912 Princeton St · Providence, KY 42450

$159,900

3 bd · 3.0 ba · 1,835 sqft · Other · 148 Days on market

10,454 sqft lot

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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 +10.5/30.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0

Listing remarks MLS

LOTS OF SPACE AT GREAT PRICE / 3 BEDROOM / 2 BATHS / 1835 SQ FT / KITCHEN AND BATH HAVE BEEN TOTALLY UPDATED / VERY OPEN FLOOR PLAN GREAT FOR A FAMILY OR ENTERTAINING / CALL MERIDETH 270-875-9121 TO VEW THIS HOME

Key facts

• New breaker box
• Updated brick ranch
• Huge living area

Tags

• UPDATED BRICK RANCH
• HUGE LIVING AREA
• LARGE OPEN KITCHEN
• NEW ROOF
• NEW BREAKER BOX
• NEW WINDOWS

Property features AI

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public water; Public sewer
• Home design: Single-family residential property; Residential zoning (R)
• Construction: Brick construction; Composition roof; Partial, unfinished basement
• Exterior features: Covered patio/porch

Interior

• Kitchen: Range; Electric range; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom; 1 quarter bathroom; 2 bathrooms on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Kitchen island; Fireplace (1)
• Laundry & utility: Laundry in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath other listed at $160k.

Deal economics

• At list price, monthly cash flow is $-83 ($-999/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (9.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (30.1% below list).
• Recommended offer: $112k (30.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#352 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: schools D-, amenities F, commute F.
• Webster County (rural): math 25% / reading 34% proficiency, ranked #114 of 165 in KY (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 22 active listings in the ZIP; 6 units permitted in Webster County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $9k appreciation (5.4% local appreciation)).
• Webster County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.4% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $66k; list at $160k implies a 142% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,846 (30.1% 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 148 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.70% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.23%
• DSCR: 0.90
• GRM: 11.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.4% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.0%
• Equity multiple: 1.78×
• Total profit: $35,136
• Equity at exit: $94,501

10-year hold

• IRR: 12.9%
• Equity multiple: 3.44×
• Total profit: $109,076
• Equity at exit: $166,404

Cash invested: $44,772 (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 42450

• Home prices YoY: 2.3%
• Active inventory: 22
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $1,118 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$62 /mo · $741/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $-83

Break-even live

Break-even rent $1,224

Max offer price $145,186

Occupancy floor —

Sensitivity live

Price	-10% $7	-5% $-38	+0% $-83	+5% $-129	+10% $-174
Rent	-10% $-172	-5% $-127	+0% $-83	+5% $-39	+10% $5
Rate	-1.0pp $-3	-0.5pp $-43	base $-83	+0.5pp $-125	+1.0pp $-167

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-21
   days on market $159,900 Active 148 DOM
2. 2026-06-21
   days on market $159,900 Active 147 DOM
3. 2026-06-18
   days on market $159,900 Active 145 DOM
4. 2026-06-17
   days on market $159,900 Active 144 DOM
5. 2026-06-16
   days on market $159,900 Active 143 DOM
6. 2026-06-15
   days on market $159,900 Active 142 DOM
7. 2026-06-13
   days on market $159,900 Active 140 DOM
8. 2026-06-12
   status $159,900 Active 139 DOM
9. 2026-04-29
   status Pending
10. 2026-03-20
    price $159,900
11. 2025-12-11
    listed $169,900 Active
12. 2017-10-12
    soldstatus $66,000
13. 2017-09-12
    soldstatus $66,000 212-char remark

    Show marketing remark (212 chars)

    LOTS OF SPACE AT GREAT PRICE / 3 BEDROOM / 2 BATHS / 1835 SQ FT / KITCHEN AND BATH HAVE BEEN TOTALLY UPDATED / VERY OPEN FLOOR PLAN GREAT FOR A FAMILY OR ENTERTAINING / CALL MERIDETH 270-875-9121 TO VEW THIS HOME

14. 2017-03-29
    listed $67,000 212-char remark

    Show marketing remark (212 chars)

    LOTS OF SPACE AT GREAT PRICE / 3 BEDROOM / 2 BATHS / 1835 SQ FT / KITCHEN AND BATH HAVE BEEN TOTALLY UPDATED / VERY OPEN FLOOR PLAN GREAT FOR A FAMILY OR ENTERTAINING / CALL MERIDETH 270-875-9121 TO VEW THIS HOME

ⓘ 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: $741 · $62/mo
• Projected year-2 tax: $1,375 · $115/mo
• Expected delta: +$635/yr (+$53/mo · 85.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,422
• − Mortgage interest: −$8,957
• − Property taxes: −$741
• − Insurance: −$800
• − Repairs & maintenance: −$1,074
• − Management: −$1,074
• − Depreciation: −$4,652
• Taxable loss: −$3,875
• Est. tax savings @ 24.0%: +$930
• After-tax cash flow: $-70/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: Webster County
• NCES district ID: 2105820
• Math proficiency: 25% ▼ -17.00%
• Reading proficiency: 34% ▼ -16.00%
• Median HH income: $39,542
• Composite: 24.76/100
• National rank: #7600
• State rank: #114 of 165 in KY

Livability — Providence

• Score: 62/100
• State rank: #352
• US rank: #16669

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Providence, KY
• Population (ZIP): 3,589

Population outlook (Webster County) Hauer SSP2

• Today (2025): 12,548 people
• By 2030: 12,119 · -3.4%
• By 2040: 11,345 · -9.6%
• By 2050: 10,761 · -14.2%
• By 2075: 10,166 · -19.0%
• By 2100: 10,546 · -16.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 12% Two or more races 1%
• Common ancestry: Italian 4% Iranian 1% Russian 1%
• Languages at home: 99% English-only · Other Indo-European 1%

Political lean MEDSL · Webster

• 2024 margin: Solid R (+57.4) · D 20.8% · R 78.1% · Other 1.1%
• 2008→2024 swing: -45.7pp toward R · 2008: -11.7pp · 2024: -57.4pp
• All cycles: 2024: R+57.4 2020: R+51.6 2016: R+54.4 2012: R+33.7 2008: R+11.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.40%
• Current HPI: 240.0686
• 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

+138.7% since first listed

6 events — show timeline

• 2026-04-29 Pending — MHCBOR
• 2026-03-20 Price Changed $159,900 MHCBOR
• 2025-12-11 Listed $169,900 MHCBOR
• 2017-10-12 Sold (Public Records) $66,000 Public Records
• 2017-09-12 Sold (MLS) $66,000 MHCBOR
• 2017-03-29 Listed $67,000 MHCBOR

Property tax history

-1.0%/yr

Latest (2025): $741 · -1.4% YoY. Source: county tax records.