164 N Main St · Greenville, KY 42345

$99,900

4 bd · 3.0 ba · 1,587 sqft · SingleFamily public records · 100 Days on market

Built 1936 Est $178k · 44% under

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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 +21.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Dreaming of an opportunity in a beautiful historical town? Now is your chance. Talk about the possibilities! Location is key with this highly desirable area. Enjoy over 2000 sq. ft. of living space featuring original hardwood flooring, floor to ceiling windows and beautiful woodwork throughout. With a main floor master, huge pantry and tons of storage, your TLC could make this a masterpiece. Another main floor full bath is handicap accessible. They don't make them like this anymore. Newer roof, newer electric and brand new HVAC helps with larger ticket items. Consider making this a home or an Air B & B. Enjoy the concrete circle drive for added charm. Schedule your tour today.

Key facts

• Newer electric
• Newer roof
• Handicap accessible

Tags

• ORIGINAL HARDWOOD FLOORING
• FLOOR TO CEILING WINDOWS
• HANDICAP ACCESSIBLE
• NEWER ROOF
• NEWER ELECTRIC
• BRAND NEW HVAC

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 2.6% in Greenville — 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 69/100 on livability (#176 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: employment D+, amenities F, commute F.
• Muhlenberg County (rural): math 24% / reading 37% proficiency, ranked #104 of 165 in KY (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Greenville Elementary School (math 31% / reading 41%, grade F, #287 of 676 statewide, top 43%, 577 students, 63% FRL); Muhlenberg County High School (math 24% / reading 32%, grade F, #151 of 254 statewide, top 61%, 1,146 students, 53% FRL).
• Market conditions: 46 active listings in the ZIP; 5 units permitted in Muhlenberg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Muhlenberg County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($91k) 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.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• 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 $90,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1936 — 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: 1.02% ✓
• Cap rate: 8.00%
• Cash-on-cash: 6.11%
• DSCR: 1.27
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $177,744
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 Highland Dr	0.31mi	3/2.0 (-1)	1,672 (+5%)	6mo	$187,000	$112	63
213 Fairview St	0.36mi	3/1.0 (-1)	1,477 (-7%)	9mo	$110,000	$74	51
422 Paradise St	0.58mi	4/2.0	1,610 (+1%)	24mo	$225,000	$140	47
236 E Depot St	0.51mi	3/1.0 (-1)	1,512 (-5%)	11mo	$155,000	$103	47
515 Rogers Ave	0.59mi	3/2.0 (-1)	1,652 (+4%)	13mo	$189,900	$115	45
309 N Main St	0.27mi	3/1.0 (-1)	1,395 (-12%)	23mo	$116,000	$83	35
230 W Depot St	0.68mi	3/2.5 (-1)	1,458 (-8%)	23mo	$188,000	$129	29

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: -6.9%
• Equity multiple: 0.75×
• Total profit: $-7,123
• Equity at exit: $14,895

10-year hold

• IRR: 2.7%
• Equity multiple: 1.20×
• Total profit: $5,471
• Equity at exit: $8,638

Cash invested: $27,972 (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 42345

• Home prices YoY: -6.9%
• Active inventory: 46
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,023 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$101 /mo · $1,207/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $142

Break-even live

Break-even rent $843

Max offer price $99,900

Occupancy floor 81%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2025-04-02
   soldstatus $99,000 Closed 691-char remark

   Show marketing remark (691 chars)

   Dreaming of an opportunity in a beautiful historical town? Now is your chance. Talk about the possibilities! Location is key with this highly desirable area. Enjoy over 2000 sq. ft. of living space featuring original hardwood flooring, floor to ceiling windows and beautiful woodwork throughout. With a main floor master, huge pantry and tons of storage, your TLC could make this a masterpiece. Another main floor full bath is handicap accessible. They don't make them like this anymore. Newer roof, newer electric and brand new HVAC helps with larger ticket items. Consider making this a home or an Air B & B. Enjoy the concrete circle drive for added charm. Schedule your tour today.

2. 2025-03-14
   status Pending
3. 2025-03-03
   status Pending 691-char remark

   Show marketing remark (691 chars)

   Dreaming of an opportunity in a beautiful historical town? Now is your chance. Talk about the possibilities! Location is key with this highly desirable area. Enjoy over 2000 sq. ft. of living space featuring original hardwood flooring, floor to ceiling windows and beautiful woodwork throughout. With a main floor master, huge pantry and tons of storage, your TLC could make this a masterpiece. Another main floor full bath is handicap accessible. They don't make them like this anymore. Newer roof, newer electric and brand new HVAC helps with larger ticket items. Consider making this a home or an Air B & B. Enjoy the concrete circle drive for added charm. Schedule your tour today.

