177 Owl Overlook · Burlington, KY 41005

$320,000

4 bd · 2.5 ba · 1,680 sqft · SingleFamily public records · 1 Days on market

Built 2005 9,469 sqft lot Est $334k · at est.

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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 +12.2/30.0
• ARV discount +9.4/15.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• DSCR +3.6/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Updated 2 Story Brick Home Located in Gunpowder Trails. *Huge Living Rm with Gas Fireplace, Patio Doors Leads to Deck For Entertaining *Updated Kitchen, Abundance of Cabinets, Appliances Incl., Breakfast Nook *Formal Dining Rm. *Main Floor Laundry Rm with Utility Sink, Second Floor Features *Master Bedroom Suite With Vaulted Ceilings, Walk-in Shower *Three Other Spacious Bedrooms * Guest Bathroom with Tub * Finished Basement with Egress Window *Oversized 2 Car Garage and much more. Must See! Call Today For Your Personal Showing!

Key facts

• Breakfast nook
• Walkout to deck
• Formal dining

Tags

• LIVING ROOM WITH FIREPLACE
• WALKOUT TO DECK
• SPACIOUS KITCHEN
• BREAKFAST NOOK
• FORMAL DINING
• MAIN-FLOOR LAUNDRY

Property features AI

Exterior

• Parking: Driveway; Garage (2 spaces, faces rear); Off-street parking; On-street parking
• Security: Closed circuit camera(s); Fire sprinkler system
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Two-story single family house; Existing structure
• Construction: Built in 2005; Brick and vinyl siding; Shingle roof; Poured concrete foundation; Vinyl window frames
• Exterior features: Deck; Wood fencing; Cleared lot

Interior

• Kitchen: Stainless steel appliances; Electric oven; Electric range; Dishwasher; Microwave; Refrigerator; Eat-in kitchen with pantry
• Bedrooms: Primary bedroom (13 x 16); Bedroom 2 (11 x 9); Bedroom 3 (12 x 12); Bedroom 4 (12 x 10)
• Flooring: Laminate counters noted (floor type not specified)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air; Forced air heating
• Interior features: Laminate counters; Walk-in closet(s); Pantry; High-speed internet; Eat-in kitchen; Chandelier; Ceiling fan(s); Gas fireplace
• Laundry & utility: Electric dryer hookup; Main level laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-67 ($-807/yr) — negative.
• To cash-flow at today's rent, offer at most $308k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (22.3% below list).
• Recommended offer: $249k (22.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.3% in Burlington — 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 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: Longbranch Elementary School (math 60% / reading 61%, grade B-, #31 of 676 statewide, top 5%, 867 students, 26% 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: 155 active listings in the ZIP; 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 $10k 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 7y 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; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $248,678 (22.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.78% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.90%
• DSCR: 0.96
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $334,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
177 Owl Overlook	0.00mi	4/2.5	1,680 (0%)	1mo	$317,500	$189	99
201 Owl Overlook	0.06mi	3/2.0 (-1)	1,677 (-0%)	2mo	$337,000	$201	88
6854 Gordon Blvd	0.14mi	3/2.0 (-1)	1,652 (-2%)	1mo	$328,000	$199	83
439 Micah Ct	0.24mi	4/3.0	1,618 (-4%)	8mo	$310,000	$192	74
6778 Gordon Blvd	0.36mi	3/2.5 (-1)	1,624 (-3%)	10mo	$325,000	$200	65
2973 Timber Ridge Way	0.56mi	3/2.5 (-1)	1,710 (+2%)	3mo	$285,000	$167	64
7400 Indian Ridge Way	0.42mi	3/2.5 (-1)	1,764 (+5%)	4mo	$329,900	$187	63
6913 Gordon Blvd	0.17mi	3/3.0 (-1)	1,802 (+7%)	12mo	$335,000	$186	63
3008 Ashbrook Cir	0.60mi	3/2.5 (-1)	1,688 (+0%)	8mo	$338,500	$201	60
2951 Babbling Brook Way	0.66mi	4/2.0	1,736 (+3%)	4mo	$350,000	$202	58
7704 Falls Creek Way	0.50mi	3/2.5 (-1)	1,560 (-7%)	8mo	$325,000	$208	53
7375 Sterling Springs Way	0.57mi	3/2.5 (-1)	1,514 (-10%)	8mo	$258,000	$170	45

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: -17.8%
• Equity multiple: 0.37×
• Total profit: $-56,211
• Equity at exit: $47,713

