169 N Main St · LaFayette, KY 42254

$99,000

3 bd · 1.0 ba · 800 sqft · SingleFamily public records · 20 Days on market

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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 +25.6/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Appreciation +5.2/10.0
• Schools +2.7/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Enjoy quiet country living in small town U. S. A. This home is located in LaFayette & acirc; & euro; & rdquo; just minutes from the back gates of Fort Campbell. The only traffic you may run into on your way to work are deer! This home makes a great starter house, investment property, or affordable place to put down roots. It was previously rented for $950 per month for the last 3 years with no rent increases, showing strong rental potential thanks to its convenient location near Fort Campbell, Interstate 24, and the peaceful setting just outside of town. Inside, you & acirc; & euro; & trade; ll find a cozy layout with plenty of potential to make it your own, while

Key facts

• Quiet country living
• Updated electrical
• Real hardwood floors

Tags

• QUIET COUNTRY LIVING
• CONVENIENT LOCATION
• LARGE YARD
• REAL HARDWOOD FLOORS
• UPDATED ELECTRICAL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 51/100 on livability (#498 in KY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Christian County (town): math 30% / reading 34% proficiency, ranked #93 of 165 in KY (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 1 active listings in the ZIP; 193 units permitted in Christian County in 2024 (66 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($684 loan paydown + $410 appreciation (0.4% local appreciation)).
• Christian County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.4% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($98k) 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 $97,515 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.09% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.19%
• DSCR: 1.45
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.41% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.3%
• Equity multiple: 1.51×
• Total profit: $14,020
• Equity at exit: $30,811

10-year hold

• IRR: 14.7%
• Equity multiple: 2.68×
• Total profit: $46,645
• Equity at exit: $38,727

Cash invested: $27,720 (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 42254

• Home prices YoY: 0.2%
• Active inventory: 1
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,081 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$58 /mo · $699/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $235

Break-even live

Break-even rent $783

Max offer price $99,000

Occupancy floor 73%

Sensitivity live

Price	-10% $292	-5% $264	+0% $235	+5% $207	+10% $179
Rent	-10% $150	-5% $193	+0% $235	+5% $278	+10% $321
Rate	-1.0pp $285	-0.5pp $261	base $235	+0.5pp $210	+1.0pp $184

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $99,000 Active 20 DOM
2. 2026-06-17
   days on market $99,000 Active 19 DOM
3. 2026-06-16
   price $99,000 Active 18 DOM
4. 2026-06-16
   days on market $105,000 Active 18 DOM
5. 2026-06-15
   days on market $105,000 Active 17 DOM
6. 2026-06-14
   days on market $105,000 Active 15 DOM
7. 2026-06-13
   days on market $105,000 Active 14 DOM
8. 2026-06-10
   days on market $105,000 Active 12 DOM
9. 2026-06-09
   days on market $105,000 Active 11 DOM
10. 2026-06-08
    days on market $105,000 Active 10 DOM
11. 2026-06-07
    days on market $105,000 Active 9 DOM
12. 2026-06-02
    days on market $105,000 Active 4 DOM
13. 2026-06-01
    days on market $105,000 Active 3 DOM
14. 2026-05-31
    days on market $105,000 Active 2 DOM
15. 2026-05-30
    remarks 675-char remark
16. 2026-05-30
    listed $105,000 Active 1 DOM

ⓘ 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: $699 · $58/mo
• Projected year-2 tax: $851 · $71/mo
• Expected delta: +$152/yr (+$13/mo · 21.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $12,975
• − Mortgage interest: −$5,546
• − Property taxes: −$699
• − Insurance: −$495
• − Repairs & maintenance: −$1,038
• − Management: −$1,038
• − Depreciation: −$2,880
• Taxable income: $1,279
• Est. tax owed @ 24.0%: −$307
• After-tax cash flow: $2,519/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: Christian County
• NCES district ID: 2101150
• Math proficiency: 30% ▼ -9.00%
• Reading proficiency: 34% ▼ -10.00%
• Median HH income: $38,961
• Composite: 26.8/100
• National rank: #7118
• State rank: #93 of 165 in KY

Livability — LaFayette

• Score: 51/100
• State rank: #498
• US rank: #25158

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: LaFayette, KY
• Population (ZIP): 176

Population outlook (Christian County) Hauer SSP2

• Today (2025): 67,861 people
• By 2030: 65,808 · -3.0%
• By 2040: 60,090 · -11.5%
• By 2050: 54,561 · -19.6%
• By 2075: 45,859 · -32.4%
• By 2100: 38,310 · -43.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Black 7% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Lithuanian 2% Romanian 2% Slovak 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Christian

• 2024 margin: Solid R (+33.6) · D 32.6% · R 66.1% · Other 1.3%
• 2008→2024 swing: -12.4pp toward R · 2008: -21.2pp · 2024: -33.6pp
• All cycles: 2024: R+33.6 2020: R+28.4 2016: R+31.4 2012: R+23.8 2008: R+21.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.41%
• Current HPI: 198.7298
• 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

1 event — show timeline

• 2026-05-30 Listed $105,000 FSBO.com

Property tax history

+8.3%/yr

Latest (2025): $699 · -4.1% YoY. Source: county tax records.