216 Baldwin Ave · Princeton, KY 42445

$19,900

2 bd · 1.0 ba · 892 sqft · SingleFamily public records · 118 Days on market

0.31 ac lot ↓ 50% 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 0.31 acre lot
• Listed 117 days

Property features AI

Finance

• Other: Building area reported as 892 (unit not restated per instructions)
• Financial info: No financial details provided
• HOA & community: No HOA information provided

Exterior

• Parking: Driveway
• Security: No specific security features listed
• Utilities: Public sewer; Public water
• Home design: One level
• Construction: Block foundation; Vinyl siding and wood siding; Composition roof; Metal roof
• Exterior features: Block foundation; Composition and metal roofs; Vinyl siding and wood siding; Lot approximately 0.309 acres (public records); Public water; Not on waterfront

Interior

• Kitchen: Oven
• Bedrooms: Total bedrooms information not provided
• Flooring: Hardwood; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating (type listed as Other); Window unit(s) and wall unit(s) for cooling
• Interior features: Oven; Hardwood and wood flooring; No fireplace; Two total rooms
• Laundry & utility: Laundry information not provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $559 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($881 rent vs $20k).
• Recommended offer: $18k (9.0% below list) — sets the bar for market timing.
• Cap rate 40.0% vs local median 6.2% in Princeton — 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 76/100 on livability (#88 in KY, #3,490 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: employment D+, commute F.
• Caldwell County (rural): math 28% / reading 39% proficiency, ranked #78 of 165 in KY (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Caldwell County Elementary School (math 30% / reading 36%, grade F, #338 of 676 statewide, top 50%, 403 students, 56% FRL); Caldwell County Middle School (math 25% / reading 42%, grade F, #105 of 217 statewide, top 51%, 421 students, 55% FRL); Caldwell County High School (math 32% / reading 37%, grade F, #76 of 254 statewide, top 34%, 544 students, 43% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: 58 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $138 of loan paydown is wiped out by about $597 of value loss. Plan a longer hold.
• Caldwell County population projected at -13% 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($18k) is reasonable based on typical stale-listing flexibility.

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 $18,109 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% 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 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?
5. 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?
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: 4.43% ✓
• Cap rate: 39.98%
• Cash-on-cash: 120.29%
• DSCR: 6.35
• GRM: 1.9

CMA / ARV

• ARV (on-the-fly): $104,364
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Ratliff St	0.49mi	2/1.0	914 (+2%)	18mo	$68,000	$74	58
400 Maple Ave	0.60mi	2/1.0	840 (-6%)	11mo	$90,000	$107	53
118 Jacob Dr	0.67mi	2/1.0	858 (-4%)	14mo	$100,000	$117	50
521 N Plum St Unit 1/2	0.70mi	3/1.0 (+1)	960 (+8%)	15mo	$124,000	$129	37

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: —
• Equity multiple: 6.81×
• Total profit: $32,364
• Equity at exit: $2,967

10-year hold

• IRR: —
• Equity multiple: 14.29×
• Total profit: $74,045
• Equity at exit: $1,721

Cash invested: $5,572 (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 42445

• Home prices YoY: -7.9%
• Active inventory: 58
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $881 medium
• Mortgage (P&I): −$104
• Tax est. 1.5%: −$25 /mo · $298/yr
• Insurance: −$8
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $559

Break-even live

Break-even rent $174

Max offer price $19,900

Occupancy floor 32%

Sensitivity live

Price	-10% $572	-5% $565	+0% $559	+5% $552	+10% $545
Rent	-10% $489	-5% $524	+0% $559	+5% $593	+10% $628
Rate	-1.0pp $569	-0.5pp $564	base $559	+0.5pp $553	+1.0pp $548

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: $4,975
• Closing costs: $597
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-15
   days on market $19,900 Active 118 DOM
2. 2026-06-13
   days on market $19,900 Active 116 DOM
3. 2026-06-12
   days on market $19,900 Active 115 DOM
4. 2026-06-09
   days on market $19,900 Active 112 DOM
5. 2026-06-08
   days on market $19,900 Active 111 DOM
6. 2026-06-07
   days on market $19,900 Active 110 DOM
7. 2026-06-07
   days on market $19,900 Active 109 DOM
8. 2026-06-04
   days on market $19,900 Active 106 DOM
9. 2026-06-02
   days on market $19,900 Active 105 DOM
10. 2026-06-01
    days on market $19,900 Active 104 DOM
11. 2026-05-31
    days on market $19,900 Active 103 DOM
12. 2026-05-31
    days on market $19,900 Active 102 DOM
13. 2026-04-28
    price $19,900
14. 2026-04-18
    price $27,900
15. 2026-04-05
    price $28,900
16. 2026-03-27
    price $29,900
17. 2026-03-21
    price $32,900
18. 2026-03-13
    price $34,900
19. 2026-02-16
    listed $39,900 Active

ⓘ 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 ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 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: $10,574
• − Mortgage interest: −$1,115
• − Property taxes: −$298
• − Insurance: −$100
• − Repairs & maintenance: −$846
• − Management: −$846
• − Depreciation: −$579
• Taxable income: $6,790
• Est. tax owed @ 24.0%: −$1,630
• After-tax cash flow: $5,073/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: Caldwell County
• NCES district ID: 2100840
• Math proficiency: 28% ▼ -29.00%
• Reading proficiency: 39% ▼ -19.00%
• Median HH income: $40,080
• Composite: 28.12/100
• National rank: #6819
• State rank: #78 of 165 in KY

Livability — Princeton

• Score: 76/100
• State rank: #88
• US rank: #3490

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Princeton, KY
• Population (ZIP): 10,371

Population outlook (Caldwell County) Hauer SSP2

• Today (2025): 12,100 people
• By 2030: 11,739 · -3.0%
• By 2040: 11,088 · -8.4%
• By 2050: 10,543 · -12.9%
• By 2075: 9,406 · -22.3%
• By 2100: 8,084 · -33.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 6% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Italian 3% Serbian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Caldwell

• 2024 margin: Solid R (+58.2) · D 20.3% · R 78.5% · Other 1.2%
• 2008→2024 swing: -31.6pp toward R · 2008: -26.7pp · 2024: -58.2pp
• All cycles: 2024: R+58.2 2020: R+54.0 2016: R+54.4 2012: R+35.0 2008: R+26.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -20.07%
• Current HPI: 232.7067
• 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

-50.1% since first listed

7 events — show timeline

• 2026-04-28 Price Changed $19,900 ImagineMLS
• 2026-04-18 Price Changed $27,900 ImagineMLS
• 2026-04-05 Price Changed $28,900 ImagineMLS
• 2026-03-27 Price Changed $29,900 ImagineMLS
• 2026-03-21 Price Changed $32,900 ImagineMLS
• 2026-03-13 Price Changed $34,900 ImagineMLS
• 2026-02-16 Listed $39,900 ImagineMLS

Property tax history

-6.8%/yr

Latest (2025): $24 · -0.4% YoY. Source: county tax records.