6050 KY 1859 · Liberty, KY 42539

$95,000

2 bd · 1.0 ba · 800 sqft · Other · 35 Days on market

Built 1970

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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 +18.9/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +3.8/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

this quite cozy single family home sits one an acre of land . family of 4 has lived here for 5 years has so much potential, great nature views all around the home!! for more information (270-995-2316)-(606-303-3245)

Key facts

• Nature views
• One acre of land
• Built 1970

Tags

• ONE ACRE OF LAND
• NATURE VIEWS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $95k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $84k (12.0% below list).
• Recommended offer: $84k (12.0% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 2.9% in Liberty — 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 68/100 on livability (#185 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: schools D, amenities F, commute F.
• Casey County (rural): math 39% / reading 41% proficiency, ranked #39 of 165 in KY (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 31 active listings in the ZIP.

Forward outlook

• In year one you build about $10k of equity ($657 loan paydown + $10k appreciation (10.0% local appreciation)).
• Casey County population projected at -16% 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 $27k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k 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 ($92k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $32k; list at $95k implies a 192% gain — meaningful room to come down on a strong offer.

Recommended offer $83,632 (12.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.88% ✗
• Cap rate: 7.53%
• Cash-on-cash: 4.42%
• DSCR: 1.20
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 27.5%
• Equity multiple: 3.18×
• Total profit: $57,935
• Equity at exit: $85,584

10-year hold

• IRR: 24.0%
• Equity multiple: 7.23×
• Total profit: $165,611
• Equity at exit: $184,564

Cash invested: $26,600 (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 42539

• Home prices YoY: 4.8%
• Active inventory: 31
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $836 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$25 /mo · $299/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $98

Break-even live

Break-even rent $712

Max offer price $95,000

Occupancy floor 83%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-16
   days on market $95,000 Active 35 DOM
2. 2026-06-15
   days on market $95,000 Active 34 DOM
3. 2026-06-13
   days on market $95,000 Active 32 DOM
4. 2026-06-12
   days on market $95,000 Active 31 DOM
5. 2026-06-09
   days on market $95,000 Active 28 DOM
6. 2026-06-08
   days on market $95,000 Active 27 DOM
7. 2026-06-07
   days on market $95,000 Active 26 DOM
8. 2026-06-07
   days on market $95,000 Active 25 DOM
9. 2026-06-04
   days on market $95,000 Active 22 DOM
10. 2026-06-02
    days on market $95,000 Active 21 DOM
11. 2026-06-01
    days on market $95,000 Active 20 DOM
12. 2026-05-31
    days on market $95,000 Active 19 DOM
13. 2026-05-31
    days on market $95,000 Active 18 DOM
14. 2026-05-12
    listed $95,000 Active
15. 2019-12-27
    soldstatus $32,500

ⓘ 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: $299 · $25/mo
• Projected year-2 tax: $817 · $68/mo
• Expected delta: +$518/yr (+$43/mo · 172.9%)

ⓘ 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 4/10 Moderate 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $10,036
• − Mortgage interest: −$5,321
• − Property taxes: −$299
• − Insurance: −$475
• − Repairs & maintenance: −$803
• − Management: −$803
• − Depreciation: −$2,764
• Taxable loss: −$429
• Est. tax savings @ 24.0%: +$103
• After-tax cash flow: $1,279/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: Casey County
• NCES district ID: 2101050
• Math proficiency: 39% ▼ -18.00%
• Reading proficiency: 41% ▼ -20.00%
• Median HH income: $30,133
• Composite: 32.59/100
• National rank: #5675
• State rank: #39 of 165 in KY

Livability — Liberty

• Score: 68/100
• State rank: #185
• US rank: #9229

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,406

Population outlook (Casey County) Hauer SSP2

• Today (2025): 15,212 people
• By 2030: 14,709 · -3.3%
• By 2040: 13,684 · -10.0%
• By 2050: 12,709 · -16.5%
• By 2075: 10,716 · -29.6%
• By 2100: 9,141 · -39.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Lithuanian 2% Italian 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · German/W. Germanic 3% Spanish 2%

Political lean MEDSL · Casey

• 2024 margin: Solid R (+76.4) · D 11.4% · R 87.8%
• 2008→2024 swing: -18.3pp toward R · 2008: -58.1pp · 2024: -76.4pp
• All cycles: 2024: R+76.4 2020: R+73.4 2016: R+73.2 2012: R+62.7 2008: R+58.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.68%
• Current HPI: 235.5807
• 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

+192.3% since first listed

2 events — show timeline

• 2026-05-12 Listed $95,000 FSBO.com
• 2019-12-27 Sold (Public Records) $32,500 Public Records

Property tax history

-1.6%/yr

Latest (2025): $299 · -1.3% YoY. Source: county tax records.