2524 US 68 · Ewing, KY 41039

$125,000

3 bd · 1.0 ba · 1,484 sqft · SingleFamily public records · 157 Days on market

Built 1111 4.97 ac lot $84/sqft · 71% below area

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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 +19.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• Appreciation +5.0/10.0
• 1% rule +4.4/10.0
• Livability +2.9/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Located just off Highway 68, this 4+- acres tract offers a prime location- only 15 minutes to Maysville and 10 minutes to Fleming County. The property features an older home full of potential- perfect for a flip project or for transforming into your own charming residence. With two wells on-site and a nice workshop/garage, there's plenty of value and versatility here. The peaceful setting offers endless possibilities, whether you're looking to invest, renovate, or build your dream home. Priced to sell and being offered as is. property will not pass FHA or USDA lending requirements. Don't miss this opportunity!

Key facts

• Two wells
• Peaceful setting
• Prime location

Tags

• PRIME LOCATION
• TWO WELLS
• WORKSHOP GARAGE
• PEACEFUL SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $145 ($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 $117k (6.3% below list).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#443 in KY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D, amenities F, commute F.
• Fleming County (rural): math 26% / reading 41% proficiency, ranked #83 of 165 in KY (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 13 active listings in the ZIP; 2 units permitted in Fleming County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($864 loan paydown + $4k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y 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 $100k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1111 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1111 — 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: 0.94% ✗
• Cap rate: 7.69%
• Cash-on-cash: 4.98%
• DSCR: 1.22
• GRM: 8.9

CMA / ARV

• ARV (median comp): $434,347
• List price: $125,000
• Delta: -71.22%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 12.1%
• Equity multiple: 1.69×
• Total profit: $24,270
• Equity at exit: $56,205

10-year hold

• IRR: 14.2%
• Equity multiple: 3.10×
• Total profit: $73,415
• Equity at exit: $86,619

Cash invested: $35,000 (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 41039

• Active inventory: 13
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,172 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$73 /mo · $874/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $145

Break-even live

Break-even rent $988

Max offer price $125,000

Occupancy floor 83%

Sensitivity live

Price	-10% $216	-5% $181	+0% $145	+5% $110	+10% $74
Rent	-10% $53	-5% $99	+0% $145	+5% $191	+10% $238
Rate	-1.0pp $208	-0.5pp $177	base $145	+0.5pp $113	+1.0pp $80

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $125,000 Active 157 DOM
2. 2026-06-17
   days on market $125,000 Active 156 DOM
3. 2026-06-16
   days on market $125,000 Active 155 DOM
4. 2026-06-15
   days on market $125,000 Active 154 DOM
5. 2026-06-14
   days on market $125,000 Active 152 DOM
6. 2026-06-13
   days on market $125,000 Active 151 DOM
7. 2026-06-10
   days on market $125,000 Active 149 DOM
8. 2026-06-09
   days on market $125,000 Active 148 DOM
9. 2026-06-08
   days on market $125,000 Active 147 DOM
10. 2026-06-07
    days on market $125,000 Active 146 DOM
11. 2026-06-03
    days on market $125,000 Active 142 DOM
12. 2026-06-02
    days on market $125,000 Active 141 DOM
13. 2026-06-01
    days on market $125,000 Active 140 DOM
14. 2026-05-31
    days on market $125,000 Active 139 DOM
15. 2026-05-31
    days on market $125,000 Active 138 DOM
16. 2026-03-31
    status Active 618-char remark

    Show marketing remark (618 chars)

    Located just off Highway 68, this 4+- acres tract offers a prime location- only 15 minutes to Maysville and 10 minutes to Fleming County. The property features an older home full of potential- perfect for a flip project or for transforming into your own charming residence. With two wells on-site and a nice workshop/garage, there's plenty of value and versatility here. The peaceful setting offers endless possibilities, whether you're looking to invest, renovate, or build your dream home. Priced to sell and being offered as is. property will not pass FHA or USDA lending requirements. Don't miss this opportunity!

