967 Augusta Ct · Union, KY 41091

$223,500

2 bd · 1.5 ba · 1,296 sqft · Townhouse public records · 22 Days on market

Built 1997 828 sqft lot Est $273k · 18% under $275/mo HOA · 13% 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 +15.0/15.0
• Cash flow +11.2/30.0
• 1% rule +4.3/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3-Level Condo In Triple Crown - Your Perfect Retreat! 2 Bedrooms And 2 Baths: Thoughtfully Designed For Comfort And Convenience * Beautiful Kitchen: Featuring Elegant White Cabinets, Striking Black Granite Countertops, And A Stunning Glass Mosaic Tile Backsplash - All Appliances Stay * Spacious Living Quarters: Located On The First Level, The Living Room Walks Out To A Lush Backyard, Perfect For Relaxation And Entertaining * Versatile Basement: Ideal For A 3rd Bedroom, Workout Gym, Or Office - The Possibilities Are Endless * Why You'll Love It: This Condo Offers The Perfect Blend Of Style And Functionality, Making It An Ideal Home For Any Lifestyle. Located In The Desirable Triple

Key facts

• Lush backyard
• Versatile basement
• 3 level condo

Tags

• 3 LEVEL CONDO
• BLACK GRANITE COUNTERTOPS
• GLASS MOSAIC TILE BACKSPLASH
• LUSH BACKYARD
• VERSATILE BASEMENT
• TRIPLE CROWN COMMUNITY

Property features AI

Finance

• Other: Directions: Triple Crown to Promonade by Fischer to Turnberry to left on Augusta Ct.
• HOA & community: Monthly association fee of $275; HOA covers grounds and structure maintenance, snow removal and trash

Exterior

• Parking: Driveway; 1-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available; Sewer available; Water available
• Home design: Townhouse; Three or more levels; Existing structure; Built in 1997
• Construction: Brick and vinyl siding construction; Shingle roof; Poured concrete foundation
• Exterior features: Patio; Aluminum-clad, double-hung and slider windows; Paved road frontage on a city street; Irregular lot

Interior

• Kitchen: Electric oven; Electric range; Dishwasher; Disposal; Microwave; Refrigerator
• Bedrooms: Primary bedroom (16 x 12); Bedroom 2 (11 x 10)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating (electric)
• Interior features: Walk-in closets; Stone counters; Chandelier; High ceilings; Multi-panel doors; Recessed lighting; Marble, wood-burning fireplace; Partial basement
• Laundry & utility: Washer hookup; Electric dryer hookup (lower level)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $224k.

Deal economics

• At list price, monthly cash flow is $-85 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (6.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (7.2% below list).
• Recommended offer: $207k (7.2% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 2.4% in Union — 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 78/100 on livability (#79 in KY, #2,521 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: 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: New Haven Elementary School (math 60% / reading 54%, grade C+, #47 of 676 statewide, top 8%, 675 students, 22% FRL); Gray Middle School (math 57% / reading 61%, grade B, #3 of 217 statewide, top 1%, 1,029 students, 27% FRL); Larry A. Ryle High School (math 50% / reading 48%, grade D, #15 of 254 statewide, top 6%, 2,013 students, 32% FRL) — zoned schools at 27% FRL track the district average.
• Market conditions: 469 active listings in the ZIP; 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 $7k 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

• It's been on market 22 days — a 2% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $136k; list at $224k implies a 64% gain — meaningful room to come down on a strong offer.

Recommended offer $207,434 (7.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 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: 0.93% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.62%
• DSCR: 0.93
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $273,456
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
936 Oakmont Ct	0.04mi	2/2.5	1,296 (0%)	6mo	$229,900	$177	89
10832 Doral Ct	0.18mi	2/1.5	1,296 (0%)	13mo	$225,000	$174	81
10878 St Andrews Dr	0.12mi	2/3.0	1,430 (+10%)	1mo	$323,000	$226	70
10893 Saint Andrews Dr	0.11mi	3/2.5 (+1)	1,296 (0%)	23mo	$224,500	$173	66
10887 Saint Andrews Dr	0.10mi	2/3.0	1,104 (-15%)	9mo	$232,500	$211	58
10506 Masters Dr	0.50mi	2/2.5	1,428 (+10%)	12mo	$317,000	$222	46
10446 Masters Dr	0.56mi	2/2.5	1,428 (+10%)	14mo	$328,250	$230	41

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: -18.9%
• Equity multiple: 0.34×
• Total profit: $-41,466
• Equity at exit: $33,325

10-year hold

• IRR: -11.3%
• Equity multiple: 0.32×
• Total profit: $-42,476
• Equity at exit: $19,324

Cash invested: $62,580 (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 41091

• Active inventory: 469
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,074 medium
• Mortgage (P&I): −$1,172
• Tax from tax record: −$183 /mo · $2,198/yr
• Insurance: −$93
• HOA: −$275
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $-85

Break-even live

Break-even rent $2,181

Max offer price $208,548

Occupancy floor 99%

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: $55,875
• Closing costs: $6,705
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $275 · $3,300/yr
• Likely covers: gym

Listing history 7 events

1. 2026-05-15
   status Pending
2. 2026-05-13
   price $223,500
3. 2026-04-23
   listed $228,500 Active
4. 2021-02-12
   soldstatus $136,000
5. 2017-09-05
   soldstatus $122,000
6. 1999-06-01
   soldstatus $97,000
7. 1997-09-22
   soldstatus $100,014

ⓘ 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: $2,198 · $183/mo
• Projected year-2 tax: $2,198 · $183/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 ≥102°F today · 19 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,892
• − Mortgage interest: −$12,519
• − Property taxes: −$2,198
• − Insurance: −$1,118
• − Repairs & maintenance: −$1,991
• − Management: −$1,991
• − HOA: −$3,300
• − Depreciation: −$6,502
• Taxable loss: −$4,728
• Est. tax savings @ 24.0%: +$1,135
• After-tax cash flow: $119/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 — Union

• Score: 78/100
• State rank: #79
• US rank: #2521

Category grades

Amenities F Commute F Cost of living C+ Crime A+ Employment A+ Housing A+ Health & safety C+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 24,371

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 (90%)
• Race & ethnicity: White 90% Two or more races 4% Asian 3% Black 2% Hispanic / Latino 2%
• Common ancestry: Italian 4% Lithuanian 3% Serbian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 1% Other Indo-European 1% 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: ▼ -101.29%
• Current HPI: 175.3571
• Rent YoY: —
• Metro: —
• 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

+123.5% since first listed

7 events — show timeline

• 2026-05-15 Pending — NKMLS
• 2026-05-13 Price Changed $223,500 NKMLS
• 2026-04-23 Listed $228,500 NKMLS
• 2021-02-12 Sold (Public Records) $136,000 Public Records
• 2017-09-05 Sold (Public Records) $122,000 Public Records
• 1999-06-01 Sold (Public Records) $97,000 Public Records
• 1997-09-22 Sold (Public Records) $100,014 Public Records

Property tax history

+5.5%/yr

Latest (2025): $2,198 · +40.1% YoY. Source: county tax records.