130 State Route 1820 · Cunningham, KY 42035

$119,500

3 bd · 1.0 ba · 1,273 sqft · SingleFamily public records · 168 Days on market

2.61 ac lot Est $127k · 6% under

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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 +17.8/30.0
• ARV discount +10.3/15.0
• DSCR +5.6/10.0
• Appreciation +5.0/10.0
• 1% rule +3.8/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Cute as can be and ready for new owners. The large lot is great for enjoying country living. This 3 bedroom, one bath has had many renovations in the last couple of years. Updates have been done in the kitchen, bath and bedrooms. Lots of updated flooring. Photos show house before and after sellers moved out. Shop in the back stays. Potential to add square feet by finishing out a room on 2nd floor. Main bedroom is on the first floor and has an additional space where a en-suite bath could be added. Other two bedrooms are upstairs. Pergola, play-set and shop in back stay with the property.

Key facts

• Just under 2 acres
• Detached shop
• 2.61 acre lot

Tags

• QUIET COUNTRY SETTING
• NEARBY TOWN AMENITIES
• WALKING DISTANCE RESTAURANT
• JUST UNDER 2 ACRES
• DETACHED SHOP

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residential
• Construction: Frame construction with vinyl siding; Composition roof; Crawl space foundation; Built on a 2.61-acre lot
• Exterior features: Level lot; Gravel road access

Interior

• Kitchen: Refrigerator; Cooktop
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Window air conditioning units
• Interior features: Eat-in kitchen
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $98 ($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 $106k (11.6% below list).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#403 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-; Watch: amenities F, commute F, health & safety F.
• Carlisle County (rural): math 34% / reading 39% proficiency, ranked #59 of 165 in KY (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Carlisle County Elementary School (math 42% / reading 42%, grade F, #178 of 676 statewide, top 29%, 409 students, 66% FRL); Carlisle County Middle School (math 27% / reading 42%, grade F, #99 of 217 statewide, top 47%, 146 students, 58% FRL); Carlisle County High School (math 24% / reading 34%, grade F, #127 of 254 statewide, top 58%, 204 students, 56% FRL).
• Market conditions: 3 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($826 loan paydown + $4k appreciation (3.0% local appreciation)).
• Carlisle County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 168 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $60k; list at $120k implies a 99% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $105,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 168 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.88% ✗
• Cap rate: 7.27%
• Cash-on-cash: 3.51%
• DSCR: 1.16
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $127,300
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 State Route 1820	0.07mi	2/1.0 (-1)	1,192 (-6%)	14mo	$119,500	$100	69

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: 10.8%
• Equity multiple: 1.62×
• Total profit: $20,581
• Equity at exit: $53,732

10-year hold

• IRR: 13.0%
• Equity multiple: 2.93×
• Total profit: $64,509
• Equity at exit: $82,808

Cash invested: $33,460 (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 42035

• Active inventory: 3
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,056 medium
• Mortgage (P&I): −$627
• Tax from tax record: −$60 /mo · $723/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $98

Break-even live

Break-even rent $933

Max offer price $119,500

Occupancy floor 86%

Sensitivity live

Price	-10% $165	-5% $132	+0% $98	+5% $64	+10% $30
Rent	-10% $14	-5% $56	+0% $98	+5% $139	+10% $181
Rate	-1.0pp $158	-0.5pp $128	base $98	+0.5pp $67	+1.0pp $35