17. 2026-03-16
    status Active 680-char remark

    Show marketing remark (680 chars)

    Located just off Highway 68, this 4± acre tract offers a prime location only 15 minutes to Maysville and 10 minutes to Fleming County. The property features an older home full of potential—perfect for a flip project or for transforming into your own charming residence. With two wells on-site and a nice workshop/garage, there's plenty of value and versatility here. The peaceful setting offers endless possibilities, whether you're looking to invest, renovate, or build your dream home. Priced to sell and being offered as is. Property is not expected to qualify for FHA or USDA financing. Buyers are encouraged to verify financing eligibility with their lender.

18. 2026-03-11
    status Active 618-char remark

    Show marketing remark (618 chars)

    Located just off Highway 68, this 4+- acres tract offers a prime location- only 15 minutes to Maysville and 10 minutes to Fleming County. The property features an older home full of potential- perfect for a flip project or for transforming into your own charming residence. With two wells on-site and a nice workshop/garage, there's plenty of value and versatility here. The peaceful setting offers endless possibilities, whether you're looking to invest, renovate, or build your dream home. Priced to sell and being offered as is. property will not pass FHA or USDA lending requirements. Don't miss this opportunity!

19. 2025-11-22
    status Pending 618-char remark

    Show marketing remark (680 chars)

    Located just off Highway 68, this 4± acre tract offers a prime location only 15 minutes to Maysville and 10 minutes to Fleming County. The property features an older home full of potential—perfect for a flip project or for transforming into your own charming residence. With two wells on-site and a nice workshop/garage, there's plenty of value and versatility here. The peaceful setting offers endless possibilities, whether you're looking to invest, renovate, or build your dream home. Priced to sell and being offered as is. Property is not expected to qualify for FHA or USDA financing. Buyers are encouraged to verify financing eligibility with their lender.

20. 2025-11-22
    historical 618-char remark

    Show marketing remark (680 chars)

    Located just off Highway 68, this 4± acre tract offers a prime location only 15 minutes to Maysville and 10 minutes to Fleming County. The property features an older home full of potential—perfect for a flip project or for transforming into your own charming residence. With two wells on-site and a nice workshop/garage, there's plenty of value and versatility here. The peaceful setting offers endless possibilities, whether you're looking to invest, renovate, or build your dream home. Priced to sell and being offered as is. Property is not expected to qualify for FHA or USDA financing. Buyers are encouraged to verify financing eligibility with their lender.

21. 2025-11-22
    historical Contingent 680-char remark

    Show marketing remark (680 chars)

    Located just off Highway 68, this 4± acre tract offers a prime location only 15 minutes to Maysville and 10 minutes to Fleming County. The property features an older home full of potential—perfect for a flip project or for transforming into your own charming residence. With two wells on-site and a nice workshop/garage, there's plenty of value and versatility here. The peaceful setting offers endless possibilities, whether you're looking to invest, renovate, or build your dream home. Priced to sell and being offered as is. Property is not expected to qualify for FHA or USDA financing. Buyers are encouraged to verify financing eligibility with their lender.

22. 2025-11-22
    historical 680-char remark

    Show marketing remark (680 chars)

    Located just off Highway 68, this 4± acre tract offers a prime location only 15 minutes to Maysville and 10 minutes to Fleming County. The property features an older home full of potential—perfect for a flip project or for transforming into your own charming residence. With two wells on-site and a nice workshop/garage, there's plenty of value and versatility here. The peaceful setting offers endless possibilities, whether you're looking to invest, renovate, or build your dream home. Priced to sell and being offered as is. Property is not expected to qualify for FHA or USDA financing. Buyers are encouraged to verify financing eligibility with their lender.

23. 2025-09-19
    listed $125,000 Active 618-char remark

    Show marketing remark (680 chars)

    Located just off Highway 68, this 4± acre tract offers a prime location only 15 minutes to Maysville and 10 minutes to Fleming County. The property features an older home full of potential—perfect for a flip project or for transforming into your own charming residence. With two wells on-site and a nice workshop/garage, there's plenty of value and versatility here. The peaceful setting offers endless possibilities, whether you're looking to invest, renovate, or build your dream home. Priced to sell and being offered as is. Property is not expected to qualify for FHA or USDA financing. Buyers are encouraged to verify financing eligibility with their lender.

