1560 Us-60 · Ledbetter, KY 42058

$75,000

3 bd · 1.0 ba · 1,416 sqft · SingleFamily public records · 20 Days on market

Built 1960 0.84 ac lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unlock your vision at 1560 US Highway 60 in charming Ledbetter, KY! This full renovation opportunity sits on a beautiful 0.84 acre lot, giving you room to breathe and grow. With the bones in place and the land to work with, the only limit, it is your imagination. Bring your contractor and your creativity - this one's ready for its glow-up! Being sold as is, where is and no interior showings allowed!

Key facts

• 0.84 acre lot
• Parking
• Built 1960

Tags

• FULL RENOVATION OPPORTUNITY
• BEAUTIFUL 0.84-ACRE LOT

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: Driveway
• Utilities: Electricity connected
• Home design: Single-family ranch; 1 story
• Construction: Built in 1960; Vinyl siding; Shingle roof; Above-grade finished area reported
• Exterior features: Level lot

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: 3 bedrooms — all on the first floor
• Bathrooms: 1 full bathroom on the first floor
• Interior features: 5 total rooms; Living room on the first floor; No basement; First-floor laundry
• Laundry & utility: First-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $658 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#363 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools F, amenities F.
• Livingston County (rural): math 27% / reading 39% proficiency, ranked #80 of 165 in KY (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 56 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Livingston County population projected at -19% 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.86% ✓
• Cap rate: 16.82%
• Cash-on-cash: 37.60%
• DSCR: 2.67
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $188,328
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
344 Scott Rd	0.26mi	3/1.0	1,320 (-7%)	0mo	$175,000	$133	76
224 Sharon Dr	0.30mi	3/2.0	1,622 (+14%)	10mo	$160,000	$99	50
154 Gene Dr	0.57mi	3/2.0	1,600 (+13%)	1mo	$220,000	$138	46
509 Sharon Dr	0.47mi	3/1.0	1,565 (+10%)	18mo	$170,000	$109	45
530 Faye Dr	0.52mi	3/2.0	1,287 (-9%)	21mo	$173,750	$135	39
288 Kelly Dr	0.56mi	3/1.5	1,250 (-12%)	22mo	$119,000	$95	34

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: 33.6%
• Equity multiple: 2.42×
• Total profit: $29,727
• Equity at exit: $11,183

10-year hold

• IRR: 40.5%
• Equity multiple: 4.80×
• Total profit: $79,750
• Equity at exit: $6,485

Cash invested: $21,000 (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 42058

• Home prices YoY: -4.8%
• Active inventory: 56
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,398 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$22 /mo · $267/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $658

Break-even live

Break-even rent $566

Max offer price $75,000

Occupancy floor 48%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $75,000 Active 20 DOM
2. 2026-06-17
   days on market $75,000 Active 19 DOM
3. 2026-06-16
   days on market $75,000 Active 18 DOM
4. 2026-06-15
   days on market $75,000 Active 17 DOM
5. 2026-06-13
   days on market $75,000 Active 15 DOM
6. 2026-06-12
   days on market $75,000 Active 14 DOM
7. 2026-06-09
   days on market $75,000 Active 11 DOM
8. 2026-06-08
   days on market $75,000 Active 10 DOM
9. 2026-06-07
   days on market $75,000 Active 9 DOM
10. 2026-06-05
    days on market $75,000 Active 7 DOM
11. 2026-06-04
    days on market $75,000 Active 5 DOM
12. 2026-06-02
    days on market $75,000 Active 4 DOM
13. 2026-06-01
    days on market $75,000 Active 3 DOM
14. 2026-05-31
    days on market $75,000 Active 2 DOM
15. 2026-05-29
    listed $75,000 Active

    Show marketing remark (402 chars)

    Unlock your vision at 1560 US Highway 60 in charming Ledbetter, KY! This full renovation opportunity sits on a beautiful 0.84 acre lot, giving you room to breathe and grow. With the bones in place and the land to work with, the only limit, it is your imagination. Bring your contractor and your creativity - this one's ready for its glow-up! Being sold as is, where is and no interior showings allowed!

16. 2026-05-29
    listed $75,000 Active 402-char remark

    Show marketing remark (402 chars)

    Unlock your vision at 1560 US Highway 60 in charming Ledbetter, KY! This full renovation opportunity sits on a beautiful 0.84 acre lot, giving you room to breathe and grow. With the bones in place and the land to work with, the only limit, it is your imagination. Bring your contractor and your creativity - this one's ready for its glow-up! Being sold as is, where is and no interior showings allowed!

ⓘ 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: $267 · $22/mo
• Projected year-2 tax: $645 · $54/mo
• Expected delta: +$378/yr (+$32/mo · 142.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $16,780
• − Mortgage interest: −$4,201
• − Property taxes: −$267
• − Insurance: −$375
• − Repairs & maintenance: −$1,342
• − Management: −$1,342
• − Depreciation: −$2,182
• Taxable income: $7,071
• Est. tax owed @ 24.0%: −$1,697
• After-tax cash flow: $6,198/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: Livingston County
• NCES district ID: 2103510
• Math proficiency: 27% ▼ -10.00%
• Reading proficiency: 39% ▼ -17.00%
• Median HH income: $41,875
• Composite: 27.87/100
• National rank: #6873
• State rank: #80 of 165 in KY

Livability — Ledbetter

• Score: 62/100
• State rank: #363
• US rank: #17276

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ledbetter, KY
• City population: 2,122
• Population (ZIP): 2,122

Population outlook (Livingston County) Hauer SSP2

• Today (2025): 8,790 people
• By 2030: 8,413 · -4.3%
• By 2040: 7,709 · -12.3%
• By 2050: 7,090 · -19.3%
• By 2075: 6,046 · -31.2%
• By 2100: 5,202 · -40.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 3% Italian 2% Scottish 1%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Livingston

• 2024 margin: Solid R (+63.0) · D 17.8% · R 80.9% · Other 1.3%
• 2008→2024 swing: -35.4pp toward R · 2008: -27.6pp · 2024: -63.0pp
• All cycles: 2024: R+63.0 2020: R+61.4 2016: R+57.8 2012: R+38.6 2008: R+27.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -11.03%
• Current HPI: 217.6383
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-29 Listed $75,000 WKRMLS
• 2026-05-29 Listed $75,000 Metro Search MLS

Property tax history

-2.1%/yr

Latest (2020): $267 · +0.3% YoY. Source: county tax records.