12511 Hwy. 1690 · Inez, KY 41230

$135,000

3 bd · 1.0 ba · 1,400 sqft · Other · 5 Days on market

Built 1968 1.00 ac lot

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Why this score? — see what drove the C- 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 +16.5/30.0
• Appreciation +8.6/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Great starter home, or looking to downsize. This home boasts 3 bedrooms, living room, dining room, kitchen, and a small "mud room". Located on a quiet, two-lane road, but only 20 minutes from Louisa, 15 minutes from Inez, and 20 minutes to Paintsville.

Key facts

• 1 acre lot
• Built 1968
• Listed 5 days

Property features AI

Finance

• Other: Lot of approximately 1 acre; Directions: From US 23, take Hwy. 645 for approximately 1.5 miles, turn left onto Hwy. 1690. Travel 1690 for 1.5 miles, house is on the right.

Exterior

• Utilities: Public water; Septic tank
• Home design: Single-family residence; Residential zoning
• Construction: Vinyl siding
• Exterior features: Metal roof; Storage structure on the property

Interior

• Kitchen: Cooktop; Dishwasher; Refrigerator
• Flooring: Hardwood; Laminate; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Ceiling fan(s); Space heater
• Interior features: Ceiling fan(s); Space heater
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $135k.

Deal economics

• At list price, monthly cash flow is $79 ($944/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 $110k (18.5% below list).
• Recommended offer: $110k (18.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#322 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment D+, amenities F, commute F.
• Lawrence County (town): math 23% / reading 42% proficiency, ranked #95 of 165 in KY (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lawrence County High School (math 32% / reading 47%, grade F, #40 of 254 statewide, top 19%, 738 students, 63% FRL).
• Market conditions: 64 active listings in the ZIP.

Forward outlook

• In year one you build about $11k of equity ($933 loan paydown + $10k appreciation (7.2% local appreciation)).
• Lawrence County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (7.2% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $20k; list at $135k implies a 575% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,047 (18.5% below list)

Questions for the listing agent

1. Built in 1968 — 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 F-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. 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: 0.82% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.50%
• DSCR: 1.11
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 2.41×
• Total profit: $53,458
• Equity at exit: $95,017

10-year hold

• IRR: 18.9%
• Equity multiple: 5.00×
• Total profit: $151,366
• Equity at exit: $181,832

Cash invested: $37,800 (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 41230

• Home prices YoY: 4.2%
• Active inventory: 64
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$26 /mo · $318/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $79

Break-even live

Break-even rent $1,001

Max offer price $135,000

Occupancy floor 88%

Sensitivity live

Price	-10% $155	-5% $117	+0% $79	+5% $40	+10% $2
Rent	-10% $-8	-5% $35	+0% $79	+5% $122	+10% $166
Rate	-1.0pp $147	-0.5pp $113	base $79	+0.5pp $44	+1.0pp $8

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-21
   days on market $135,000 Active 5 DOM
2. 2026-06-18
   days on market $135,000 Active 3 DOM
3. 2026-06-17
   days on market $135,000 Active 2 DOM
4. 2026-06-16
   remarks 252-char remark
5. 2026-06-16
   listed $135,000 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: $318 · $26/mo
• Projected year-2 tax: $1,161 · $97/mo
• Expected delta: +$843/yr (+$70/mo · 265.1%)

ⓘ 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 7/10 Severe
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,206
• − Mortgage interest: −$7,562
• − Property taxes: −$318
• − Insurance: −$675
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$3,927
• Taxable loss: −$1,390
• Est. tax savings @ 24.0%: +$334
• After-tax cash flow: $1,278/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: Lawrence County
• NCES district ID: 2103240
• Math proficiency: 23% ▼ -17.00%
• Reading proficiency: 42% ▼ -18.00%
• Median HH income: $32,668
• Composite: 26.55/100
• National rank: #7189
• State rank: #95 of 165 in KY

Livability — Inez

• Score: 63/100
• State rank: #322
• US rank: #15411

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,399

Population outlook (Lawrence County) Hauer SSP2

• Today (2025): 15,462 people
• By 2030: 15,038 · -2.7%
• By 2040: 14,142 · -8.5%
• By 2050: 13,292 · -14.0%
• By 2075: 11,353 · -26.6%
• By 2100: 9,417 · -39.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Asian 2% Two or more races 1%
• Common ancestry: Slovak 2% Serbian 1% Italian 1%
• Foreign-born: 2%
• Languages at home: 98% English-only · Chinese 2%

Political lean MEDSL · Lawrence

• 2024 margin: Solid R (+67.2) · D 15.9% · R 83.1%
• 2008→2024 swing: -41.3pp toward R · 2008: -26.0pp · 2024: -67.2pp
• All cycles: 2024: R+67.2 2020: R+63.2 2016: R+62.5 2012: R+44.3 2008: R+26.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 7.17%
• Current HPI: 177.9918
• 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

+575.0% since first listed

2 events — show timeline

• 2026-06-15 Listed $135,000 EKAR
• 1998-02-01 Sold (Public Records) $20,000 Public Records

Property tax history

+32.0%/yr

Latest (2025): $318 · +2020.0% YoY. Source: county tax records.