Kimbell Plan · Walton, KY 41094

$184,990

2 bd · 2.0 ba · 1,065 sqft · Townhouse · 785 Days on market

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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 +16.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The Kimbell condominium floorplan offers a bright and airy design with vaulted ceilings and ample natural light throughout. The open kitchen seamlessly connects to the family room, creating an inviting space perfect for entertaining or relaxing. A flexible second bedroom can easily double as a study, providing versatility to suit your lifestyle. The owners suite boasts a spacious walk-in closet with additional storage, offering both comfort and practicality. The Kimbell combines thoughtful design and functionality, making it an ideal choice for your next home.

Key facts

• Listed 785 days

Property features AI

Finance

• Financial info: List price $184,990

Exterior

• Home design: New construction plan; Kimbell plan
• Exterior features: Living area approximately 1065

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Plan: Kimbell

🏗️ New construction. The $184,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $208,740.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $185k.

Deal economics

• At list price, monthly cash flow is $122 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.0% vs local median 2.8% in Walton — 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 73/100 on livability (#115 in KY, #4,981 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Walton-Verona Independent (rural): math 37% / reading 48% proficiency, ranked #23 of 165 in KY (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 179 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $6k 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 785 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

Recommended offer $162,791 (12.0% below list)

Questions for the listing agent

1. It's been on market 785 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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: 0.95% ✗
• Cap rate: 7.00%
• Cash-on-cash: 2.51%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $208,740
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
898 Walton Terrace Dr Unit 11-300	0.11mi	2/2.0	1,082 (+2%)	2mo	$206,367	$191	91
750 Crescent Lndg Unit 1-202	0.08mi	2/2.0	1,087 (+2%)	3mo	$257,000	$236	91
859 Walton Terrace Dr Unit 8-305	0.10mi	2/2.0	1,051 (-1%)	3mo	$203,000	$193	90
758 Crescent Lndg Unit 1-300	0.08mi	2/2.0	1,051 (-1%)	5mo	$208,921	$199	90
860 Walton Terrace Dr Unit 12-303	0.11mi	2/2.0	1,132 (+6%)	1mo	$236,000	$208	84
864 Walton Terrace Dr Unit 12-203	0.11mi	2/2.0	1,132 (+6%)	4mo	$254,000	$224	81
725 Walton Terrace Dr	0.05mi	2/2.0	1,188 (+12%)	0mo	$218,000	$184	78
754 Crescent Landing Dr Unit 1-302	0.08mi	2/2.0	1,205 (+13%)	0mo	$236,000	$196	74
742 Crescent Lndg Unit 1-303	0.08mi	2/2.0	1,213 (+14%)	1mo	$238,250	$196	72
871 Walton Terrace Dr	0.11mi	2/2.0	1,223 (+15%)	2mo	$291,000	$238	69
822 Walton Terrace Dr Unit 13-302	0.10mi	2/2.0	1,213 (+14%)	4mo	$227,000	$187	68
855 Walton Terrace Dr	0.10mi	2/2.0	1,223 (+15%)	5mo	$234,957	$192	66

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: -12.3%
• Equity multiple: 0.56×
• Total profit: $-26,001
• Equity at exit: $31,124

10-year hold

• IRR: -3.2%
• Equity multiple: 0.79×
• Total profit: $-12,484
• Equity at exit: $18,048

Cash invested: $58,447 (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 41094

• Home prices YoY: -28.1%
• Active inventory: 179
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,981 medium
• Mortgage (P&I): −$1,095
• Tax est. 1.5%: −$261 /mo · $3,131/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $122

Break-even live

Break-even rent $1,826

Max offer price $208,740

Occupancy floor 89%

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: $52,185
• Closing costs: $6,262
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
734 Crescent Lndg Unit 1-304 Walton, KY	3.0	2.0	1500	$2,500	$1.67	23d	1	0.09mi
12800 Towne Center Dr Walton, KY	2.0	1.0	880	$1,076	$1.22	11d	1	0.20mi

Listing history 15 events

1. 2026-06-18
   days on market $184,990 Active 785 DOM
2. 2026-06-17
   days on market $184,990 Active 784 DOM
3. 2026-06-16
   days on market $184,990 Active 783 DOM
4. 2026-06-15
   days on market $184,990 Active 782 DOM
5. 2026-06-13
   days on market $184,990 Active 780 DOM
6. 2026-06-12
   days on market $184,990 Active 779 DOM
7. 2026-06-09
   days on market $184,990 Active 776 DOM
8. 2026-06-08
   days on market $184,990 Active 775 DOM
9. 2026-06-07
   days on market $184,990 Active 774 DOM
10. 2026-06-07
    days on market $184,990 Active 773 DOM
11. 2026-06-04
    days on market $184,990 Active 770 DOM
12. 2026-06-02
    days on market $184,990 Active 769 DOM
13. 2026-06-01
    days on market $184,990 Active 768 DOM
14. 2026-05-31
    days on market $184,990 Active 767 DOM
15. 2026-05-31
    days on market $184,990 Active 766 DOM

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

Taxation est. · year 1

• Rental income: $23,771
• − Mortgage interest: −$11,693
• − Property taxes: −$3,131
• − Insurance: −$1,044
• − Repairs & maintenance: −$1,902
• − Management: −$1,902
• − Depreciation: −$6,072
• Taxable loss: −$1,972
• Est. tax savings @ 24.0%: +$473
• After-tax cash flow: $1,942/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: Walton-Verona Independent
• NCES district ID: 2105700
• Math proficiency: 37% ▼ -13.00%
• Reading proficiency: 48% ▼ -16.00%
• Median HH income: $62,603
• Composite: 37.73/100
• National rank: #4354
• State rank: #23 of 165 in KY

Livability — Walton

• Score: 73/100
• State rank: #115
• US rank: #4981

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Walton, KY
• Population (ZIP): 14,798

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 (89%)
• Race & ethnicity: White 89% Two or more races 5% Hispanic / Latino 4% Pacific Islander 1%
• Common ancestry: Slovak 1% Iranian 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 3% Other Asian/Pacific 1% Russian/Polish/Slavic 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: ▼ -88.84%
• Current HPI: 227.3544
• 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