763 Wheeler Rd · Fountain Run, KY 42133

$39,900

2 bd · 1.0 ba · 728 sqft · SingleFamily public records · 105 Days on market

Built 1800 0.72 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.9/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

IN CONNECTION WITH THE USE OF PYRAMID PLATFORM, A TECHNOLOGY FEE OF $200.00 (plus sales tax, where applicable) IS CHARGED BY PYRAMID PLATFORM. THIS FEE WILL BE PAID AT CLOSING FROM THE LISTING AGENT COMMISSION. b. ADDITIONALLY, AN OFFER MANAGEMENT FEE OF 200.00 (plus sales tax, where applicable) IS CHARGED BY PYRAMID PLATFORM IN CONNECTION WITH THE USE OF PROPOFFERS. COM. THIS FEE WILL BE PAID AT CLOSING FROM THE AGENT REPRESENTING THE BUYER AS SELLING AGENT AND/OR TRANSACTION BROKER. 2 bed 1 bath 728sqft 0.72acre lot HARDWOOD FLOORING, EAT IN KITCHEN, LARGE LIVING ROOM, CEDAR LINED CLOSETS

Key facts

• 0.72 acre lot
• Built 1800
• Listed 104 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $424 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($886 rent vs $40k).
• Recommended offer: $36k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#248 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools F, amenities F.
• Allen County (rural): math 29% / reading 37% proficiency, ranked #85 of 165 in KY (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 13 active listings in the ZIP; 9 units permitted in Allen County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $979 of equity ($276 loan paydown + $703 appreciation (1.8% local appreciation)).
• Allen County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (1.8% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($36k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $30k (43%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1800 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $36,309 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1800 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
6. 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.
7. 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.
8. 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: 2.22% ✓
• Cap rate: 19.06%
• Cash-on-cash: 45.58%
• DSCR: 3.03
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 49.2%
• Equity multiple: 3.62×
• Total profit: $29,295
• Equity at exit: $15,226

10-year hold

• IRR: 50.1%
• Equity multiple: 7.25×
• Total profit: $69,776
• Equity at exit: $21,540

Cash invested: $11,172 (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 42133

• Home prices YoY: 0.9%
• Active inventory: 13
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $886 medium
• Mortgage (P&I): −$209
• Tax est. 1.5%: −$50 /mo · $598/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $424

Break-even live

Break-even rent $349

Max offer price $39,900

Occupancy floor 47%

Sensitivity live

Price	-10% $452	-5% $438	+0% $424	+5% $411	+10% $397
Rent	-10% $354	-5% $389	+0% $424	+5% $459	+10% $494
Rate	-1.0pp $444	-0.5pp $434	base $424	+0.5pp $414	+1.0pp $403

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $39,900 Active 105 DOM
2. 2026-06-18
   days on market $39,900 Active 104 DOM
3. 2026-06-17
   days on market $39,900 Active 103 DOM
4. 2026-06-16
   days on market $39,900 Active 102 DOM
5. 2026-06-15
   days on market $39,900 Active 101 DOM
6. 2026-06-14
   days on market $39,900 Active 99 DOM
7. 2026-06-13
   pricedays on market $39,900 Active 98 DOM
8. 2026-06-10
   days on market $55,900 Active 96 DOM
9. 2026-06-09
   days on market $55,900 Active 95 DOM
10. 2026-06-08
    days on market $55,900 Active 94 DOM
11. 2026-06-07
    days on market $55,900 Active 93 DOM
12. 2026-06-05
    days on market $55,900 Active 90 DOM
13. 2026-06-02
    days on market $55,900 Active 88 DOM
14. 2026-06-01
    days on market $55,900 Active 87 DOM
15. 2026-05-31
    days on market $55,900 Active 86 DOM
16. 2026-05-30
    days on market $55,900 Active 85 DOM
17. 2026-05-12
    price $55,900 597-char remark

    Show marketing remark (597 chars)

    IN CONNECTION WITH THE USE OF PYRAMID PLATFORM, A TECHNOLOGY FEE OF $200.00 (plus sales tax, where applicable) IS CHARGED BY PYRAMID PLATFORM. THIS FEE WILL BE PAID AT CLOSING FROM THE LISTING AGENT COMMISSION. b. ADDITIONALLY, AN OFFER MANAGEMENT FEE OF 200.00 (plus sales tax, where applicable) IS CHARGED BY PYRAMID PLATFORM IN CONNECTION WITH THE USE OF PROPOFFERS. COM. THIS FEE WILL BE PAID AT CLOSING FROM THE AGENT REPRESENTING THE BUYER AS SELLING AGENT AND/OR TRANSACTION BROKER. 2 bed 1 bath 728sqft 0.72acre lot HARDWOOD FLOORING, EAT IN KITCHEN, LARGE LIVING ROOM, CEDAR LINED CLOSETS