24. 2025-09-19
    listed $125,000 Active 680-char remark

    Show marketing remark (680 chars)

    Located just off Highway 68, this 4± acre tract offers a prime location only 15 minutes to Maysville and 10 minutes to Fleming County. The property features an older home full of potential—perfect for a flip project or for transforming into your own charming residence. With two wells on-site and a nice workshop/garage, there's plenty of value and versatility here. The peaceful setting offers endless possibilities, whether you're looking to invest, renovate, or build your dream home. Priced to sell and being offered as is. Property is not expected to qualify for FHA or USDA financing. Buyers are encouraged to verify financing eligibility with their lender.

25. 2025-08-27
    soldstatus $100,000
26. 2021-10-04
    soldstatus $90,000 Closed
27. 2021-10-04
    soldstatus $90,000
28. 2021-09-21
    historical
29. 2021-09-18
    listed $99,900
30. 1991-01-01
    soldstatus $33,000

ⓘ 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: $874 · $73/mo
• Projected year-2 tax: $1,075 · $90/mo
• Expected delta: +$201/yr (+$17/mo · 23.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,060
• − Mortgage interest: −$7,002
• − Property taxes: −$874
• − Insurance: −$625
• − Repairs & maintenance: −$1,125
• − Management: −$1,125
• − Depreciation: −$3,636
• Taxable loss: −$327
• Est. tax savings @ 24.0%: +$79
• After-tax cash flow: $1,821/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: Fleming County
• NCES district ID: 2101920
• Math proficiency: 26% ▼ -29.00%
• Reading proficiency: 41% ▼ -17.00%
• Median HH income: $34,964
• Composite: 27.61/100
• National rank: #6928
• State rank: #83 of 165 in KY

Livability — Ewing

• Score: 57/100
• State rank: #443
• US rank: #21859

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,122

Population outlook (Fleming County) Hauer SSP2

• Today (2025): 14,917 people
• By 2030: 14,997 · +0.5%
• By 2040: 15,033 · +0.8%
• By 2050: 14,808 · -0.7%
• By 2075: 14,037 · -5.9%
• By 2100: 12,176 · -18.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Black 2%
• Common ancestry: Portuguese 1% Slovak 1%
• Foreign-born: 1% · Vietnam
• Languages at home: 97% English-only · German/W. Germanic 3% Spanish 1%

Political lean MEDSL · Fleming

• 2024 margin: Solid R (+60.6) · D 19.1% · R 79.7% · Other 1.3%
• 2008→2024 swing: -40.9pp toward R · 2008: -19.8pp · 2024: -60.6pp
• All cycles: 2024: R+60.6 2020: R+57.5 2016: R+54.0 2012: R+32.3 2008: R+19.8

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

+278.8% since first listed

15 events — show timeline

• 2026-03-31 Relisted — NKMLS
• 2026-03-16 Relisted — ImagineMLS
• 2026-03-11 Relisted — NKMLS
• 2025-11-22 Pending — NKMLS
• 2025-11-22 Listing Removed — NKMLS
• 2025-11-22 Contingent — ImagineMLS
• 2025-11-22 Listing Removed — ImagineMLS
• 2025-09-19 Listed $125,000 ImagineMLS
• 2025-09-19 Listed $125,000 NKMLS
• 2025-08-27 Sold (Public Records) $100,000 Public Records
• 2021-10-04 Sold (Public Records) $90,000 Public Records
• 2021-10-04 Sold (MLS) $90,000 ImagineMLS
• 2021-09-21 Listing Removed — ImagineMLS
• 2021-09-18 Listed $99,900 ImagineMLS
• 1991-01-01 Sold (Public Records) $33,000 Public Records

Property tax history

+25.2%/yr

Latest (2025): $874 · -1.3% YoY. Source: county tax records.