679A Bell Phipps Road Road 1 · Monticello, KY 42633

$119,000

3 bd · 1.0 ba · 1,728 sqft · SingleFamily · 52 Days on market

Built 1982 Good condition 0.40 ac lot $69/sqft · 56% below area ↓ 8% since listing

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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 +17.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 1% rule +4.7/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Tucked away just minutes from beautiful Lake Cumberland, this charming A-frame home offers the perfect blend of cozy retreat and smart investment opportunity, boasting over 1,700+/- square feet of inviting living space. With its distinctive architecture and warm character, this property is ideal as a vacation getaway, short-term rental, or year-round residence. The home features a durable metal roof and is equipped with central heating and air, ensuring comfort in every season, while the interior is filled with natural light that enhances its welcoming feel. Step outside to the spacious rear deck—perfect for morning coffee, evening gatherings, or simply taking in the peaceful surround

Key facts

• 0.4 acre lot
• 2 parking spots
• Built 1982

Property features AI

Finance

• Other: Lot approximately 0.4 acre

Exterior

• Parking: Detached carport; Detached garage; Driveway
• Utilities: Septic tank sewer; Electricity available
• Home design: House; Two levels
• Construction: Block foundation; Vinyl siding construction; Metal roof
• Exterior features: Block foundation; Metal roof; Vinyl siding; Public water

Interior

• Kitchen: Refrigerator; Range
• Bedrooms: 7 total rooms
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Refrigerator; Range; Crawl space basement; No fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $91 ($1k/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 $116k (2.8% below list).
• Recommended offer: $115k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 3.6% in Monticello — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#265 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Wayne County (town): math 20% / reading 33% proficiency, ranked #142 of 165 in KY (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Bell Elementary School (476 students, 82% FRL); Wayne County Middle School (math 18% / reading 36%, grade F, #172 of 217 statewide, top 80%, 679 students, 75% FRL); Wayne County High School (math 24% / reading 40%, grade F, #97 of 254 statewide, top 46%, 940 students, 76% FRL) — zoned schools average 78% FRL vs 57% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 193 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Wayne County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $115,430 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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?
5. 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.
6. 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.
7. 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: 0.97% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.29%
• DSCR: 1.15
• GRM: 8.6

CMA / ARV

• ARV (median comp): $271,074
• List price: $119,000
• Delta: -56.10%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
138 Bell Phipps Rd	0.12mi	3/2.0	1,502 (-13%)	2mo	$258,000	$172	66

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

Projected returns pro-forma

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

5-year hold

• IRR: -11.1%
• Equity multiple: 0.60×
• Total profit: $-13,445
• Equity at exit: $17,743

10-year hold

• IRR: -1.8%
• Equity multiple: 0.88×
• Total profit: $-4,141
• Equity at exit: $10,289

Cash invested: $33,320 (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 42633

• Home prices YoY: -11.3%
• Active inventory: 193
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,157 medium
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $91

Break-even live

Break-even rent $1,041

Max offer price $119,000

Occupancy floor 87%

Sensitivity live

Price	-10% $174	-5% $133	+0% $91	+5% $50	+10% $9
Rent	-10% $0	-5% $46	+0% $91	+5% $137	+10% $183
Rate	-1.0pp $151	-0.5pp $122	base $91	+0.5pp $61	+1.0pp $29

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $119,000 Active 52 DOM
2. 2026-06-17
   days on market $119,000 Active 51 DOM
3. 2026-06-16
   days on market $119,000 Active 50 DOM
4. 2026-06-15
   days on market $119,000 Active 49 DOM
5. 2026-06-13
   days on market $119,000 Active 47 DOM
6. 2026-06-12
   days on market $119,000 Active 46 DOM
7. 2026-06-09
   days on market $119,000 Active 43 DOM
8. 2026-06-09
   pricestatus $119,000 Active 42 DOM
9. 2026-06-08
   days on market $129,000 Contingent 42 DOM
10. 2026-06-07
    days on market $129,000 Contingent 41 DOM
11. 2026-06-05
    days on market $129,000 Contingent 39 DOM
12. 2026-06-04
    days on market $129,000 Contingent 37 DOM
13. 2026-06-02
    days on market $129,000 Contingent 36 DOM
14. 2026-06-01
    days on market $129,000 Contingent 35 DOM
15. 2026-05-31
    days on market $129,000 Contingent 34 DOM
16. 2026-05-31
    days on market $129,000 Contingent 33 DOM
17. 2026-04-27
    listed $129,000 Active 946-char remark

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $13,880
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$1,110
• − Management: −$1,110
• − Depreciation: −$3,462
• Taxable loss: −$848
• Est. tax savings @ 24.0%: +$204
• After-tax cash flow: $1,300/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This charming A-frame home offers a good condition with a good roof, siding, and interior. It has a spacious deck and a carport, making it ideal for both a vacation getaway and a rental property. The home could benefit from painting, landscaping, and some kitchen updates to further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping and deck maintenance — Maintaining the landscaping and deck ensures a welcoming and functional outdoor space.
• Rental Refrigerator replacement — A modern refrigerator would attract renters and improve the rental experience.
• Resale Kitchen backsplash — A backsplash would add a modern touch and improve the kitchen's appearance.
• Both Window treatments — Window treatments would enhance the home's curb appeal and provide privacy and insulation.
• Both Deck railings — New railings would improve safety and add to the home's curb appeal.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping and deck maintenance — Maintaining the landscaping and deck ensures a welcoming and functional outdoor space. ↑
• Rental Refrigerator replacement — A modern refrigerator would attract renters and improve the rental experience. ↑
• Resale Kitchen backsplash — A backsplash would add a modern touch and improve the kitchen's appearance. ↑
• Both Window treatments — Window treatments would enhance the home's curb appeal and provide privacy and insulation. ↑
• Both Deck railings — New railings would improve safety and add to the home's curb appeal. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Wayne County
• NCES district ID: 2105790
• Math proficiency: 20% ▼ -21.00%
• Reading proficiency: 33% ▼ -21.00%
• Median HH income: $30,391
• Composite: 21.38/100
• National rank: #8358
• State rank: #142 of 165 in KY

Livability — Monticello

• Score: 65/100
• State rank: #265
• US rank: #12963

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

• Population (ZIP): 18,609

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 19,477 people
• By 2030: 18,776 · -3.6%
• By 2040: 17,199 · -11.7%
• By 2050: 15,602 · -19.9%
• By 2075: 11,883 · -39.0%
• By 2100: 8,300 · -57.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 5% Two or more races 3% Black 1%
• Common ancestry: Slovak 1% Iranian 1% Scottish 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+66.0) · D 16.5% · R 82.5%
• 2008→2024 swing: -28.9pp toward R · 2008: -37.1pp · 2024: -66.0pp
• All cycles: 2024: R+66.0 2020: R+62.0 2016: R+61.8 2012: R+47.6 2008: R+37.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.14%
• Current HPI: 227.5936
• 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

-7.8% since first listed

4 events — show timeline

• 2026-06-08 Price Changed $119,000 ImagineMLS
• 2026-06-08 Relisted — ImagineMLS
• 2026-05-20 Contingent — ImagineMLS
• 2026-04-27 Listed $129,000 ImagineMLS