65 Miriam Dr · Florence, KY 41042

$275,000

4 bd · 2.0 ba · 864 sqft · SingleFamily public records · 114 Days on market

Built 1962 8,992 sqft lot Est $218k · 26% over

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Why this score? — see what drove the F 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 +12.7/30.0
• Schools +4.1/10.0
• Livability +3.9/5.0
• DSCR +3.8/10.0
• Rent growth +3.4/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Discover this spacious 4-bedroom, 1 full bath brick ranch offering 2000 sq ft of total finished living space on a nicely landscaped lot. Perfect for families or entertainers, this home combines classic charm with thoughtful upgrades throughout. 1500 sqft main-level living with brand new luxury vinyl plank flooring seamlessly through the open layout, original hardwood floors preserved in 2 bed rooms and kitchen for timeless warmth, stunning kitchen featuring gleaming granite counter tops and show-stopping multi color glazed stone back splash, Bright, sunny rooms with newly replaced windows and exterior doors(approx. 5 yrs old) 500 sq ft of finished lower level living in the 1/2 basement idea

Key facts

• Landscaped lot
• Granite counter tops
• Brick ranch

Tags

• BRICK RANCH
• LANDSCAPED LOT
• LUXURY VINYL PLANK FLOORING
• ORIGINAL HARDWOOD FLOORS
• GRANITE COUNTER TOPS
• NEWLY REPLACED WINDOWS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-29 ($-347/yr) — negative.
• To cash-flow at today's rent, offer at most $270k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (25.2% below list).
• Recommended offer: $206k (25.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Florence Elementary School (math 24% / reading 33%, grade F, #427 of 676 statewide, top 63%, 566 students, 63% 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 63% FRL vs 30% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 25% at this address vs 46% district-wide (-21 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); 265 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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).
• 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 $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 114 days — a 9% lower offer ($250k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 31y ago; this cycle's ask is 12721% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $109k; list at $275k implies a 152% gain — meaningful room to come down on a strong offer.

Recommended offer $205,703 (25.2% 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 114 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.75% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.45%
• DSCR: 0.98
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $217,728
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
76 Miriam Dr	0.06mi	4/2.0	940 (+9%)	7mo	$200,000	$213	76
36 Miriam Dr	0.11mi	3/1.0 (-1)	950 (+10%)	12mo	$209,000	$220	59
25 Lake Dr	0.29mi	3/1.5 (-1)	972 (+12%)	8mo	$245,000	$252	52
37 Utz Dr	0.69mi	3/2.5 (-1)	924 (+7%)	15mo	$275,000	$298	37
7729 Hollywood Dr	0.45mi	3/1.0 (-1)	944 (+9%)	23mo	$250,000	$265	35

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: -16.7%
• Equity multiple: 0.41×
• Total profit: $-45,652
• Equity at exit: $41,003

10-year hold

• IRR: -7.9%
• Equity multiple: 0.49×
• Total profit: $-39,002
• Equity at exit: $23,777

Cash invested: $77,000 (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: 265
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,057 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$97 /mo · $1,167/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-29

Break-even live

Break-even rent $2,094

Max offer price $269,890

Occupancy floor 96%

Sensitivity live

Price	-10% $127	-5% $49	+0% $-29	+5% $-107	+10% $-185
Rent	-10% $-191	-5% $-110	+0% $-29	+5% $52	+10% $134
Rate	-1.0pp $110	-0.5pp $41	base $-29	+0.5pp $-100	+1.0pp $-173

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7536 Hillcrest Dr Florence, KY	1.0–3.0	1.0–2.0	933	$1,809	$1.94	2d	17	0.61mi
8000 Preakness Dr Florence, KY	1.0–3.0	1.0–2.0	1110	$1,800	$1.62	2d	30	0.80mi
6700 Hopeful Rd Florence, KY	1.0–3.0	1.5–2.5	1165	$2,152	$1.85	2d	17	1.02mi
1700 Charleston Ct Florence, KY	1.0–3.0	1.0–2.0	1095	$1,779	$1.62	2d	14	1.18mi
6805 Sebree Dr Florence, KY	1.0–3.0	1.0–1.5	901	$1,718	$1.91	2d	14	1.26mi
855 Clubtrail Dr Florence, KY	1.0–3.0	1.0–2.5	1158	$2,367	$2.04	2d	16	1.37mi

