2653 Coral Dr · Hebron, KY 41048

$210,000

3 bd · 2.0 ba · 1,698 sqft · SingleFamily public records · 2 Days on market

Built 1950 0.74 ac lot Est $328k · 36% under

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Why this score? — see what drove the B- 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 +24.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +5.4/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Bring your vision to this charming all-brick Cape Cod situated on a rare double lot in the heart of Hebron! This 3-bedroom, 1-bath home is full of potential and ready for your personal touch. Conveniently located just minutes from the expressway, local dining, shopping, and everyday amenities, this property offers both opportunity and location. Spacious yard, classic character, and endless possibilities make this a great place to create your dream home or investment opportunity! Being sold as-is. Don't miss the chance to transform this property into something special!

Key facts

• Spacious yard
• All-brick cape cod
• Rare double lot

Tags

• ALL-BRICK CAPE COD
• RARE DOUBLE LOT
• SPACIOUS YARD
• MINUTES FROM EXPRESSWAY
• LOCAL DINING
• SHOPPING

Property features AI

Exterior

• Parking: Driveway; Garage (1 space)
• Utilities: Public water; Public sewer
• Home design: Single-family house; Two levels; Existing structure
• Construction: Built in 1950; Brick construction; Shingle roof; Block foundation
• Exterior features: Deck; Porch; Shed(s); Paved road frontage on a city street; Has a view

Interior

• Kitchen: Electric oven; Dishwasher; Refrigerator
• Bedrooms: Primary bedroom (downstairs); Bedroom 2; Bedroom 3; Bonus room
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump; Forced air heating; Central air conditioning
• Interior features: Laminate counters; Master bedroom on main level; Double-hung windows with vinyl frames
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $438 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Cap rate 8.8% vs local median 3.8% in Hebron — 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 80/100 on livability (#69 in KY, #1,700 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F.
• 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: Thornwilde Elementary School (math 57% / reading 59%, grade C+, #43 of 676 statewide, top 6%, 624 students, 28% FRL); Conner Middle School (math 50% / reading 62%, grade B-, #6 of 217 statewide, top 2%, 896 students, 35% FRL); Conner High School (math 47% / reading 51%, grade D, #15 of 254 statewide, top 6%, 1,443 students, 33% FRL) — zoned schools at 32% FRL track the district average.
• Market conditions: 201 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $68k; list at $210k implies a 209% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $210,000

Questions for the listing agent

1. Built in 1950 — 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 A-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?
4. 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.
5. 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.
6. 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: 1.04% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.93%
• DSCR: 1.40
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $327,714
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2048 W Horizon Dr	0.11mi	3/2.0	1,483 (-13%)	1mo	$321,000	$216	73
2025 W Horizon Dr	0.05mi	3/2.5	1,608 (-5%)	20mo	$310,000	$193	70
2090 Bridgette Ln	0.23mi	3/2.0	1,566 (-8%)	16mo	$317,000	$202	63
1818 Asbury Way	0.55mi	3/2.5	1,552 (-9%)	3mo	$279,000	$180	56
2232 W Horizon Dr	0.54mi	3/2.5	1,778 (+5%)	14mo	$325,000	$183	53
2142 W Horizon Dr	0.33mi	3/3.0	1,908 (+12%)	10mo	$365,000	$191	52
2096 W Horizon Dr	0.23mi	3/2.0	1,452 (-14%)	17mo	$310,000	$213	51
2863 Donjoy Dr	0.60mi	3/2.0	1,560 (-8%)	12mo	$309,000	$198	49
2329 Sunflower Ct	0.63mi	3/2.5	1,630 (-4%)	20mo	$315,000	$193	45
2835 Whitney Ln	0.65mi	3/2.5	1,594 (-6%)	18mo	$285,000	$179	43
2828 Donjoy Dr	0.48mi	3/2.5	1,948 (+15%)	11mo	$319,900	$164	42
2854 Whitney Ln	0.70mi	4/2.5 (+1)	1,600 (-6%)	12mo	$295,000	$184	41

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: -2.8%
• Equity multiple: 0.89×
• Total profit: $-6,217
• Equity at exit: $31,312

10-year hold

• IRR: 6.9%
• Equity multiple: 1.51×
• Total profit: $30,205
• Equity at exit: $18,157

Cash invested: $58,800 (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 41048

• Home prices YoY: -31.1%
• Active inventory: 201
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,179 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$95 /mo · $1,142/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $438

Break-even live

Break-even rent $1,625

Max offer price $210,000

Occupancy floor 75%

Sensitivity live

Price	-10% $557	-5% $497	+0% $438	+5% $378	+10% $319
Rent	-10% $266	-5% $352	+0% $438	+5% $524	+10% $610
Rate	-1.0pp $544	-0.5pp $491	base $438	+0.5pp $383	+1.0pp $328

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2431 Hilliard Dr Hebron, KY	3.0	2.5	1600	$1,850	$1.16	4d	1	0.82mi

Listing history 3 events

1. 2026-06-07
   statusdays on market $210,000 Pending 2 DOM
2. 2026-06-05
   remarks 575-char remark
3. 2026-06-05
   listed $210,000 Active 1 DOM

ⓘ 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: $1,142 · $95/mo
• Projected year-2 tax: $1,806 · $150/mo
• Expected delta: +$664/yr (+$55/mo · 58.1%)

ⓘ 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 · 18 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,152
• − Mortgage interest: −$11,763
• − Property taxes: −$1,142
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,092
• − Management: −$2,092
• − Depreciation: −$6,109
• Taxable income: $1,904
• Est. tax owed @ 24.0%: −$457
• After-tax cash flow: $4,796/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 — Hebron

• Score: 80/100
• State rank: #69
• US rank: #1700

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hebron, KY
• County: Boone County · 99,563 people
• City population: 16,211
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 16,211
• Household income: $137,398
• Rent vs Own: 12.4% rent · 87.6% own
• Severe rent burden: 169.0

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 7% Two or more races 6% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 2% Lithuanian 2% Scottish 2%
• Foreign-born: 6% · Canada
• Languages at home: 91% English-only · Spanish 5% Other Indo-European 1% German/W. Germanic 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: ▼ -85.70%
• Current HPI: 189.8568
• Rent YoY: —
• 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

+208.8% since first listed

2 events — show timeline

• 2026-06-03 Listed $210,000 NKMLS
• 1987-11-23 Sold (Public Records) $68,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $1,142 · -0.8% YoY. Source: county tax records.