529 Oaks Rd · Greensburg, KY 42743

$120,000

2 bd · 1.0 ba · 832 sqft · SingleFamily public records · 35 Days on market

Built 1910 11 ac lot

---

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 +11.8/30.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• Livability +3.6/5.0
• DSCR +3.5/10.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0

Listing remarks

If your looking for that home in the country with some acreage, then check out this property.

Key facts

• 11 acre lot
• Built 1910
• Listed 34 days

Property features AI

Finance

• Other: Lot size: 11 acres
• Financial info: No financial or investor details provided
• HOA & community: No HOA or community information provided

Exterior

• Parking: Gravel parking
• Security: No security features provided
• Utilities: Septic tank sewer
• Home design: Single-family residence (Residential); Property faces unspecified direction
• Construction: Frame construction; Year built not provided
• Exterior features: Front porch; Shingle roof

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Details not provided
• Flooring: Hardwood; Vinyl
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Space heater
• Interior features: Electric water heater
• Laundry & utility: No laundry appliance details provided

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $-34 ($-404/yr) — negative.
• To cash-flow at today's rent, offer at most $114k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $85k (29.1% below list).
• Recommended offer: $85k (29.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#146 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Green County (rural): math 39% / reading 43% proficiency, ranked #30 of 165 in KY (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Green County Primary School (448 students, 64% FRL); Green County Middle School (math 39% / reading 47%, grade D-, #43 of 217 statewide, top 21%, 377 students, 63% FRL).
• Market conditions: 56 active listings in the ZIP; 3 units permitted in Green County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($830 loan paydown + $6k appreciation (5.0% local appreciation)).
• Green County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,084 (29.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.71% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.20%
• DSCR: 0.95
• GRM: 11.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.8%
• Equity multiple: 1.76×
• Total profit: $25,451
• Equity at exit: $68,002

10-year hold

• IRR: 12.9%
• Equity multiple: 3.34×
• Total profit: $78,697
• Equity at exit: $117,363

Cash invested: $33,600 (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 42743

• Home prices YoY: 1.9%
• Active inventory: 56
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $851 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$27 /mo · $318/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $-34

Break-even live

Break-even rent $893

Max offer price $114,053

Occupancy floor 99%

Sensitivity live

Price	-10% $34	-5% $0	+0% $-34	+5% $-68	+10% $-102
Rent	-10% $-101	-5% $-67	+0% $-34	+5% $0	+10% $34
Rate	-1.0pp $27	-0.5pp $-3	base $-34	+0.5pp $-65	+1.0pp $-96

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $120,000 Active 35 DOM
2. 2026-06-21
   days on market $120,000 Active 34 DOM
3. 2026-06-21
   days on market $120,000 Active 33 DOM
4. 2026-06-18
   days on market $120,000 Active 31 DOM
5. 2026-06-17
   days on market $120,000 Active 30 DOM
6. 2026-06-16
   days on market $120,000 Active 29 DOM
7. 2026-06-15
   days on market $120,000 Active 28 DOM
8. 2026-06-13
   days on market $120,000 Active 26 DOM
9. 2026-06-12
   days on market $120,000 Active 25 DOM
10. 2026-06-09
    days on market $120,000 Active 22 DOM
11. 2026-06-08
    days on market $120,000 Active 21 DOM
12. 2026-06-07
    days on market $120,000 Active 20 DOM
13. 2026-06-07
    days on market $120,000 Active 19 DOM
14. 2026-06-04
    days on market $120,000 Active 16 DOM
15. 2026-06-02
    days on market $120,000 Active 15 DOM
16. 2026-06-01
    days on market $120,000 Active 14 DOM
17. 2026-05-31
    days on market $120,000 Active 13 DOM
18. 2026-05-31
    days on market $120,000 Active 12 DOM
19. 2026-05-12
    listed $120,000 Active

ⓘ 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: $318 · $27/mo
• Projected year-2 tax: $1,032 · $86/mo
• Expected delta: +$714/yr (+$59/mo · 224.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $10,210
• − Mortgage interest: −$6,722
• − Property taxes: −$318
• − Insurance: −$600
• − Repairs & maintenance: −$817
• − Management: −$817
• − Depreciation: −$3,491
• Taxable loss: −$2,555
• Est. tax savings @ 24.0%: +$613
• After-tax cash flow: $209/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: Green County
• NCES district ID: 2102340
• Math proficiency: 39% ▼ -14.00%
• Reading proficiency: 43% ▼ -16.00%
• Median HH income: $35,616
• Composite: 33.94/100
• National rank: #5332
• State rank: #30 of 165 in KY

Livability — Greensburg

• Score: 71/100
• State rank: #146
• US rank: #6845

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,008

Population outlook (Green County) Hauer SSP2

• Today (2025): 10,576 people
• By 2030: 10,191 · -3.6%
• By 2040: 9,263 · -12.4%
• By 2050: 8,189 · -22.6%
• By 2075: 5,849 · -44.7%
• By 2100: 3,833 · -63.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Hispanic / Latino 3% Black 2%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 0%
• Languages at home: 97% English-only · German/W. Germanic 2%

Political lean MEDSL · Green

• 2024 margin: Solid R (+72.6) · D 13.3% · R 85.9%
• 2008→2024 swing: -21.8pp toward R · 2008: -50.8pp · 2024: -72.6pp
• All cycles: 2024: R+72.6 2020: R+67.4 2016: R+66.4 2012: R+50.9 2008: R+50.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.00%
• Current HPI: 265.9882
• 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

• 2026-05-12 Listed $120,000 SCKMLSKY

Property tax history

+0.4%/yr

Latest (2025): $318 · -2.1% YoY. Source: county tax records.