Listing history 33 events

1. 2026-04-02
   historical $2,145
2. 2026-03-09
   status Pending
3. 2026-02-13
   historical $2,145
4. 2026-02-13
   listed $2,145
5. 2026-02-06
   price $2,145
6. 2026-02-03
   status Active
7. 2026-01-30
   status Pending
8. 2026-01-17
   price $2,195
9. 2026-01-11
   price $275,000
10. 2026-01-07
    price $2,245
11. 2026-01-03
    price $2,295
12. 2025-11-10
    listed $299,900 Active
13. 2025-11-05
    price $2,395
14. 2025-10-24
    listed $2,495
15. 2025-09-15
    status Active
16. 2025-08-19
    status Pending
17. 2025-08-19
    historical
18. 2025-08-19
    historical
19. 2025-08-07
    price $264,999
20. 2025-07-29
    status Active
21. 2025-07-22
    status Pending
22. 2025-07-09
    price $279,999
23. 2025-06-22
    price $284,999
24. 2025-06-04
    price $294,999
25. 2025-05-11
    listed $299,000 Active
26. 2010-07-01
    soldstatus $109,100
27. 2010-06-04
    historical
28. 2010-03-05
    listed $112,000
29. 2009-06-18
    soldstatus $40,000
30. 2009-05-07
    listed $39,900
31. 1995-07-05
    soldstatus $65,000
32. 1995-06-30
    soldstatus $65,000
33. 1995-05-13
    listed $67,900

ⓘ 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: $1,167 · $97/mo
• Projected year-2 tax: $2,365 · $197/mo
• Expected delta: +$1,198/yr (+$100/mo · 102.6%)

ⓘ 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 100% 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: $24,684
• − Mortgage interest: −$15,404
• − Property taxes: −$1,167
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,975
• − Management: −$1,975
• − Depreciation: −$8,000
• Taxable loss: −$5,212
• Est. tax savings @ 24.0%: +$1,251
• After-tax cash flow: $904/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

-96.8% since first listed

33 events — show timeline

• 2026-04-02 Rental Removed $2,145 APPFOLIO
• 2026-03-09 Pending — NKMLS
• 2026-02-13 Rental Removed $2,145 SHOWMOJO
• 2026-02-13 Listed for Rent $2,145 APPFOLIO
• 2026-02-06 Price Changed $2,145 SHOWMOJO
• 2026-02-03 Relisted — NKMLS
• 2026-01-30 Pending — NKMLS
• 2026-01-17 Price Changed $2,195 SHOWMOJO
• 2026-01-11 Price Changed $275,000 NKMLS
• 2026-01-07 Price Changed $2,245 SHOWMOJO
• 2026-01-03 Price Changed $2,295 SHOWMOJO
• 2025-11-10 Listed $299,900 NKMLS
• 2025-11-05 Price Changed $2,395 SHOWMOJO
• 2025-10-24 Listed for Rent $2,495 SHOWMOJO
• 2025-09-15 Relisted — NKMLS
• 2025-08-19 Pending — NKMLS
• 2025-08-19 Listing Removed — NKMLS
• 2025-08-19 Listing Removed — NKMLS
• 2025-08-07 Price Changed $264,999 NKMLS
• 2025-07-29 Relisted — NKMLS
• 2025-07-22 Pending — NKMLS
• 2025-07-09 Price Changed $279,999 NKMLS
• 2025-06-22 Price Changed $284,999 NKMLS
• 2025-06-04 Price Changed $294,999 NKMLS
• 2025-05-11 Listed $299,000 NKMLS
• 2010-07-01 Sold (Public Records) $109,100 Public Records
• 2010-06-04 Listing Removed — NKMLS
• 2010-03-05 Listed $112,000 NKMLS
• 2009-06-18 Sold (MLS) $40,000 NKMLS
• 2009-05-07 Listed $39,900 NKMLS
• 1995-07-05 Sold (Public Records) $65,000 Public Records
• 1995-06-30 Sold (MLS) $65,000 NKMLS
• 1995-05-13 Listed $67,900 NKMLS

Property tax history

+1.7%/yr

Latest (2025): $1,167 · +2.0% YoY. Source: county tax records.