766 Crescent Lndg Unit 1-301 · Walton, KY 41094

$269,000

2 bd · 2.0 ba · 1,549 sqft · Condo · 312 Days on market

Built 2025 $205/mo HOA · 8% of rent ↓ 3% since listing

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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 +11.5/30.0
• ARV discount +7.5/15.0
• 1% rule +4.3/10.0
• Schools +3.8/10.0
• Livability +3.7/5.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Trendy new Hayward plan by Fischer Homes in beautiful Crossings at Walton Square featuring penthouse style living with an open concept design with an island kitchen with stainless steel appliances, upgraded multi-height cabinetry with soft close hinges, gleaming granite counters, and walk-in pantry all overlooking the family room and dining room, which has walk-out access to the covered deck. Primary suite with an en suite that includes a double bowl vanity, walk-in shower and 3 closets, 2 being walk-ins. Second bedroom with walk-in closet. Private study with double doors. Attached, 1 bay garage.

Key facts

• Soft close hinges
• Island kitchen
• Open concept design

Tags

• OPEN CONCEPT DESIGN
• ISLAND KITCHEN
• STAINLESS STEEL APPLIANCES
• SOFT CLOSE HINGES
• GLEAMING GRANITE COUNTERS
• WALK-IN PANTRY

Property features AI

Finance

• Financial info: Has home warranty
• HOA & community: Monthly association fee of $205; Association covers management and other items; Has association

Exterior

• Parking: Attached garage; Driveway; Garage faces front; Garage door opener; 1-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Condominium; One level; New construction; Entry level: 1
• Construction: New construction condition; Brick and vinyl siding exterior; Shingle roof; Slab foundation; Built in 2025
• Exterior features: Covered patio/porch; Deck; Vinyl window frames; Paved road access; Condo lot type

Interior

• Kitchen: Stainless steel appliances; Electric range; Dishwasher; Disposal; Microwave
• Bedrooms: Primary bedroom (15 x 12); Bedroom 2 (13 x 12)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Electric heating; Central air conditioning
• Interior features: Kitchen island; Walk-in closet(s); Pantry; Open floorplan; Granite counters; Entrance foyer; Double vanity; Breakfast bar; Multi-panel doors; Smoke detector(s)
• Laundry & utility: Main-level laundry room

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $269k.

Deal economics

• At list price, monthly cash flow is $-89 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (7.1% below list).
• Recommended offer: $237k (12.0% below list) — sets the bar for market timing.
• Cap rate 5.9% 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 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 $2k of loan paydown is wiped out by about $8k 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 312 days — a 12% lower offer ($237k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $236,720 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 312 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.93% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.42%
• DSCR: 0.94
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -18.6%
• Equity multiple: 0.35×
• Total profit: $-49,094
• Equity at exit: $40,109

10-year hold

• IRR: -10.8%
• Equity multiple: 0.34×
• Total profit: $-49,384
• Equity at exit: $23,258

Cash invested: $75,320 (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: 9.0×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,411
• Tax est. 1.5%: −$336 /mo · $4,035/yr
• Insurance: −$112
• HOA: −$205
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-89

Break-even live

Break-even rent $2,613

Max offer price $256,122

Occupancy floor 99%

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	0.03mi

HOA detail condo

• Monthly dues: $205 · $2,460/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $269,000 Active 312 DOM
2. 2026-06-17
   days on market $269,000 Active 311 DOM
3. 2026-06-16
   days on market $269,000 Active 310 DOM
4. 2026-06-15
   days on market $269,000 Active 309 DOM
5. 2026-06-13
   days on market $269,000 Active 307 DOM
6. 2026-06-12
   pricedays on market $269,000 Active 306 DOM
7. 2026-06-09
   days on market $272,000 Active 303 DOM
8. 2026-06-08
   days on market $272,000 Active 302 DOM
9. 2026-06-07
   days on market $272,000 Active 301 DOM
10. 2026-06-07
    days on market $272,000 Active 300 DOM
11. 2026-06-04
    days on market $272,000 Active 297 DOM
12. 2026-06-02
    days on market $272,000 Active 296 DOM
13. 2026-06-01
    days on market $272,000 Active 295 DOM
14. 2026-05-31
    days on market $272,000 Active 294 DOM
15. 2026-05-31
    days on market $272,000 Active 293 DOM
16. 2026-05-08
    price $272,000
17. 2026-04-20
    price $275,676
18. 2026-04-20
    status Active
19. 2026-03-25
    status Pending
20. 2026-03-11
    price $273,000
21. 2026-01-19
    price $276,000
22. 2025-07-15
    listed $279,676 Active

ⓘ 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: $30,000
• − Mortgage interest: −$15,068
• − Property taxes: −$4,035
• − Insurance: −$1,345
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − HOA: −$2,460
• − Depreciation: −$7,825
• Taxable loss: −$5,534
• Est. tax savings @ 24.0%: +$1,328
• After-tax cash flow: $260/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

Price history

-2.7% since first listed

7 events — show timeline

• 2026-05-08 Price Changed $272,000 NKMLS
• 2026-04-20 Price Changed $275,676 NKMLS
• 2026-04-20 Relisted — NKMLS
• 2026-03-25 Pending — NKMLS
• 2026-03-11 Price Changed $273,000 NKMLS
• 2026-01-19 Price Changed $276,000 NKMLS
• 2025-07-15 Listed $279,676 NKMLS