7269 Hwy 405 · Yelvington, KY 42355

$2,800

2 bd · 2.0 ba · 2,342 sqft · SingleFamily public records · 2 Days on market

Built 1986 2.16 ac 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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.3/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

$2,800 per month rent. $2,800 Security deposit and 12 month lease minimum. Applicant must be approved by owner. House is also listed for sale for $369,900. Remarkable county views off your covered front porch on this all brick home in Maceo. Situated on a small hilltop down a long circular driveway on 2.16 acres, you will find this walk-out basement home that has just been remodeled. The main floor features 3 bedrooms, 2 full bathrooms, open kitchen and dining area, living room with fireplace, and laundry room with a spacious deck off the back. The spiral staircase leading down to the basement offers a den/rec room, storage, and an attached 2 car garage. In addition, there is another detac

Key facts

• Covered front porch
• Den rec room
• Walk-out basement

Tags

• COUNTY VIEWS
• COVERED FRONT PORCH
• WALK-OUT BASEMENT
• SPIRAL STAIRCASE
• DEN REC ROOM
• DETACHED METAL GARAGE

Property features AI

Exterior

• Parking: 2-car garage; Asphalt driveway; Circular driveway
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single-story
• Construction: Brick construction
• Exterior features: Deck; Porch; Fenced yard; Storage building

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Electric heating; Exhaust fan; Ceiling fan(s) for cooling
• Interior features: Eat-in kitchen; Partially finished basement
• Laundry & utility: Electric water heater

🏷️ Possibly a rental listed for sale. The $2,800 price doesn't fit this home's estimated sale value and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $3k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $3k).

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Daviess County (suburban): math 33% / reading 41% proficiency, ranked #43 of 165 in KY (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: East View Elementary School (math 25% / reading 30%, grade F, #431 of 676 statewide, top 64%, 462 students, 68% FRL); Daviess County Middle School (math 38% / reading 53%, grade D+, #32 of 217 statewide, top 15%, 813 students, 55% FRL); Daviess County High School (math 40% / reading 41%, grade F, #37 of 254 statewide, top 15%, 1,740 students, 42% FRL).
• Market conditions: 13 active listings in the ZIP; 226 units permitted in Daviess County in 2024 (6 in 5+ unit buildings).

Forward outlook

• In year one you build about $34 of equity ($19 loan paydown + $15 appreciation (0.5% local appreciation)).
• Daviess County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (0.5% appreciation + 3.0% rent growth), your $784 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $367k (99%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $2,800

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 47.31% ✓
• Cap rate: 446.51%
• Cash-on-cash: 1572.20%
• DSCR: 70.95
• GRM: 0.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.53% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 84.46×
• Total profit: $65,429
• Equity at exit: $888

10-year hold

• IRR: —
• Equity multiple: 181.80×
• Total profit: $141,744
• Equity at exit: $1,128

Cash invested: $784 (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 42355

• Home prices YoY: 0.2%
• Active inventory: 13
• Price-to-rent: 0.2×

Monthly cashflow live

• Estimated rent: $1,325 medium
• Mortgage (P&I): −$15
• Tax est. 1.5%: −$4 /mo · $42/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $1,027

Break-even live

Break-even rent $24

Max offer price $2,800

Occupancy floor 17%

Sensitivity live

Price	-10% $1,029	-5% $1,028	+0% $1,027	+5% $1,026	+10% $1,025
Rent	-10% $923	-5% $975	+0% $1,027	+5% $1,079	+10% $1,132
Rate	-1.0pp $1,029	-0.5pp $1,028	base $1,027	+0.5pp $1,026	+1.0pp $1,026

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: $700
• Closing costs: $84
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $2,800 Active 2 DOM
2. 2026-06-18
   pricedays on marketlisting id $2,800 Active 1 DOM
3. 2026-06-17
   days on market $369,900 Active 154 DOM
4. 2026-06-16
   days on market $369,900 Active 153 DOM
5. 2026-06-15
   days on market $369,900 Active 152 DOM
6. 2026-06-14
   days on market $369,900 Active 150 DOM
7. 2026-06-13
   days on market $369,900 Active 149 DOM
8. 2026-06-10
   days on market $369,900 Active 147 DOM
9. 2026-06-09
   days on market $369,900 Active 146 DOM
10. 2026-06-08
    days on market $369,900 Active 145 DOM
11. 2026-06-07
    days on market $369,900 Active 144 DOM
12. 2026-06-05
    days on market $369,900 Active 141 DOM
13. 2026-06-03
    days on market $369,900 Active 140 DOM
14. 2026-06-02
    days on market $369,900 Active 139 DOM
15. 2026-06-01
    days on market $369,900 Active 138 DOM
16. 2026-05-31
    days on market $369,900 Active 137 DOM
17. 2026-05-30
    days on market $369,900 Active 136 DOM
18. 2026-01-14
    listed $369,900 Active
19. 2025-06-12
    listed $289,900 Active
20. 2025-06-12
    soldstatus $227,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,897
• − Mortgage interest: −$157
• − Property taxes: −$42
• − Insurance: −$14
• − Repairs & maintenance: −$1,272
• − Management: −$1,272
• − Depreciation: −$81
• Taxable income: $13,059
• Est. tax owed @ 24.0%: −$3,134
• After-tax cash flow: $9,192/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: Daviess County
• NCES district ID: 2101470
• Math proficiency: 33% ▼ -17.00%
• Reading proficiency: 41% ▼ -16.00%
• Median HH income: $52,303
• Composite: 32.2/100
• National rank: #5778
• State rank: #43 of 165 in KY

Livability — Yelvington

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,514

Population outlook (Daviess County) Hauer SSP2

• Today (2025): 103,810 people
• By 2030: 105,722 · +1.8%
• By 2040: 108,731 · +4.7%
• By 2050: 110,295 · +6.2%
• By 2075: 113,056 · +8.9%
• By 2100: 106,257 · +2.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 4%
• Common ancestry: Slovak 6% Lithuanian 3% Scottish 2%

Political lean MEDSL · Daviess

• 2024 margin: Solid R (+31.9) · D 33.3% · R 65.2% · Other 1.5%
• 2008→2024 swing: -21.8pp toward R · 2008: -10.1pp · 2024: -31.9pp
• All cycles: 2024: R+31.9 2020: R+27.9 2016: R+32.2 2012: R+21.1 2008: R+10.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.53%
• Current HPI: 226.9217
• 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

+63.0% since first listed

3 events — show timeline

• 2026-01-14 Listed $369,900 GORAMLS
• 2025-06-12 Listed $289,900 GORAMLS
• 2025-06-12 Sold (Public Records) $227,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $1,242 · -4.4% YoY. Source: county tax records.