800 Huffs Run Rd Rd · Grayson, KY 41143

$41,500

3 bd · 1.0 ba · 1,160 sqft · SingleFamily public records · 105 Days on market

Built 1962 1.00 ac lot $36/sqft · 40% below area Est $69k · 40% under ↓ 4% since listing

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Aluminum sided 1 story on level 1 acre lot. Attached carport. Covered front porch Just minutes from Grayson. Pre-approval for all financed offers. POF for all cash offers. $500 EMD in the form of a cashiers check made out to Buyers Title Company HUD Case # 201-631758. Initial disposition UI, As is with all faults, no post-closing repairs or payments will be made for any reason. Please refer to the Property Condition Report (PCR) and the Property Condition Summary(PCS) in HudHomeStore.com for potential disclosure items. Go toHudHomeStore.com to learn more about this home and how/ who can bid. No one may alter or occupy property until after closing andfunding.

Key facts

• 1 acre lot
• Garage
• Built 1962

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $42k.

Deal economics

• At list price, monthly cash flow is $653 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $42k).
• Recommended offer: $38k (9.0% below list) — sets the bar for market timing.
• Cap rate 27.1% vs local median 4.6% in Grayson — 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 70/100 on livability (#161 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B; Watch: amenities D+, commute F, employment F.
• Carter County (rural): math 27% / reading 43% proficiency, ranked #70 of 165 in KY (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 62 active listings in the ZIP; 1 units permitted in Carter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($287 loan paydown + $4k appreciation (10.0% local appreciation)).
• Carter County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($38k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $52k (56%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $37,765 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 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 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 3.05% ✓
• Cap rate: 27.11%
• Cash-on-cash: 74.34%
• DSCR: 4.31
• GRM: 2.7

CMA / ARV

• ARV (median comp): $69,401
• List price: $41,500
• Delta: -40.20%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 78.8%
• Equity multiple: 6.53×
• Total profit: $64,271
• Equity at exit: $37,386

10-year hold

• IRR: 72.9%
• Equity multiple: 14.48×
• Total profit: $156,654
• Equity at exit: $80,625

Cash invested: $11,620 (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 41143

• Home prices YoY: 5.1%
• Active inventory: 62
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,266 medium
• Mortgage (P&I): −$218
• Tax from tax record: −$45 /mo · $541/yr
• Insurance: −$17
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $653

Break-even live

Break-even rent $439

Max offer price $41,500

Occupancy floor 43%

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: $10,375
• Closing costs: $1,245
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $41,500 Active 105 DOM
2. 2026-06-17
   days on market $41,500 Active 104 DOM
3. 2026-06-16
   days on market $41,500 Active 103 DOM
4. 2026-06-15
   days on market $41,500 Active 102 DOM
5. 2026-06-14
   days on market $41,500 Active 100 DOM
6. 2026-06-13
   days on market $41,500 Active 99 DOM
7. 2026-06-10
   pricedays on market $41,500 Active 97 DOM
8. 2026-06-09
   days on market $48,900 Active 96 DOM
9. 2026-06-08
   days on market $48,900 Active 95 DOM
10. 2026-06-07
    days on market $48,900 Active 94 DOM
11. 2026-06-05
    days on market $48,900 Active 91 DOM
12. 2026-06-03
    days on market $48,900 Active 90 DOM
13. 2026-06-02
    days on market $48,900 Active 89 DOM
14. 2026-06-01
    days on market $48,900 Active 88 DOM
15. 2026-05-31
    days on market $48,900 Active 87 DOM
16. 2026-05-31
    days on market $48,900 Active 86 DOM
17. 2026-05-08
    price $57,500 666-char remark

    Show marketing remark (666 chars)

    Aluminum sided 1 story on level 1 acre lot. Attached carport. Covered front porch Just minutes from Grayson. Pre-approval for all financed offers. POF for all cash offers. $500 EMD in the form of a cashiers check made out to Buyers Title Company HUD Case # 201-631758. Initial disposition UI, As is with all faults, no post-closing repairs or payments will be made for any reason. Please refer to the Property Condition Report (PCR) and the Property Condition Summary(PCS) in HudHomeStore.com for potential disclosure items. Go toHudHomeStore.com to learn more about this home and how/ who can bid. No one may alter or occupy property until after closing andfunding.

