13 Taylor Ln

Dry Ridge, KY 41035

$45,000B-

3 bd · 1.0 ba · 980 sqft · Built 1991 · Other · Active · 28 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $878/mo
• Mortgage (P&I): −$236
• Tax + insurance: −$36
• HOA: −$0
• Vac / Maint / Mgmt: −$184
• Net cashflow: $422/mo
• Annual: $5,062/yr
• Cap rate: 17.54%
• Cash-on-cash: 40.17%
• DSCR: 2.79
• 1% rule: 1.95%
• Cash to close: $12,600

Investor read

• This is a 3-bed/1.0-bath other listed at $45k.
• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($878 rent vs $45k).
• It's been on market 28 days — a 2% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $44k (1.5% below list) — sets the bar for market timing.
• Local home prices are declining (-3.0%/yr); year-one equity from $311 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Location reads 67/100 on livability (#217 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: schools D-, amenities F, commute F.
• Grant County (town): math 25% / reading 33% proficiency, ranked #112 of 165 in KY (top 68%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 103 active listings in the ZIP; 108 units permitted in Grant County in 2024 (12 in 5+ unit buildings).
• Grant County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

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?
• 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.