901 W Main St · Princeton, KY 42445

$120,000

3 bd · 1.0 ba · 1,736 sqft · SingleFamily public records · 75 Days on market

10,454 sqft lot Est $175k · 32% under

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Why this score? — see what drove the B- 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 +26.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +5.8/10.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3 bed, 1 bath brick home on a corner lot with great potential! This home features hardwood floors in select areas, an upgraded electrical panel, new gutters, and a metal roof. HVAC is less than 7 years old. Includes a full-size basement and a detached workshop for extra space and storage. Upstairs has a second bathroom that is currently inoperable. Solid home with character, ready for your personal touch!

Key facts

• Metal roof
• New gutters
• Detached workshop

Tags

• HARDWOOD FLOORS
• UPGRADED ELECTRICAL PANEL
• NEW GUTTERS
• METAL ROOF
• FULL-SIZE BASEMENT
• DETACHED WORKSHOP

Property features AI

Exterior

• Parking: Detached carport (1 car)
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residential property
• Construction: Frame construction; Metal roof
• Exterior features: Level lot

Interior

• Kitchen: Cooktop; Refrigerator
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Fireplace in the living room; Full unfinished basement
• Laundry & utility: Washer dryer connections in basement; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $299 ($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 9.3% vs local median 6.2% in Princeton — 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 76/100 on livability (#88 in KY, #3,490 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: employment D+, commute F.
• Caldwell County (rural): math 28% / reading 39% proficiency, ranked #78 of 165 in KY (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Caldwell County Primary School (523 students, 64% FRL); Caldwell County Middle School (math 25% / reading 42%, grade F, #105 of 217 statewide, top 51%, 421 students, 55% FRL); Caldwell County High School (math 32% / reading 37%, grade F, #76 of 254 statewide, top 34%, 544 students, 43% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: 59 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Caldwell County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $9k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $120k implies a 129% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $112,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.08% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.69%
• DSCR: 1.48
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $175,336
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
901 W Main St	0.00mi	3/1.0	1,736 (0%)	1mo	$105,000	$60	99
912 W Main St	0.08mi	3/2.0	1,786 (+3%)	5mo	$225,000	$126	83
101 Winchester Ave	0.29mi	3/2.0	1,645 (-5%)	12mo	$200,000	$122	64
605 N Jefferson St	0.73mi	2/2.0 (-1)	1,678 (-3%)	2mo	$104,000	$62	50
718 W Main St	0.19mi	2/2.0 (-1)	1,888 (+9%)	23mo	$190,000	$101	49
307 Maple St	0.64mi	3/1.5	1,539 (-11%)	1mo	$155,000	$101	48
325 S Seminary St	0.67mi	3/2.5	1,687 (-3%)	15mo	$176,600	$105	46
608 Downs St	0.65mi	4/2.0 (+1)	1,836 (+6%)	12mo	$180,000	$98	41
311 N Jefferson St	0.66mi	3/2.0	1,843 (+6%)	23mo	$160,000	$87	35
602 Bell St	0.56mi	3/2.0	1,500 (-14%)	19mo	$245,000	$163	31
207 N Seminary St	0.53mi	2/2.0 (-1)	1,540 (-11%)	20mo	$215,000	$140	31

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: -0.3%
• Equity multiple: 0.99×
• Total profit: $-432
• Equity at exit: $17,892

10-year hold

• IRR: 9.3%
• Equity multiple: 1.71×
• Total profit: $23,978
• Equity at exit: $10,375

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 42445

• Home prices YoY: -7.9%
• Active inventory: 59
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,293 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$43 /mo · $510/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $299

Break-even live

Break-even rent $914

Max offer price $120,000

Occupancy floor 72%

Sensitivity live

Price	-10% $367	-5% $333	+0% $299	+5% $265	+10% $231
Rent	-10% $197	-5% $248	+0% $299	+5% $350	+10% $401
Rate	-1.0pp $360	-0.5pp $330	base $299	+0.5pp $268	+1.0pp $237

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 6 events

1. 2026-04-30
   price $120,000
2. 2026-03-13
   listed $129,000 Active
3. 2025-09-15
   price $135,000
4. 2025-07-31
   price $145,000
5. 2025-07-03
   listed $155,000 Active
6. 2022-03-04
   soldstatus $52,400

ⓘ 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: $510 · $43/mo
• Projected year-2 tax: $1,032 · $86/mo
• Expected delta: +$522/yr (+$43/mo · 102.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $15,510
• − Mortgage interest: −$6,722
• − Property taxes: −$510
• − Insurance: −$600
• − Repairs & maintenance: −$1,241
• − Management: −$1,241
• − Depreciation: −$3,491
• Taxable income: $1,705
• Est. tax owed @ 24.0%: −$409
• After-tax cash flow: $3,182/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: Caldwell County
• NCES district ID: 2100840
• Math proficiency: 28% ▼ -29.00%
• Reading proficiency: 39% ▼ -19.00%
• Median HH income: $40,080
• Composite: 28.12/100
• National rank: #6819
• State rank: #78 of 165 in KY

Livability — Princeton

• Score: 76/100
• State rank: #88
• US rank: #3490

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Princeton, KY
• Population (ZIP): 10,371

Population outlook (Caldwell County) Hauer SSP2

• Today (2025): 12,100 people
• By 2030: 11,739 · -3.0%
• By 2040: 11,088 · -8.4%
• By 2050: 10,543 · -12.9%
• By 2075: 9,406 · -22.3%
• By 2100: 8,084 · -33.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 6% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Italian 3% Serbian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Caldwell

• 2024 margin: Solid R (+58.2) · D 20.3% · R 78.5% · Other 1.2%
• 2008→2024 swing: -31.6pp toward R · 2008: -26.7pp · 2024: -58.2pp
• All cycles: 2024: R+58.2 2020: R+54.0 2016: R+54.4 2012: R+35.0 2008: R+26.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -20.07%
• Current HPI: 232.7067
• 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

+129.0% since first listed

6 events — show timeline

• 2026-04-30 Price Changed $120,000 WKRMLS
• 2026-03-13 Listed $129,000 WKRMLS
• 2025-09-15 Price Changed $135,000 WKRMLS
• 2025-07-31 Price Changed $145,000 WKRMLS
• 2025-07-03 Listed $155,000 WKRMLS
• 2022-03-04 Sold (Public Records) $52,400 Public Records

Property tax history

+6.0%/yr

Latest (2025): $510 · -0.4% YoY. Source: county tax records.