4. 2024-12-02
   listed $99,900 Active 691-char remark

   Show marketing remark (691 chars)

   Dreaming of an opportunity in a beautiful historical town? Now is your chance. Talk about the possibilities! Location is key with this highly desirable area. Enjoy over 2000 sq. ft. of living space featuring original hardwood flooring, floor to ceiling windows and beautiful woodwork throughout. With a main floor master, huge pantry and tons of storage, your TLC could make this a masterpiece. Another main floor full bath is handicap accessible. They don't make them like this anymore. Newer roof, newer electric and brand new HVAC helps with larger ticket items. Consider making this a home or an Air B & B. Enjoy the concrete circle drive for added charm. Schedule your tour today.

5. 2024-12-02
   listed $99,900 Active

   Show marketing remark (691 chars)

   Dreaming of an opportunity in a beautiful historical town? Now is your chance. Talk about the possibilities! Location is key with this highly desirable area. Enjoy over 2000 sq. ft. of living space featuring original hardwood flooring, floor to ceiling windows and beautiful woodwork throughout. With a main floor master, huge pantry and tons of storage, your TLC could make this a masterpiece. Another main floor full bath is handicap accessible. They don't make them like this anymore. Newer roof, newer electric and brand new HVAC helps with larger ticket items. Consider making this a home or an Air B & B. Enjoy the concrete circle drive for added charm. Schedule your tour today.

6. 2024-11-18
   historical
7. 2024-11-04
   price $135,000
8. 2024-11-04
   price $135,000
9. 2024-10-07
   price $142,000
10. 2024-10-07
    price $142,000
11. 2024-09-27
    price $144,000
12. 2024-09-27
    price $144,000
13. 2024-09-09
    listed $149,000 Active
14. 2024-09-06
    listed $149,000 Active
15. 2022-04-21
    soldstatus $130,000
16. 2022-04-20
    soldstatus $130,000
17. 2022-04-20
    listed $130,000
18. 2021-08-03
    listed $132,500
19. 2009-02-18
    soldstatus $65,000
20. 2005-07-02
    soldstatus $67,000

ⓘ 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: $1,207 · $101/mo
• Projected year-2 tax: $1,207 · $101/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,279
• − Mortgage interest: −$5,596
• − Property taxes: −$1,207
• − Insurance: −$500
• − Repairs & maintenance: −$982
• − Management: −$982
• − Depreciation: −$2,906
• Taxable income: $106
• Est. tax owed @ 24.0%: −$26
• After-tax cash flow: $1,682/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: Muhlenberg County
• NCES district ID: 2100081
• Math proficiency: 24% ▼ -26.00%
• Reading proficiency: 37% ▼ -22.00%
• Median HH income: $38,513
• Composite: 25.47/100
• National rank: #7444
• State rank: #104 of 165 in KY

Livability — Greenville

• Score: 69/100
• State rank: #176
• US rank: #8784

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenville, KY
• Population (ZIP): 11,496

Population outlook (Muhlenberg County) Hauer SSP2

• Today (2025): 30,114 people
• By 2030: 29,347 · -2.5%
• By 2040: 27,828 · -7.6%
• By 2050: 26,359 · -12.5%
• By 2075: 23,095 · -23.3%
• By 2100: 19,709 · -34.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Black 2% Asian 2% Hispanic / Latino 1%
• Common ancestry: Italian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 3% · China
• Languages at home: 98% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Muhlenberg

• 2024 margin: Solid R (+54.4) · D 22.3% · R 76.6% · Other 1.1%
• 2008→2024 swing: -52.6pp toward R · 2008: -1.8pp · 2024: -54.4pp
• All cycles: 2024: R+54.4 2020: R+48.8 2016: R+46.9 2012: R+23.5 2008: R+1.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -13.79%
• Current HPI: 186.5803
• 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

+47.8% since first listed

20 events — show timeline

• 2025-04-02 Sold (MLS) $99,000 GORAMLS
• 2025-03-14 Pending — RASKMLS
• 2025-03-03 Pending — GORAMLS
• 2024-12-02 Listed $99,900 RASKMLS
• 2024-12-02 Listed $99,900 GORAMLS
• 2024-11-18 Delisted — RASKMLS
• 2024-11-04 Price Changed $135,000 GORAMLS
• 2024-11-04 Price Changed $135,000 RASKMLS
• 2024-10-07 Price Changed $142,000 RASKMLS
• 2024-10-07 Price Changed $142,000 GORAMLS
• 2024-09-27 Price Changed $144,000 RASKMLS
• 2024-09-27 Price Changed $144,000 GORAMLS
• 2024-09-09 Listed $149,000 RASKMLS
• 2024-09-06 Listed $149,000 GORAMLS
• 2022-04-21 Sold (MLS) $130,000 GORAMLS
• 2022-04-20 Listed $130,000 GORAMLS
• 2022-04-20 Sold (MLS) $130,000 RASKMLS
• 2021-08-03 Listed $132,500 RASKMLS
• 2009-02-18 Sold (Public Records) $65,000 Public Records
• 2005-07-02 Sold (Public Records) $67,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $1,207 · -1.1% YoY. Source: county tax records.