4 Woodland Ave · Florence, KY 41042

$190,000

2 bd · 1.0 ba · 862 sqft · SingleFamily public records · 4 Days on market

Built 1955 7,800 sqft lot Est $217k · 13% under

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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 +14.2/30.0
• ARV discount +13.1/15.0
• DSCR +4.3/10.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• Rent growth +3.4/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Your search stops here! This lovely well maintained ranch home offers a newer roof, vinyl siding*replacement Gilkey windows*refinished wood flooring*freshly painted*spacious storage shed*covered front porch*study could be used as a 3rd bedroom*flat yard and convenience to everything. All the appliances included and a 1 year warranty. Close to the bus line! Move in condition!

Key facts

• Wood flooring
• Covered front porch
• Flexible study

Tags

• VINYL SIDING
• WOOD FLOORING
• COVERED FRONT PORCH
• FLAT FULLY FENCED YARD
• SPACIOUS STORAGE SHED
• FLEXIBLE STUDY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $32 ($383/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (21.4% below list).
• Recommended offer: $149k (21.4% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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-.
• 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: Hillard Collins Elementary School (math 22% / reading 25%, grade F, #515 of 676 statewide, top 77%, 483 students, 65% FRL); Rector A. Jones Middle School (math 11% / reading 29%, grade F, #206 of 217 statewide, top 95%, 679 students, 74% FRL); Boone County High School (math 21% / reading 32%, grade F, #174 of 254 statewide, top 69%, 1,279 students, 53% FRL) — zoned schools average 64% FRL vs 30% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 23% at this address vs 46% district-wide (-23 pts) — the specific schools serving this property underperform the Boone County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.4%/yr); 271 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 25y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $85k; list at $190k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,297 (21.4% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.79% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.72%
• DSCR: 1.03
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $217,224
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 Grand Ave	0.12mi	2/1.0	957 (+11%)	11mo	$175,000	$183	67
110 Valley Dr	0.37mi	2/1.0	780 (-10%)	1mo	$210,000	$269	66
26 Lee St	0.43mi	3/1.5 (+1)	872 (+1%)	16mo	$245,000	$281	57
7729 Hollywood Dr	0.12mi	3/1.0 (+1)	944 (+10%)	23mo	$250,000	$265	55
3 Circle Dr	0.49mi	3/1.0 (+1)	864 (+0%)	22mo	$210,000	$243	54
11 Bell St	0.44mi	2/1.0	899 (+4%)	23mo	$200,000	$222	53
25 Lake Dr	0.31mi	3/1.5 (+1)	972 (+13%)	8mo	$245,000	$252	51
10 Utz Dr	0.69mi	2/1.0	910 (+6%)	12mo	$235,000	$258	48
36 Miriam Dr	0.51mi	3/1.0 (+1)	950 (+10%)	12mo	$209,000	$220	44
138 Roger Ln	0.53mi	3/2.0 (+1)	952 (+10%)	7mo	$239,900	$252	43

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 · 3.42% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.47×
• Total profit: $-28,201
• Equity at exit: $28,330

10-year hold

• IRR: -5.6%
• Equity multiple: 0.63×
• Total profit: $-19,638
• Equity at exit: $16,428

Cash invested: $53,200 (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: 271
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,493 high
• Mortgage (P&I): −$996
• Tax from tax record: −$72 /mo · $864/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $32

Break-even live

Break-even rent $1,453

Max offer price $190,000

Occupancy floor 93%

Sensitivity live

Price	-10% $139	-5% $86	+0% $32	+5% $-22	+10% $-76
Rent	-10% $-86	-5% $-27	+0% $32	+5% $91	+10% $150
Rate	-1.0pp $128	-0.5pp $80	base $32	+0.5pp $-17	+1.0pp $-67

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7650 Ewing Blvd Florence, KY	1.0–2.0	1.0–2.0	915	$1,465	$1.60	0d	8	0.21mi
7536 Hillcrest Dr Florence, KY	1.0–3.0	1.0–2.0	933	$1,484	$1.59	0d	16	0.31mi
6827 Shenandoah Dr Florence, KY	1.0	1.0	750	$988	$1.32	4d	5	0.87mi
101 Pinehurst Dr Florence, KY	1.0–2.0	1.0	815	$1,399	$1.72	25d	6	0.91mi
8000 Preakness Dr Florence, KY	1.0–3.0	1.0–2.0	1110	$1,642	$1.48	0d	30	1.06mi
6805 Sebree Dr Florence, KY	1.0–3.0	1.0–1.5	901	$1,392	$1.55	0d	14	1.14mi
6700 Hopeful Rd Florence, KY	1.0–3.0	1.5–2.5	1165	$1,880	$1.61	0d	16	1.41mi

Listing history 11 events

1. 2026-03-28
   status Pending
2. 2026-03-24
   listed $190,000 Active
3. 2017-12-27
   soldstatus $85,000
4. 2017-12-15
   soldstatus $85,500 377-char remark

   Show marketing remark (377 chars)

   Your search stops here! This lovely well maintained ranch home offers a newer roof, vinyl siding*replacement Gilkey windows*refinished wood flooring*freshly painted*spacious storage shed*covered front porch*study could be used as a 3rd bedroom*flat yard and convenience to everything. All the appliances included and a 1 year warranty. Close to the bus line! Move in condition!

5. 2017-10-31
   listed $89,900 377-char remark

   Show marketing remark (377 chars)

   Your search stops here! This lovely well maintained ranch home offers a newer roof, vinyl siding*replacement Gilkey windows*refinished wood flooring*freshly painted*spacious storage shed*covered front porch*study could be used as a 3rd bedroom*flat yard and convenience to everything. All the appliances included and a 1 year warranty. Close to the bus line! Move in condition!

6. 2017-10-12
   soldstatus $50,000
7. 2017-09-27
   soldstatus $50,000 22-char remark

   Show marketing remark (22 chars)

   PENDING WHEN SUBMITTED

8. 2017-09-08
   listed $50,000 22-char remark

   Show marketing remark (22 chars)

   PENDING WHEN SUBMITTED

9. 2003-11-10
   soldstatus $52,000
10. 2002-04-03
    historical
11. 2001-10-03
    listed $81,000

ⓘ 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: $864 · $72/mo
• Projected year-2 tax: $1,634 · $136/mo
• Expected delta: +$770/yr (+$64/mo · 89.2%)

ⓘ 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 ≥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: $17,916
• − Mortgage interest: −$10,643
• − Property taxes: −$864
• − Insurance: −$950
• − Repairs & maintenance: −$1,433
• − Management: −$1,433
• − Depreciation: −$5,527
• Taxable loss: −$2,935
• Est. tax savings @ 24.0%: +$704
• After-tax cash flow: $1,087/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

• Census place: Florence, KY
• 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

+134.6% since first listed

11 events — show timeline

• 2026-03-28 Pending — NKMLS
• 2026-03-24 Listed $190,000 NKMLS
• 2017-12-27 Sold (Public Records) $85,000 Public Records
• 2017-12-15 Sold (MLS) $85,500 NKMLS
• 2017-10-31 Listed $89,900 NKMLS
• 2017-10-12 Sold (Public Records) $50,000 Public Records
• 2017-09-27 Sold (MLS) $50,000 NKMLS
• 2017-09-08 Listed $50,000 NKMLS
• 2003-11-10 Sold (Public Records) $52,000 Public Records
• 2002-04-03 Listing Removed — NKMLS
• 2001-10-03 Listed $81,000 NKMLS

Property tax history

+1.7%/yr

Latest (2025): $864 · +1.9% YoY. Source: county tax records.