2420 Arezzo St · Taylor Mill, KY 41017

$255,000

2 bd · 2.0 ba · 1,322 sqft · Condo · 16 Days on market

Built 2023 $193/sqft · 12% below area Est $289k · 12% under $217/mo HOA · 11% 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).

• ARV discount +12.8/15.0
• Cash flow +7.7/30.0
• Livability +4.1/5.0
• Schools +4.0/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Don't miss your opportunity to tour this nearly new, beautifully maintained ''Wexner plan'' condo in the sought-after Tuscany Community (Siena East). Filled with natural light, this home features an inviting open floor plan with soaring volume ceilings and a versatile formal dining area that can easily serve as a home office. Enjoy a warm, modern color palette accented by a distinctive decorative wall in the entry, along with a stylish kitchen complete with granite countertops, tiled backsplash, and newer LG stainless steel appliances (microwave by GE). Owner's suite offers a generous walk-in closet, attached bath with a walk-in shower. Step out onto the covered deck, where roll-down blinds

Key facts

• Open floor plan
• Tiled backsplash
• Walk-in closet

Tags

• OPEN FLOOR PLAN
• FORMAL DINING AREA
• GRANITE COUNTERTOPS
• TILED BACKSPLASH
• WALK-IN CLOSET
• WALK-IN SHOWER

Property features AI

Finance

• Other: Pets allowed — check association rules
• HOA & community: Community pool; Clubhouse; Fitness center; Monthly association fee of $195.12 (includes association fees, grounds maintenance, sewer, trash, water); Semi-annual association fee of $135

Exterior

• Parking: Off-street parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; No natural gas available
• Home design: Condominium; Two levels; Entry level on level 1; Built in 2023
• Construction: Brick and vinyl siding exterior; Shingle roof; Poured concrete foundation
• Exterior features: Covered patio/porch; Deck; Wooded setting; Has a view; Vinyl window frames; Smoke detector(s)

Interior

• Kitchen: Stainless steel appliances; Electric range; Dishwasher; Microwave; Refrigerator
• Bedrooms: Primary bedroom (15 x 12); Bedroom 2 (12 x 10)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning
• Interior features: Open floorplan; Kitchen island; Walk-in closet(s); Pantry; Granite counters; Entrance foyer; Chandelier; Multi-panel doors; Recessed lighting; Vaulted ceilings
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $255k.

Deal economics

• At list price, monthly cash flow is $-292 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $203k (20.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (21.8% below list).
• Recommended offer: $199k (21.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 82/100 on livability (#63 in KY, #1,246 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: amenities F.
• Kenton County (suburban): math 42% / reading 48% proficiency, ranked #14 of 165 in KY (top 8%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Woodland Middle School (math 38% / reading 50%, grade D, #40 of 217 statewide, top 19%, 616 students, 48% FRL); Scott High School (math 33% / reading 33%, grade F, #94 of 254 statewide, top 37%, 1,071 students, 42% FRL).
• Market conditions: 319 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 699 units permitted in Kenton County in 2024 (287 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 $8k of value loss. Plan a longer hold.
• Kenton County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($251k) is reasonable based on typical stale-listing flexibility.

Recommended offer $199,374 (21.8% 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: 0.78% ✗
• Cap rate: 4.92%
• Cash-on-cash: -4.90%
• DSCR: 0.78
• GRM: 10.7

CMA / ARV

• ARV (median comp): $288,998
• List price: $255,000
• Delta: -11.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -24.6%
• Equity multiple: 0.16×
• Total profit: $-59,798
• Equity at exit: $38,021

10-year hold

• IRR: -20.0%
• Equity multiple: -0.06×
• Total profit: $-75,601
• Equity at exit: $22,048

Cash invested: $71,400 (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 41017

• Active inventory: 319
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,994 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$206 /mo · $2,474/yr
• Insurance: −$106
• HOA: −$217
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $-292

Break-even live

Break-even rent $2,363

Max offer price $203,490

Occupancy floor —

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3885 Volterra Ln Ft Mitchell, KY	3.0	2.5	1250	$2,495	$2.00	44d	1	0.12mi
5061 Old Taylor Mill Rd Unit TMA-013 Taylor Mill, KY	2.0	2.0	1112	$1,400	$1.26	20d	1	1.40mi
5061 Old Taylor Mill Rd Unit TMA-193 Taylor Mill, KY	2.0	2.0	1112	$1,555	$1.40	23d	1	1.40mi
5061 Old Taylor Mill Rd Unit TMA-235 Taylor Mill, KY	2.0	2.0	1112	$1,500	$1.35	23d	1	1.40mi
5061 Old Taylor Mill Rd Unit TMA-064 Taylor Mill, KY	2.0	2.0	1112	$1,625	$1.46	21d	1	1.40mi
5061 Sandman Dr Unit TMA-107 Taylor Mill, KY	2.0	2.0	1112	$1,610	$1.45	44d	1	1.41mi

HOA detail condo

• Monthly dues: $217 · $2,604/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 1 events

1. 2026-05-12
   listed $255,000 Active 1076-char remark

ⓘ 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: $2,474 · $206/mo
• Projected year-2 tax: $2,474 · $206/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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,925
• − Mortgage interest: −$14,284
• − Property taxes: −$2,474
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,914
• − Management: −$1,914
• − HOA: −$2,604
• − Depreciation: −$7,418
• Taxable loss: −$7,958
• Est. tax savings @ 24.0%: +$1,910
• After-tax cash flow: $-1,589/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: Kenton County
• NCES district ID: 2103090
• Math proficiency: 42% ▼ -13.00%
• Reading proficiency: 48% ▼ -14.00%
• Median HH income: $66,183
• Composite: 40.17/100
• National rank: #3789
• State rank: #14 of 165 in KY

Livability — Taylor Mill

• Score: 82/100
• State rank: #63
• US rank: #1246

Category grades

Amenities F Commute A+ 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: Taylor Mill, KY
• County: Kenton County · 142,881 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 40,719
• Household income: $97,274
• Rent vs Own: 22.6% rent · 77.4% own
• Severe rent burden: 486.0

Population outlook (Kenton County) Hauer SSP2

• Today (2025): 174,205 people
• By 2030: 177,897 · +2.1%
• By 2040: 182,671 · +4.9%
• By 2050: 183,543 · +5.4%
• By 2075: 178,977 · +2.7%
• By 2100: 159,920 · -8.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 3% Black 3% Hispanic / Latino 2% Asian 2%
• Common ancestry: Italian 4% Lithuanian 3% Slovak 2%
• Foreign-born: 5% · Canada, Philippines
• Languages at home: 95% English-only · Spanish 1% Arabic 1% French/Haitian/Cajun 1%

Political lean MEDSL · Kenton

• 2024 margin: Strong R (+21.7) · D 38.2% · R 59.9% · Other 1.9%
• 2008→2024 swing: -0.9pp no change · 2008: -20.9pp · 2024: -21.7pp
• All cycles: 2024: R+21.7 2020: R+19.3 2016: R+26.1 2012: R+24.3 2008: R+20.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -233.73%
• Current HPI: 211.571
• 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

2 events — show timeline

• 2026-05-29 Pending — NKMLS
• 2026-05-12 Listed $255,000 NKMLS

Property tax history

-3.2%/yr

Latest (2025): $2,474 · -3.2% YoY. Source: county tax records.