18. 2026-04-24
    price $64,000 666-char remark

    Show marketing remark (666 chars)

    Aluminum sided 1 story on level 1 acre lot. Attached carport. Covered front porch Just minutes from Grayson. Pre-approval for all financed offers. POF for all cash offers. $500 EMD in the form of a cashiers check made out to Buyers Title Company HUD Case # 201-631758. Initial disposition UI, As is with all faults, no post-closing repairs or payments will be made for any reason. Please refer to the Property Condition Report (PCR) and the Property Condition Summary(PCS) in HudHomeStore.com for potential disclosure items. Go toHudHomeStore.com to learn more about this home and how/ who can bid. No one may alter or occupy property until after closing andfunding.

19. 2026-04-03
    price $75,000 666-char remark

    Show marketing remark (666 chars)

    Aluminum sided 1 story on level 1 acre lot. Attached carport. Covered front porch Just minutes from Grayson. Pre-approval for all financed offers. POF for all cash offers. $500 EMD in the form of a cashiers check made out to Buyers Title Company HUD Case # 201-631758. Initial disposition UI, As is with all faults, no post-closing repairs or payments will be made for any reason. Please refer to the Property Condition Report (PCR) and the Property Condition Summary(PCS) in HudHomeStore.com for potential disclosure items. Go toHudHomeStore.com to learn more about this home and how/ who can bid. No one may alter or occupy property until after closing andfunding.

20. 2026-03-02
    listed $94,000 Active 666-char remark

    Show marketing remark (666 chars)

    Aluminum sided 1 story on level 1 acre lot. Attached carport. Covered front porch Just minutes from Grayson. Pre-approval for all financed offers. POF for all cash offers. $500 EMD in the form of a cashiers check made out to Buyers Title Company HUD Case # 201-631758. Initial disposition UI, As is with all faults, no post-closing repairs or payments will be made for any reason. Please refer to the Property Condition Report (PCR) and the Property Condition Summary(PCS) in HudHomeStore.com for potential disclosure items. Go toHudHomeStore.com to learn more about this home and how/ who can bid. No one may alter or occupy property until after closing andfunding.

21. 2018-07-30
    soldstatus $59,000 156-char remark

    Show marketing remark (156 chars)

    Ranch home setting on 1+/- acre, flat lot with barn. Home offers 3 bedrooms, 1 bath, attached carport, all covered back porch. Motivated Seller! Call today!

22. 2017-08-17
    listed $59,900 156-char remark

    Show marketing remark (156 chars)

    Ranch home setting on 1+/- acre, flat lot with barn. Home offers 3 bedrooms, 1 bath, attached carport, all covered back porch. Motivated Seller! Call today!

ⓘ 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: $541 · $45/mo
• Projected year-2 tax: $541 · $45/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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $15,187
• − Mortgage interest: −$2,325
• − Property taxes: −$541
• − Insurance: −$1,005
• − Repairs & maintenance: −$1,215
• − Management: −$1,215
• − Depreciation: −$1,207
• Taxable income: $7,679
• Est. tax owed @ 24.0%: −$1,843
• After-tax cash flow: $5,997/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: Carter County
• NCES district ID: 2101020
• Math proficiency: 27% ▼ -29.00%
• Reading proficiency: 43% ▼ -16.00%
• Median HH income: $34,662
• Composite: 28.82/100
• National rank: #6656
• State rank: #70 of 165 in KY

Livability — Grayson

• Score: 70/100
• State rank: #161
• US rank: #8046

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,754

Population outlook (Carter County) Hauer SSP2

• Today (2025): 25,627 people
• By 2030: 24,598 · -4.0%
• By 2040: 22,429 · -12.5%
• By 2050: 20,217 · -21.1%
• By 2075: 15,274 · -40.4%
• By 2100: 10,545 · -58.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3%
• Common ancestry: Serbian 2% Slovak 1% Romanian 1%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 98% English-only · German/W. Germanic 1%

Political lean MEDSL · Carter

• 2024 margin: Solid R (+58.5) · D 20.2% · R 78.6% · Other 1.2%
• 2008→2024 swing: -48.9pp toward R · 2008: -9.5pp · 2024: -58.5pp
• All cycles: 2024: R+58.5 2020: R+52.9 2016: R+51.7 2012: R+21.3 2008: R+9.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.22%
• Current HPI: 230.7934
• 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

-4.0% since first listed

6 events — show timeline

• 2026-05-08 Price Changed $57,500 AABOR
• 2026-04-24 Price Changed $64,000 AABOR
• 2026-04-03 Price Changed $75,000 AABOR
• 2026-03-02 Listed $94,000 AABOR
• 2018-07-30 Sold (MLS) $59,000 AABOR
• 2017-08-17 Listed $59,900 AABOR

Property tax history

+32.7%/yr

Latest (2024): $541 · -0.5% YoY. Source: county tax records.