10-year hold

• IRR: -10.0%
• Equity multiple: 0.39×
• Total profit: $-54,761
• Equity at exit: $27,668

Cash invested: $89,600 (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: 155
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,487 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$220 /mo · $2,645/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $-67

Break-even live

Break-even rent $2,572

Max offer price $308,116

Occupancy floor 98%

Sensitivity live

Price	-10% $114	-5% $23	+0% $-67	+5% $-158	+10% $-248
Rent	-10% $-264	-5% $-165	+0% $-67	+5% $31	+10% $129
Rate	-1.0pp $94	-0.5pp $14	base $-67	+0.5pp $-150	+1.0pp $-235

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-04-28
   status Pending
2. 2026-04-27
   listed $320,000 Active
3. 2020-04-13
   soldstatus $227,500
4. 2020-04-10
   soldstatus $227,500 Closed 544-char remark

   Show marketing remark (544 chars)

   Great Updated 2 Story Brick Home Located in Gunpowder Trails. *Huge Living Rm with Gas Fireplace, Patio Doors Leads to Deck For Entertaining *Updated Kitchen, Abundance of Cabinets, Appliances Incl., Breakfast Nook *Formal Dining Rm. *Main Floor Laundry Rm with Utility Sink, Second Floor Features *Master Bedroom Suite With Vaulted Ceilings, Walk-in Shower *Three Other Spacious Bedrooms * Guest Bathroom with Tub * Finished Basement with Egress Window *Oversized 2 Car Garage and much more. Must See! Call Today For Your Personal Showing!

5. 2020-03-09
   status Pending 544-char remark

   Show marketing remark (544 chars)

   Great Updated 2 Story Brick Home Located in Gunpowder Trails. *Huge Living Rm with Gas Fireplace, Patio Doors Leads to Deck For Entertaining *Updated Kitchen, Abundance of Cabinets, Appliances Incl., Breakfast Nook *Formal Dining Rm. *Main Floor Laundry Rm with Utility Sink, Second Floor Features *Master Bedroom Suite With Vaulted Ceilings, Walk-in Shower *Three Other Spacious Bedrooms * Guest Bathroom with Tub * Finished Basement with Egress Window *Oversized 2 Car Garage and much more. Must See! Call Today For Your Personal Showing!

6. 2020-02-24
   price $229,900 544-char remark

   Show marketing remark (544 chars)

   Great Updated 2 Story Brick Home Located in Gunpowder Trails. *Huge Living Rm with Gas Fireplace, Patio Doors Leads to Deck For Entertaining *Updated Kitchen, Abundance of Cabinets, Appliances Incl., Breakfast Nook *Formal Dining Rm. *Main Floor Laundry Rm with Utility Sink, Second Floor Features *Master Bedroom Suite With Vaulted Ceilings, Walk-in Shower *Three Other Spacious Bedrooms * Guest Bathroom with Tub * Finished Basement with Egress Window *Oversized 2 Car Garage and much more. Must See! Call Today For Your Personal Showing!

7. 2020-02-10
   price $234,900 544-char remark

   Show marketing remark (544 chars)

   Great Updated 2 Story Brick Home Located in Gunpowder Trails. *Huge Living Rm with Gas Fireplace, Patio Doors Leads to Deck For Entertaining *Updated Kitchen, Abundance of Cabinets, Appliances Incl., Breakfast Nook *Formal Dining Rm. *Main Floor Laundry Rm with Utility Sink, Second Floor Features *Master Bedroom Suite With Vaulted Ceilings, Walk-in Shower *Three Other Spacious Bedrooms * Guest Bathroom with Tub * Finished Basement with Egress Window *Oversized 2 Car Garage and much more. Must See! Call Today For Your Personal Showing!

8. 2020-02-06
   soldstatus $165,000
9. 2020-01-24
   price $242,400 544-char remark

   Show marketing remark (544 chars)

   Great Updated 2 Story Brick Home Located in Gunpowder Trails. *Huge Living Rm with Gas Fireplace, Patio Doors Leads to Deck For Entertaining *Updated Kitchen, Abundance of Cabinets, Appliances Incl., Breakfast Nook *Formal Dining Rm. *Main Floor Laundry Rm with Utility Sink, Second Floor Features *Master Bedroom Suite With Vaulted Ceilings, Walk-in Shower *Three Other Spacious Bedrooms * Guest Bathroom with Tub * Finished Basement with Egress Window *Oversized 2 Car Garage and much more. Must See! Call Today For Your Personal Showing!

