3510 Halifax-settle Rd · Scottsville, KY 42164

$119,900

4 bd · 1.0 ba · 1,700 sqft · Other · 63 Days on market

Built 1976 0.84 ac lot

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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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Livability +3.2/5.0
• 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

Beautiful 4-bedroom, 1.5-bath home nestled in a quiet country setting on approximately 0.84 +/- acres. This charming property features a new roof, updated vinyl siding, and a remodeled kitchen and bathroom, offering both comfort and modern appeal. Enjoy peaceful surroundings with plenty of space to relax or entertain. Priced to sell—don’t miss your chance, this one won’t last long!

Key facts

• Remodeled bathroom
• Updated vinyl siding
• Remodeled kitchen

Tags

• NEW ROOF
• UPDATED VINYL SIDING
• REMODELED KITCHEN
• REMODELED BATHROOM
• QUIET COUNTRY SETTING

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $120k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 2.1% in Scottsville — 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 63/100 on livability (#329 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: schools F, amenities F, commute F.
• Allen County (rural): math 29% / reading 37% proficiency, ranked #85 of 165 in KY (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 220 active listings in the ZIP; 9 units permitted in Allen County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Allen County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $120k implies a 118% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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 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?
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: 1.07% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.20%
• DSCR: 1.50
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 0.4%
• Equity multiple: 1.01×
• Total profit: $461
• Equity at exit: $17,877

10-year hold

• IRR: 10.0%
• Equity multiple: 1.77×
• Total profit: $25,851
• Equity at exit: $10,367

Cash invested: $33,572 (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 42164

• Home prices YoY: -22.5%
• Active inventory: 220
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,285 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$23 /mo · $276/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $313

Break-even live

Break-even rent $888

Max offer price $119,900

Occupancy floor 71%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $119,900 Active 63 DOM
2. 2026-06-18
   days on market $119,900 Active 62 DOM
3. 2026-06-17
   price $119,900 Active 61 DOM
4. 2026-06-17
   days on market $139,900 Active 61 DOM
5. 2026-06-16
   days on market $139,900 Active 60 DOM
6. 2026-06-15
   days on market $139,900 Active 59 DOM
7. 2026-06-14
   days on market $139,900 Active 57 DOM
8. 2026-06-13
   days on market $139,900 Active 56 DOM
9. 2026-06-10
   days on market $139,900 Active 54 DOM
10. 2026-06-09
    days on market $139,900 Active 53 DOM
11. 2026-06-08
    days on market $139,900 Active 52 DOM
12. 2026-06-07
    days on market $139,900 Active 51 DOM
13. 2026-06-05
    days on market $139,900 Active 48 DOM
14. 2026-06-02
    days on market $139,900 Active 46 DOM
15. 2026-06-01
    days on market $139,900 Active 45 DOM
16. 2026-05-31
    days on market $139,900 Active 44 DOM
17. 2026-05-30
    days on market $139,900 Active 43 DOM
18. 2026-04-17
    listed $139,900 Active 402-char remark

    Show marketing remark (402 chars)

    Beautiful 4-bedroom, 1.5-bath home nestled in a quiet country setting on approximately 0.84 +/- acres. This charming property features a new roof, updated vinyl siding, and a remodeled kitchen and bathroom, offering both comfort and modern appeal. Enjoy peaceful surroundings with plenty of space to relax or entertain. Priced to sell—don’t miss your chance, this one won’t last long!

19. 2019-06-13
    listed $79,000
20. 2010-05-19
    soldstatus $55,000
21. 1997-07-01
    soldstatus $22,446

ⓘ 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: $276 · $23/mo
• Projected year-2 tax: $1,031 · $86/mo
• Expected delta: +$755/yr (+$63/mo · 273.5%)

ⓘ 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 · 19 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: $15,417
• − Mortgage interest: −$6,716
• − Property taxes: −$276
• − Insurance: −$600
• − Repairs & maintenance: −$1,233
• − Management: −$1,233
• − Depreciation: −$3,488
• Taxable income: $1,870
• Est. tax owed @ 24.0%: −$449
• After-tax cash flow: $3,310/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: Allen County
• NCES district ID: 2100070
• Math proficiency: 29% ▼ -18.00%
• Reading proficiency: 37% ▼ -19.00%
• Median HH income: $38,248
• Composite: 27.54/100
• National rank: #6946
• State rank: #85 of 165 in KY

Livability — Scottsville

• Score: 63/100
• State rank: #329
• US rank: #15741

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 17,416

Population outlook (Allen County) Hauer SSP2

• Today (2025): 21,553 people
• By 2030: 21,947 · +1.8%
• By 2040: 22,574 · +4.7%
• By 2050: 22,739 · +5.5%
• By 2075: 22,607 · +4.9%
• By 2100: 20,793 · -3.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Serbian 2% Slovak 2% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 90% English-only · German/W. Germanic 8% Spanish 2%

Political lean MEDSL · Allen

• 2024 margin: Solid R (+67.1) · D 16.0% · R 83.1%
• 2008→2024 swing: -23.3pp toward R · 2008: -43.8pp · 2024: -67.1pp
• All cycles: 2024: R+67.1 2020: R+63.5 2016: R+63.3 2012: R+47.5 2008: R+43.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -80.85%
• Current HPI: 278.5576
• 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

+523.3% since first listed

4 events — show timeline

• 2026-04-17 Listed $139,900 RASKMLS
• 2019-06-13 Listed $79,000 RASKMLS
• 2010-05-19 Sold (Public Records) $55,000 Public Records
• 1997-07-01 Sold (Public Records) $22,446 Public Records