12241 Dixie Hwy · Walton, KY 41094

$120,000

3 bd · 2.0 ba · 1,703 sqft · SingleFamily public records · 28 Days on market

Built 1948 1.43 ac lot

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Why this score? — see what drove the C+ 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 +25.3/30.0
• 1% rule +9.3/10.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 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

Welcome home to this charming 3 bedroom, 3 bathroom ranch perfectly situated on 1.43 beautiful acres! Enjoy peaceful country living just minutes from town. This spacious home offers a comfortable layout with a large living area, bright kitchen, and cozy bedrooms. Relax on the front porch and take in the tranquil views or make the most of the expansive yard with endless possibilities for outdoor fun, gardening, or future expansion. Located in the highly sought-after Walton-Verona School district- this one is full of potential and ready for your personal touch!

Key facts

• Expansive yard
• Front porch
• 1.43 acre lot

Tags

• FRONT PORCH
• EXPANSIVE YARD
• WALTON-VERONA SCHOOL DISTRICT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% 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.
• Zoned schools: Walton-Verona Elementary School (math 52% / reading 48%, grade D+, #98 of 676 statewide, top 15%, 734 students, 38% FRL); Walton-Verona Middle School (math 31% / reading 49%, grade F, #59 of 217 statewide, top 29%, 547 students, 34% FRL); Walton-Verona High School (math 37% / reading 42%, grade F, #40 of 254 statewide, top 19%, 549 students, 30% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: 179 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 $830 of loan paydown is wiped out by about $4k 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 28 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 25y ago; this cycle's ask has dropped $212k (64%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price; built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $118,200 (1.5% below list)

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
6. 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.
7. 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: 1.43% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.78%
• DSCR: 1.44
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $342,303
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
157 Zinfandel Ln	0.49mi	3/2.5	1,711 (+0%)	10mo	$365,000	$213	66
113 Zinfandel Ln	0.40mi	3/3.5	1,856 (+9%)	0mo	$384,900	$207	60
226 Veneto Dr	0.53mi	3/2.5	1,774 (+4%)	9mo	$314,000	$177	59
174 Zinfandel Ln	0.55mi	3/2.5	1,856 (+9%)	1mo	$365,000	$197	57
232 University Dr	0.63mi	4/2.5 (+1)	1,613 (-5%)	1mo	$332,000	$206	54
210 Ashwood Dr	0.40mi	3/2.0	1,552 (-9%)	18mo	$229,000	$148	52
401 Molise Cir	0.57mi	4/2.5 (+1)	1,620 (-5%)	11mo	$325,000	$201	49
12169 Farmer Dr	0.64mi	3/2.5	1,947 (+14%)	4mo	$359,900	$185	41
324 Chardonnay Vly	0.70mi	3/2.5	1,891 (+11%)	7mo	$365,000	$193	41
556 Summer Pointe Dr	0.71mi	3/3.0	1,477 (-13%)	6mo	$300,000	$203	36

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: -1.4%
• Equity multiple: 0.95×
• Total profit: $-1,814
• Equity at exit: $17,892

10-year hold

• IRR: 8.4%
• Equity multiple: 1.64×
• Total profit: $21,632
• Equity at exit: $10,375

Cash invested: $33,600 (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 41094

• Home prices YoY: -28.1%
• Active inventory: 179
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,720 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$406 /mo · $4,871/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $274

Break-even live

Break-even rent $1,374

Max offer price $120,000

Occupancy floor 79%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-03-17
   status Pending
2. 2026-03-17
   price $120,000
3. 2026-02-17
   listed $332,000 Active
4. 2026-02-17
   historical
5. 2026-01-18
   price $332,000
6. 2026-01-03
   price $340,000
7. 2025-11-24
   price $345,000
8. 2025-10-29
   listed $350,000 Active
9. 2025-10-29
   historical
10. 2025-10-20
    price $365,000
11. 2025-10-13
    price $375,000
12. 2025-10-09
    listed $380,000 Active
13. 2021-10-12
    soldstatus $304,000
14. 2021-10-07
    soldstatus $304,000 Closed
15. 2021-08-23
    status Pending
16. 2021-08-20
    listed $294,000 Active
17. 2016-05-19
    soldstatus $175,000
18. 2016-04-29
    soldstatus $174,900
19. 2016-03-15
    listed $174,900
20. 2013-12-31
    historical
21. 2013-05-01
    listed $127,000
22. 2011-12-30
    historical
23. 2011-03-02
    listed $164,900
24. 2001-09-10
    historical
25. 2001-06-08
    listed $249,000
26. 1988-09-07
    soldstatus $84,000

ⓘ 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: $4,871 · $406/mo
• Projected year-2 tax: $4,871 · $406/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 18 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: $20,645
• − Mortgage interest: −$6,722
• − Property taxes: −$4,871
• − Insurance: −$600
• − Repairs & maintenance: −$1,652
• − Management: −$1,652
• − Depreciation: −$3,491
• Taxable income: $1,658
• Est. tax owed @ 24.0%: −$398
• After-tax cash flow: $2,889/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

• 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

Price history

+42.9% since first listed

26 events — show timeline

• 2026-03-17 Pending — NKMLS
• 2026-03-17 Price Changed $120,000 NKMLS
• 2026-02-17 Listing Removed — NKMLS
• 2026-02-17 Listed $332,000 NKMLS
• 2026-01-18 Price Changed $332,000 NKMLS
• 2026-01-03 Price Changed $340,000 NKMLS
• 2025-11-24 Price Changed $345,000 NKMLS
• 2025-10-29 Listing Removed — NKMLS
• 2025-10-29 Listed $350,000 NKMLS
• 2025-10-20 Price Changed $365,000 NKMLS
• 2025-10-13 Price Changed $375,000 NKMLS
• 2025-10-09 Listed $380,000 NKMLS
• 2021-10-12 Sold (Public Records) $304,000 Public Records
• 2021-10-07 Sold (MLS) $304,000 NKMLS
• 2021-08-23 Pending — NKMLS
• 2021-08-20 Listed $294,000 NKMLS
• 2016-05-19 Sold (Public Records) $175,000 Public Records
• 2016-04-29 Sold (MLS) $174,900 NKMLS
• 2016-03-15 Listed $174,900 NKMLS
• 2013-12-31 Listing Removed — NKMLS
• 2013-05-01 Listed $127,000 NKMLS
• 2011-12-30 Listing Removed — NKMLS
• 2011-03-02 Listed $164,900 NKMLS
• 2001-09-10 Listing Removed — NKMLS
• 2001-06-08 Listed $249,000 NKMLS
• 1988-09-07 Sold (Public Records) $84,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $4,871 · -0.7% YoY. Source: county tax records.