your large rear yard with firepit area. Home backs up to a large vacant field. Extended garage. Extra parking in front for 2 cars, off street.

7. 2024-09-09
   status Pending 549-char remark

   Show marketing remark (549 chars)

   Brand New Roof! Decorated and upgraded throughout. Truly a stunning home from top to bottom. Gorgeous kitchen with newer stainless appliances. Upgraded LVP flooring. Both bathrooms are BEAUTIFUL. Finished lower level with wood burning fireplace and a 4th bedroom and a warm great room. Central vacuum and closet systems. Full laundry/mud/storage room coming from the garage. Nice rear deck overlooking your large rear yard with firepit area. Home backs up to a large vacant field. Extended garage. Extra parking in front for 2 cars, off street.

8. 2024-08-22
   listed $280,000 Active 549-char remark

   Show marketing remark (549 chars)

   Brand New Roof! Decorated and upgraded throughout. Truly a stunning home from top to bottom. Gorgeous kitchen with newer stainless appliances. Upgraded LVP flooring. Both bathrooms are BEAUTIFUL. Finished lower level with wood burning fireplace and a 4th bedroom and a warm great room. Central vacuum and closet systems. Full laundry/mud/storage room coming from the garage. Nice rear deck overlooking your large rear yard with firepit area. Home backs up to a large vacant field. Extended garage. Extra parking in front for 2 cars, off street.

9. 2024-08-22
   historical

   Show marketing remark (549 chars)

   Brand New Roof! Decorated and upgraded throughout. Truly a stunning home from top to bottom. Gorgeous kitchen with newer stainless appliances. Upgraded LVP flooring. Both bathrooms are BEAUTIFUL. Finished lower level with wood burning fireplace and a 4th bedroom and a warm great room. Central vacuum and closet systems. Full laundry/mud/storage room coming from the garage. Nice rear deck overlooking your large rear yard with firepit area. Home backs up to a large vacant field. Extended garage. Extra parking in front for 2 cars, off street.

10. 2024-08-01
    listed $297,000 Active
11. 2024-08-01
    historical
12. 2024-07-25
    price $297,000
13. 2024-07-09
    listed $300,000 Active
14. 2019-12-09
    historical
15. 2019-12-09
    soldstatus $178,000
16. 2019-12-06
    soldstatus $178,000 Closed
17. 2019-11-01
    status Pending
18. 2019-10-25
    price $179,900
19. 2019-10-24
    status Active
20. 2019-10-16
    status Pending
21. 2019-10-12
    listed $182,000 Active
22. 2015-07-29
    soldstatus $133,000
23. 2015-07-24
    soldstatus $132,900
24. 2015-06-01
    listed $132,900
25. 2015-03-24
    soldstatus $85,278
26. 2015-03-13
    soldstatus $82,500
27. 2015-01-22
    listed $78,900
28. 2003-02-05
    soldstatus $120,000
29. 2003-01-22
    soldstatus $120,000
30. 2002-11-11
    listed $120,000
31. 1995-12-11
    soldstatus $88,000
32. 1995-12-08
    soldstatus $88,000
33. 1995-10-26
    listed $92,500
34. 1993-08-17
    soldstatus $84,500

ⓘ 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: $3,134 · $261/mo
• Projected year-2 tax: $3,134 · $261/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 2% 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: $27,639
• − Mortgage interest: −$17,645
• − Property taxes: −$3,134
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,211
• − Management: −$2,211
• − Depreciation: −$9,164
• Taxable loss: −$8,301
• Est. tax savings @ 24.0%: +$1,992
• After-tax cash flow: $-705/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

+272.8% since first listed

34 events — show timeline

• 2026-05-02 Pending — NKMLS
• 2026-04-23 Listed $315,000 NKMLS
• 2026-02-25 Listed $228,000 NKMLS
• 2026-02-25 Sold (MLS) $228,000 NKMLS
• 2024-10-23 Sold (Public Records) $280,000 Public Records
• 2024-10-22 Sold (MLS) $280,000 NKMLS
• 2024-09-09 Pending — NKMLS
• 2024-08-22 Listing Removed — NKMLS
• 2024-08-22 Listed $280,000 NKMLS
• 2024-08-01 Listing Removed — NKMLS
• 2024-08-01 Listed $297,000 NKMLS
• 2024-07-25 Price Changed $297,000 NKMLS
• 2024-07-09 Listed $300,000 NKMLS
• 2019-12-09 Listing Removed — NKMLS
• 2019-12-09 Sold (Public Records) $178,000 Public Records
• 2019-12-06 Sold (MLS) $178,000 NKMLS
• 2019-11-01 Pending — NKMLS
• 2019-10-25 Price Changed $179,900 NKMLS
• 2019-10-24 Relisted — NKMLS
• 2019-10-16 Pending — NKMLS
• 2019-10-12 Listed $182,000 NKMLS
• 2015-07-29 Sold (Public Records) $133,000 Public Records
• 2015-07-24 Sold (MLS) $132,900 NKMLS
• 2015-06-01 Listed $132,900 NKMLS
• 2015-03-24 Sold (Public Records) $85,278 Public Records
• 2015-03-13 Sold (MLS) $82,500 NKMLS
• 2015-01-22 Listed $78,900 NKMLS
• 2003-02-05 Sold (Public Records) $120,000 Public Records
• 2003-01-22 Sold (MLS) $120,000 NKMLS
• 2002-11-11 Listed $120,000 NKMLS
• 1995-12-11 Sold (Public Records) $88,000 Public Records
• 1995-12-08 Sold (MLS) $88,000 NKMLS
• 1995-10-26 Listed $92,500 NKMLS
• 1993-08-17 Sold (Public Records) $84,500 Public Records

Property tax history

+8.9%/yr

Latest (2025): $3,134 · +57.8% YoY. Source: county tax records.