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: $29,875
• Closing costs: $3,585
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $119,500 Active 168 DOM
2. 2026-06-18
   days on market $119,500 Active 167 DOM
3. 2026-06-17
   days on market $119,500 Active 166 DOM
4. 2026-06-16
   days on market $119,500 Active 165 DOM
5. 2026-06-15
   days on market $119,500 Active 164 DOM
6. 2026-06-14
   days on market $119,500 Active 162 DOM
7. 2026-06-12
   days on market $119,500 Active 161 DOM
8. 2026-06-09
   days on market $119,500 Active 158 DOM
9. 2026-06-08
   days on market $119,500 Active 157 DOM
10. 2026-06-07
    days on market $119,500 Active 156 DOM
11. 2026-06-05
    days on market $119,500 Active 153 DOM
12. 2026-06-03
    days on market $119,500 Active 152 DOM
13. 2026-06-02
    days on market $119,500 Active 151 DOM
14. 2026-06-01
    days on market $119,500 Active 150 DOM
15. 2026-05-31
    days on market $119,500 Active 149 DOM
16. 2026-05-30
    days on market $119,500 Active 148 DOM
17. 2026-02-13
    price $119,500
18. 2026-01-03
    listed $125,000 Active
19. 2022-04-15
    soldstatus $60,000 593-char remark

    Show marketing remark (593 chars)

    Cute as can be and ready for new owners. The large lot is great for enjoying country living. This 3 bedroom, one bath has had many renovations in the last couple of years. Updates have been done in the kitchen, bath and bedrooms. Lots of updated flooring. Photos show house before and after sellers moved out. Shop in the back stays. Potential to add square feet by finishing out a room on 2nd floor. Main bedroom is on the first floor and has an additional space where a en-suite bath could be added. Other two bedrooms are upstairs. Pergola, play-set and shop in back stay with the property.

20. 2022-02-03
    listed $99,900 593-char remark

    Show marketing remark (593 chars)

    Cute as can be and ready for new owners. The large lot is great for enjoying country living. This 3 bedroom, one bath has had many renovations in the last couple of years. Updates have been done in the kitchen, bath and bedrooms. Lots of updated flooring. Photos show house before and after sellers moved out. Shop in the back stays. Potential to add square feet by finishing out a room on 2nd floor. Main bedroom is on the first floor and has an additional space where a en-suite bath could be added. Other two bedrooms are upstairs. Pergola, play-set and shop in back stay with the property.

ⓘ 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: $723 · $60/mo
• Projected year-2 tax: $1,028 · $86/mo
• Expected delta: +$305/yr (+$25/mo · 42.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $12,675
• − Mortgage interest: −$6,694
• − Property taxes: −$723
• − Insurance: −$598
• − Repairs & maintenance: −$1,014
• − Management: −$1,014
• − Depreciation: −$3,476
• Taxable loss: −$844
• Est. tax savings @ 24.0%: +$202
• After-tax cash flow: $1,375/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: Carlisle County
• NCES district ID: 2100960
• Math proficiency: 34% ▼ -8.00%
• Reading proficiency: 39% ▼ -14.00%
• Median HH income: $37,978
• Composite: 30.43/100
• National rank: #6236
• State rank: #59 of 165 in KY

Livability — Cunningham

• Score: 60/100
• State rank: #403
• US rank: #19249

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cunningham, KY
• Population (ZIP): 783

Population outlook (Carlisle County) Hauer SSP2

• Today (2025): 4,537 people
• By 2030: 4,341 · -4.3%
• By 2040: 4,003 · -11.8%
• By 2050: 3,736 · -17.7%
• By 2075: 3,405 · -25.0%
• By 2100: 3,264 · -28.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 7% Two or more races 2% Black 1%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Carlisle

• 2024 margin: Solid R (+68.0) · D 15.6% · R 83.6%
• 2008→2024 swing: -36.6pp toward R · 2008: -31.3pp · 2024: -68.0pp
• All cycles: 2024: R+68.0 2020: R+64.3 2016: R+64.0 2012: R+41.4 2008: R+31.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+19.6% since first listed

4 events — show timeline

• 2026-02-13 Price Changed $119,500 WKRMLS
• 2026-01-03 Listed $125,000 WKRMLS
• 2022-04-15 Sold (MLS) $60,000 WKRMLS
• 2022-02-03 Listed $99,900 WKRMLS

Property tax history

+6.7%/yr

Latest (2025): $723 · -0.3% YoY. Source: county tax records.