5520 Hazel Dr · Florence, KY 41042

$60,000

3 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 26 Days on market

Built 2006

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

2007 Clayton Mobile Home $70,000 or best offer 70 ft 3 bedroom, 2 bath Large wrap round deck over looking lake all newer appliances stay new ceiling fans new flooring newly painted newer roof newer faucets & amp; shower heads double pane thermal windows Crestview Lakes Nicest park in NKY $825 a month Includes Garbage removal

Key facts

• Newer faucets
• New ceiling fans
• Newer roof

Tags

• NEWER APPLIANCES
• NEW CEILING FANS
• NEW FLOORING
• NEWLY PAINTED
• NEWER ROOF
• NEWER FAUCETS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 31.0% vs local median 3.4% in Florence — 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 (#82 in KY, #2,763 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime C-, schools D+.
• 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.
• Market conditions: Rents rising (+3.4%/yr); 269 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,430 units permitted in Boone County in 2024 (928 in 5+ unit buildings).
• This rent runs 31% of the median local income ($80k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.

Recommended offer $59,100 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 3.48% ✓
• Cap rate: 31.02%
• Cash-on-cash: 88.31%
• DSCR: 4.93
• GRM: 2.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.42% rent growth · sell at horizon

5-year hold

• IRR: 89.4%
• Equity multiple: 5.16×
• Total profit: $69,936
• Equity at exit: $8,946

10-year hold

• IRR: 92.5%
• Equity multiple: 10.89×
• Total profit: $166,088
• Equity at exit: $5,188

Cash invested: $16,800 (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 41042

• Rents YoY: 3.4%
• Active inventory: 269
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $2,090 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $1,236

Break-even live

Break-even rent $525

Max offer price $60,000

Occupancy floor 36%

Sensitivity live

Price	-10% $1,278	-5% $1,257	+0% $1,236	+5% $1,216	+10% $1,195
Rent	-10% $1,071	-5% $1,154	+0% $1,236	+5% $1,319	+10% $1,401
Rate	-1.0pp $1,267	-0.5pp $1,252	base $1,236	+0.5pp $1,221	+1.0pp $1,205

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
855 Clubtrail Dr Florence, KY	1.0–3.0	1.0–2.5	1158	$2,367	$2.04	3d	16	0.86mi
1700 Charleston Ct Florence, KY	1.0–3.0	1.0–2.0	1095	$1,779	$1.62	3d	14	1.39mi

Listing history 15 events

1. 2026-06-21
   days on market $60,000 Active 26 DOM
2. 2026-06-18
   days on market $60,000 Active 23 DOM
3. 2026-06-17
   days on market $60,000 Active 22 DOM
4. 2026-06-16
   days on market $60,000 Active 21 DOM
5. 2026-06-15
   days on market $60,000 Active 20 DOM
6. 2026-06-13
   days on market $60,000 Active 18 DOM
7. 2026-06-09
   days on market $60,000 Active 14 DOM
8. 2026-06-08
   days on market $60,000 Active 13 DOM
9. 2026-06-07
   days on market $60,000 Active 12 DOM
10. 2026-06-05
    days on market $60,000 Active 9 DOM
11. 2026-06-03
    days on market $60,000 Active 8 DOM
12. 2026-06-02
    days on market $60,000 Active 7 DOM
13. 2026-06-01
    days on market $60,000 Active 6 DOM
14. 2026-05-31
    days on market $60,000 Active 5 DOM
15. 2026-05-26
    listed $60,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $25,078
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$2,006
• − Management: −$2,006
• − Depreciation: −$1,745
• Taxable income: $14,759
• Est. tax owed @ 24.0%: −$3,542
• After-tax cash flow: $11,293/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 — Florence

• Score: 78/100
• State rank: #82
• US rank: #2763

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Boone County · 99,563 people
• City population: 57,634
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 57,634
• Household income: $79,712
• Rent vs Own: 33.2% rent · 66.8% own
• Severe rent burden: 1397.0

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 (78%)
• Race & ethnicity: White 78% Hispanic / Latino 8% Black 7% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Romanian 3% Slovak 2% Iranian 2%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 5% French/Haitian/Cajun 2% Other Indo-European 2%

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: ▼ -195.07%
• Current HPI: 206.3259
• Rent YoY: ▲ 3.42%
• 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

1 event — show timeline

• 2026-05-26 Listed $60,000 FSBO.com

Property tax history

-8.7%/yr

Latest (2025): $117 · -81.6% YoY. Source: county tax records.