742 Smith Hiteman Rd · Claryville, KY 41001

$169,900

4 bd · 2.5 ba · 1,800 sqft · SingleFamily public records · 44 Days on market

Built 1962 1.00 ac lot

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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 +25.8/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3 Bedroom Ranch Style Home with stone exterior on 1 acre, new carpet & baseboard trim, beautiful new entry doors & first floor laundry. Updated furnace and central air. No VA or FHA loans Cash or conventional loans only. Sold as is.

Key facts

• New carpet
• Baseboard trim
• First floor laundry

Tags

• STONE EXTERIOR
• NEW CARPET
• BASEBOARD TRIM
• NEW ENTRY DOORS
• FIRST FLOOR LAUNDRY
• UPDATED FURNACE

Property features AI

Exterior

• Parking: Driveway; Attached garage (1 car)
• Utilities: Public water; Septic tank; Propane
• Home design: Single-family residence; One level
• Construction: Built in 1962; Stone and vinyl siding exterior; Shingle roof; Block foundation
• Exterior features: Sloped, wooded lot; Irregular lot dimensions

Interior

• Kitchen: Dishwasher; Kitchen (10 x 13)
• Bedrooms: Primary bedroom (10 x 15); Bedroom 2 (11 x 11); Bedroom 3 (10 x 11)
• Bathrooms: 1 full bathroom (primary bath 8 x 8)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Stone wood-burning fireplace; Partial basement
• Laundry & utility: Laundry on main level and in basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $415 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 2.8% in Claryville — 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 64/100 on livability (#302 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Campbell County (suburban): math 43% / reading 47% proficiency, ranked #15 of 165 in KY (top 9%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Grant'S Lick Elementary School (math 77% / reading 52%, grade B, #19 of 676 statewide, top 3%, 356 students, 41% FRL); Campbell County Middle School (math 37% / reading 45%, grade F, #54 of 217 statewide, top 25%, 1,184 students, 45% FRL); Campbell County High School (math 35% / reading 43%, grade F, #51 of 254 statewide, top 21%, 1,551 students, 41% FRL).
• Market conditions: 172 active listings in the ZIP; solid renter incomes; 247 units permitted in Campbell County in 2024 (77 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $170k implies a 208% gain — meaningful room to come down on a strong offer.

Recommended offer $164,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.21% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.46%
• DSCR: 1.47
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $381,600
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
767 Smith Hiteman Rd	0.11mi	3/3.0 (-1)	1,698 (-6%)	1mo	$475,000	$280	77
803 Smith Hiteman Rd	0.23mi	3/2.5 (-1)	1,674 (-7%)	7mo	$355,000	$212	67
744 Kenton Station Rd	0.70mi	5/2.0 (+1)	1,796 (-0%)	9mo	$337,000	$188	53
750 Kenton Station Rd	0.68mi	4/3.0	1,612 (-10%)	16mo	$275,000	$171	35

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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-1,061
• Equity at exit: $25,333

10-year hold

• IRR: 9.1%
• Equity multiple: 1.70×
• Total profit: $33,308
• Equity at exit: $14,690

Cash invested: $47,572 (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 41001

• Active inventory: 172
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,056 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$248 /mo · $2,976/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $415

Break-even live

Break-even rent $1,531

Max offer price $169,900

Occupancy floor 75%

Sensitivity live

Price	-10% $511	-5% $463	+0% $415	+5% $367	+10% $319
Rent	-10% $252	-5% $334	+0% $415	+5% $496	+10% $577
Rate	-1.0pp $500	-0.5pp $458	base $415	+0.5pp $371	+1.0pp $326

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-21
   pricestatusdays on market $169,900 Active 44 DOM
2. 2026-06-07
   statusdays on market $179,900 Pending 42 DOM
3. 2026-06-03
   days on market $179,900 Active 40 DOM
4. 2026-06-02
   days on market $179,900 Active 39 DOM
5. 2026-06-01
   days on market $179,900 Active 38 DOM
6. 2026-05-31
   days on market $179,900 Active 37 DOM
7. 2026-05-14
   status Active
8. 2026-05-06
   status Pending
9. 2026-04-15
   listed $179,900 Active
10. 2005-11-28
    soldstatus $55,172

ⓘ 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: $2,976 · $248/mo
• Projected year-2 tax: $2,976 · $248/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,677
• − Mortgage interest: −$9,517
• − Property taxes: −$2,976
• − Insurance: −$850
• − Repairs & maintenance: −$1,974
• − Management: −$1,974
• − Depreciation: −$4,943
• Taxable income: $2,443
• Est. tax owed @ 24.0%: −$586
• After-tax cash flow: $4,391/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: Campbell County
• NCES district ID: 2100900
• Math proficiency: 43% ▼ -11.00%
• Reading proficiency: 47% ▼ -14.00%
• Median HH income: $62,891
• Composite: 39.86/100
• National rank: #3864
• State rank: #15 of 165 in KY

Livability — Claryville

• Score: 64/100
• State rank: #302
• US rank: #14455

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Campbell County · 84,793 people
• City population: 19,206
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 19,323
• Household income: $102,447
• Rent vs Own: 10.7% rent · 89.3% own
• Severe rent burden: 129.0

Population outlook (Campbell County) Hauer SSP2

• Today (2025): 95,668 people
• By 2030: 96,886 · +1.3%
• By 2040: 97,734 · +2.2%
• By 2050: 96,413 · +0.8%
• By 2075: 90,211 · -5.7%
• By 2100: 79,434 · -17.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 2% Asian 2% Black 1%
• Common ancestry: Slovak 4% Lithuanian 2% Italian 2%
• Foreign-born: 2%
• Languages at home: 97% English-only · Other Indo-European 1% Other Asian/Pacific 1% Spanish 0%

Political lean MEDSL · Campbell

• 2024 margin: R (+19.7) · D 39.2% · R 58.9% · Other 1.9%
• 2008→2024 swing: +1.2pp toward D · 2008: -20.9pp · 2024: -19.7pp
• All cycles: 2024: R+19.7 2020: R+18.6 2016: R+24.5 2012: R+22.8 2008: R+20.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -120.32%
• Current HPI: 189.7464
• Rent YoY: —
• Metro: Cincinnati, OH-KY-IN
• 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

+226.1% since first listed

4 events — show timeline

• 2026-05-14 Relisted — NKMLS
• 2026-05-06 Pending — NKMLS
• 2026-04-15 Listed $179,900 NKMLS
• 2005-11-28 Sold (Public Records) $55,172 Public Records

Property tax history

+3.5%/yr

Latest (2025): $2,976 · +21.5% YoY. Source: county tax records.