10. 2020-01-09
    status Active 544-char remark

    Show marketing remark (544 chars)

    Great Updated 2 Story Brick Home Located in Gunpowder Trails. *Huge Living Rm with Gas Fireplace, Patio Doors Leads to Deck For Entertaining *Updated Kitchen, Abundance of Cabinets, Appliances Incl., Breakfast Nook *Formal Dining Rm. *Main Floor Laundry Rm with Utility Sink, Second Floor Features *Master Bedroom Suite With Vaulted Ceilings, Walk-in Shower *Three Other Spacious Bedrooms * Guest Bathroom with Tub * Finished Basement with Egress Window *Oversized 2 Car Garage and much more. Must See! Call Today For Your Personal Showing!

11. 2020-01-09
    historical 544-char remark

    Show marketing remark (544 chars)

    Great Updated 2 Story Brick Home Located in Gunpowder Trails. *Huge Living Rm with Gas Fireplace, Patio Doors Leads to Deck For Entertaining *Updated Kitchen, Abundance of Cabinets, Appliances Incl., Breakfast Nook *Formal Dining Rm. *Main Floor Laundry Rm with Utility Sink, Second Floor Features *Master Bedroom Suite With Vaulted Ceilings, Walk-in Shower *Three Other Spacious Bedrooms * Guest Bathroom with Tub * Finished Basement with Egress Window *Oversized 2 Car Garage and much more. Must See! Call Today For Your Personal Showing!

12. 2020-01-08
    listed $249,900 Active 544-char remark

    Show marketing remark (544 chars)

    Great Updated 2 Story Brick Home Located in Gunpowder Trails. *Huge Living Rm with Gas Fireplace, Patio Doors Leads to Deck For Entertaining *Updated Kitchen, Abundance of Cabinets, Appliances Incl., Breakfast Nook *Formal Dining Rm. *Main Floor Laundry Rm with Utility Sink, Second Floor Features *Master Bedroom Suite With Vaulted Ceilings, Walk-in Shower *Three Other Spacious Bedrooms * Guest Bathroom with Tub * Finished Basement with Egress Window *Oversized 2 Car Garage and much more. Must See! Call Today For Your Personal Showing!

13. 2019-11-29
    historical
14. 2019-08-24
    listed $219,000
15. 2019-08-13
    historical
16. 2019-07-26
    listed $228,900
17. 2019-07-17
    historical
18. 2019-06-28
    listed $234,900
19. 2019-06-24
    historical
20. 2019-06-04
    listed $244,900

ⓘ 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: $2,645 · $220/mo
• Projected year-2 tax: $2,752 · $229/mo
• Expected delta: +$107/yr (+$9/mo · 4.1%)

ⓘ 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: $29,841
• − Mortgage interest: −$17,925
• − Property taxes: −$2,645
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,387
• − Management: −$2,387
• − Depreciation: −$9,309
• Taxable loss: −$6,412
• Est. tax savings @ 24.0%: +$1,539
• After-tax cash flow: $732/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

• 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

+30.7% since first listed

20 events — show timeline

• 2026-04-28 Pending — NKMLS
• 2026-04-27 Listed $320,000 NKMLS
• 2020-04-13 Sold (Public Records) $227,500 Public Records
• 2020-04-10 Sold (MLS) $227,500 NKMLS
• 2020-03-09 Pending — NKMLS
• 2020-02-24 Price Changed $229,900 NKMLS
• 2020-02-10 Price Changed $234,900 NKMLS
• 2020-02-06 Sold (Public Records) $165,000 Public Records
• 2020-01-24 Price Changed $242,400 NKMLS
• 2020-01-09 Relisted — NKMLS
• 2020-01-09 Listing Removed — NKMLS
• 2020-01-08 Listed $249,900 NKMLS
• 2019-11-29 Listing Removed — NKMLS
• 2019-08-24 Listed $219,000 NKMLS
• 2019-08-13 Listing Removed — NKMLS
• 2019-07-26 Listed $228,900 NKMLS
• 2019-07-17 Listing Removed — NKMLS
• 2019-06-28 Listed $234,900 NKMLS
• 2019-06-24 Listing Removed — NKMLS
• 2019-06-04 Listed $244,900 NKMLS

Property tax history

+2.0%/yr

Latest (2025): $2,645 · +1.7% YoY. Source: county tax records.