18. 2026-04-10
    price $64,900 597-char remark

    Show marketing remark (597 chars)

    IN CONNECTION WITH THE USE OF PYRAMID PLATFORM, A TECHNOLOGY FEE OF $200.00 (plus sales tax, where applicable) IS CHARGED BY PYRAMID PLATFORM. THIS FEE WILL BE PAID AT CLOSING FROM THE LISTING AGENT COMMISSION. b. ADDITIONALLY, AN OFFER MANAGEMENT FEE OF 200.00 (plus sales tax, where applicable) IS CHARGED BY PYRAMID PLATFORM IN CONNECTION WITH THE USE OF PROPOFFERS. COM. THIS FEE WILL BE PAID AT CLOSING FROM THE AGENT REPRESENTING THE BUYER AS SELLING AGENT AND/OR TRANSACTION BROKER. 2 bed 1 bath 728sqft 0.72acre lot HARDWOOD FLOORING, EAT IN KITCHEN, LARGE LIVING ROOM, CEDAR LINED CLOSETS

19. 2026-03-05
    listed $69,900 Active 597-char remark

    Show marketing remark (597 chars)

    IN CONNECTION WITH THE USE OF PYRAMID PLATFORM, A TECHNOLOGY FEE OF $200.00 (plus sales tax, where applicable) IS CHARGED BY PYRAMID PLATFORM. THIS FEE WILL BE PAID AT CLOSING FROM THE LISTING AGENT COMMISSION. b. ADDITIONALLY, AN OFFER MANAGEMENT FEE OF 200.00 (plus sales tax, where applicable) IS CHARGED BY PYRAMID PLATFORM IN CONNECTION WITH THE USE OF PROPOFFERS. COM. THIS FEE WILL BE PAID AT CLOSING FROM THE AGENT REPRESENTING THE BUYER AS SELLING AGENT AND/OR TRANSACTION BROKER. 2 bed 1 bath 728sqft 0.72acre lot HARDWOOD FLOORING, EAT IN KITCHEN, LARGE LIVING ROOM, CEDAR LINED CLOSETS

20. 2022-01-19
    soldstatus $75,000
21. 2019-05-10
    soldstatus $46,000
22. 2018-04-03
    listed $49,900

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,634
• − Mortgage interest: −$2,235
• − Property taxes: −$598
• − Insurance: −$200
• − Repairs & maintenance: −$851
• − Management: −$851
• − Depreciation: −$1,161
• Taxable income: $4,739
• Est. tax owed @ 24.0%: −$1,137
• After-tax cash flow: $3,955/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: Allen County
• NCES district ID: 2100070
• Math proficiency: 29% ▼ -18.00%
• Reading proficiency: 37% ▼ -19.00%
• Median HH income: $38,248
• Composite: 27.54/100
• National rank: #6946
• State rank: #85 of 165 in KY

Livability — Fountain Run

• Score: 65/100
• State rank: #248
• US rank: #12382

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,311
• Population (ZIP): 1,311

Population outlook (Allen County) Hauer SSP2

• Today (2025): 21,553 people
• By 2030: 21,947 · +1.8%
• By 2040: 22,574 · +4.7%
• By 2050: 22,739 · +5.5%
• By 2075: 22,607 · +4.9%
• By 2100: 20,793 · -3.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Slovak 1% German 1% Hungarian 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Allen

• 2024 margin: Solid R (+67.1) · D 16.0% · R 83.1%
• 2008→2024 swing: -23.3pp toward R · 2008: -43.8pp · 2024: -67.1pp
• All cycles: 2024: R+67.1 2020: R+63.5 2016: R+63.3 2012: R+47.5 2008: R+43.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.76%
• Current HPI: 198.7148
• 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

+12.0% since first listed

6 events — show timeline

• 2026-05-12 Price Changed $55,900 RASKMLS
• 2026-04-10 Price Changed $64,900 RASKMLS
• 2026-03-05 Listed $69,900 RASKMLS
• 2022-01-19 Sold (Public Records) $75,000 Public Records
• 2019-05-10 Sold (MLS) $46,000 RASKMLS
• 2018-04-03 Listed $49,900 RASKMLS