205 East Main St · Cloverport, KY 40111

$105,000

2 bd · 1.0 ba · 1,494 sqft · SingleFamily public records · 74 Days on market

Built 1865 Est $155k · 32% 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 +21.7/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.9/10.0
• 1% rule +4.8/10.0
• Schools +3.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Situated in what looks like a movie set, this solid historic 1865 home sits high with a nice river view and has had $80,000 of updates recently. Charming cottage is like your own AIRBNB getaway just 30 minutes from the new Owensboro Hospital. Priced to sell ! Seller is an interior designer and is relocating back to Frankfort for work. Seller says to just make an offer !!! * * The 1/2 bath is plumbed and ready for the vanity and toilet to be installed and the seller has the tile already. Relax in peace and quiet every day or as a weekend getaway as time seems to stand still in this serene postcard setting of a town. Just down the street from the historic site where Abraham Lincoln and

Key facts

• River views
• Garage
• Built 1865

Tags

• RIVER VIEWS

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One story
• Construction: Aluminum siding and frame construction
• Exterior features: Rolling slope lot

Interior

• Kitchen: Range; Refrigerator
• Flooring: Hardwood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating
• Interior features: Walk-in closet(s); Unfinished basement with exterior entry, partial finish, sump pump, walk-out access and crawl space
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/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 $103k (2.3% below list).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#373 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.
• Cloverport Independent (rural): math 40% / reading 50% proficiency, ranked #132 of 173 in KY (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 17 active listings in the ZIP; 9 units permitted in Breckinridge County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($726 loan paydown + $10k appreciation (10.0% local appreciation)).
• Breckinridge County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $105k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1865 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1865 — 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 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. 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: 0.98% ✗
• Cap rate: 8.13%
• Cash-on-cash: 6.55%
• DSCR: 1.29
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $155,376
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
602 Robertson Dr	0.61mi	3/2.0 (+1)	1,442 (-4%)	18mo	$145,000	$101	42
708 Elm St	0.67mi	3/1.0 (+1)	1,392 (-7%)	15mo	$145,000	$104	40
702 E 7th St	0.61mi	2/1.0	1,344 (-10%)	22mo	$140,000	$104	36
509 Oak St	0.64mi	3/2.0 (+1)	1,329 (-11%)	18mo	$195,000	$147	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.0%
• Equity multiple: 3.29×
• Total profit: $67,381
• Equity at exit: $94,592

10-year hold

• IRR: 25.2%
• Equity multiple: 7.47×
• Total profit: $190,321
• Equity at exit: $203,992

Cash invested: $29,400 (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 40111

• Home prices YoY: 3.1%
• Active inventory: 17
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,026 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$55 /mo · $666/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $161

Break-even live

Break-even rent $823

Max offer price $105,000

Occupancy floor 79%

Sensitivity live

Price	-10% $220	-5% $190	+0% $161	+5% $131	+10% $101
Rent	-10% $80	-5% $120	+0% $161	+5% $201	+10% $242
Rate	-1.0pp $213	-0.5pp $187	base $161	+0.5pp $133	+1.0pp $106

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $105,000 Active 74 DOM
2. 2026-06-18
   days on market $105,000 Active 72 DOM
3. 2026-06-17
   days on market $105,000 Active 71 DOM
4. 2026-06-16
   days on market $105,000 Active 70 DOM
5. 2026-06-15
   days on market $105,000 Active 69 DOM
6. 2026-06-13
   days on market $105,000 Active 67 DOM
7. 2026-06-12
   days on market $105,000 Active 66 DOM
8. 2026-06-09
   days on market $105,000 Active 63 DOM
9. 2026-06-08
   days on market $105,000 Active 62 DOM
10. 2026-06-07
    days on market $105,000 Active 61 DOM
11. 2026-06-07
    days on market $105,000 Active 60 DOM
12. 2026-06-04
    days on market $105,000 Active 57 DOM
13. 2026-06-02
    days on market $105,000 Active 56 DOM
14. 2026-06-01
    days on market $105,000 Active 55 DOM
15. 2026-05-31
    days on market $105,000 Active 54 DOM
16. 2026-05-31
    days on market $105,000 Active 53 DOM
17. 2026-05-05
    price $105,000
18. 2026-04-03
    listed $115,000 Active
19. 2025-10-15
    price $115,000
20. 2025-09-15
    price $120,000
21. 2025-08-13
    listed $125,000 Active
22. 2023-07-14
    soldstatus $50,000
23. 2007-06-01
    soldstatus $40,000

ⓘ 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: $666 · $55/mo
• Projected year-2 tax: $903 · $75/mo
• Expected delta: +$237/yr (+$20/mo · 35.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 74% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,310
• − Mortgage interest: −$5,882
• − Property taxes: −$666
• − Insurance: −$525
• − Repairs & maintenance: −$985
• − Management: −$985
• − Depreciation: −$3,055
• Taxable income: $214
• Est. tax owed @ 24.0%: −$51
• After-tax cash flow: $1,875/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: Cloverport Independent
• NCES district ID: 2101290
• Math proficiency: 40% ▼ -3.00%
• Reading proficiency: 50% ▼ -1.00%
• Median HH income: $30,443
• Composite: 38.98/100
• National rank: #8290
• State rank: #132 of 173 in KY

Livability — Cloverport

• Score: 61/100
• State rank: #373
• US rank: #17679

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cloverport, KY
• Population (ZIP): 2,121

Population outlook (Breckinridge County) Hauer SSP2

• Today (2025): 19,487 people
• By 2030: 18,994 · -2.5%
• By 2040: 17,825 · -8.5%
• By 2050: 16,640 · -14.6%
• By 2075: 14,155 · -27.4%
• By 2100: 11,696 · -40.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Slovak 2% Serbian 2% Lithuanian 1%

Political lean MEDSL · Breckinridge

• 2024 margin: Solid R (+58.2) · D 20.3% · R 78.5% · Other 1.2%
• 2008→2024 swing: -32.7pp toward R · 2008: -25.5pp · 2024: -58.2pp
• All cycles: 2024: R+58.2 2020: R+52.5 2016: R+51.6 2012: R+27.6 2008: R+25.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.78%
• Current HPI: 420.524
• 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

+162.5% since first listed

7 events — show timeline

• 2026-05-05 Price Changed $105,000 GORAMLS
• 2026-04-03 Listed $115,000 GORAMLS
• 2025-10-15 Price Changed $115,000 HKARMLS
• 2025-09-15 Price Changed $120,000 HKARMLS
• 2025-08-13 Listed $125,000 HKARMLS
• 2023-07-14 Sold (Public Records) $50,000 Public Records
• 2007-06-01 Sold (Public Records) $40,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $666 · -7.9% YoY. Source: county tax records.