911 4th St · Uniontown, KY 42461

$95,000

1 bd · 1.0 ba · 1,116 sqft · SingleFamily public records · 176 Days on market

9,800 sqft lot $85/sqft · 5% below area Est $100k · 5% 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 +18.6/30.0
• ARV discount +9.8/15.0
• DSCR +5.8/10.0
• 1% rule +5.0/10.0
• Livability +3.2/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Are you looking to downsize or for a great investment opportunity? If so, this may be the home for you! Featuring 2 bedrooms and a full bath, a bonus room upstairs that could be used as a 3rd bedroom or office, as well as a large 2 car detached garage with extra space that can be used for storage or work space. There's even a framed concrete block foundation that could be used to add on another room to the back of the home. Updates include a new air conditioner in 2024, vinyl flooring throughout and a large concrete pad that was added to the front of the garage. Buyers are welcome to have any and all inspections, but Owner is selling "As Is". Don't wait, call your agent to schedule a showing before this one is gone! Buyer's Agent shall verify square footage.

Key facts

• Bonus room upstairs
• Large concrete pad
• 9,800 sq ft lot

Tags

• BONUS ROOM UPSTAIRS
• LARGE DETACHED GARAGE
• VINYL FLOORING THROUGHOUT
• LARGE CONCRETE PAD

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $91 ($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 $95k (0.4% below list).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#257 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, schools D-, amenities F.
• Union County (rural): math 20% / reading 33% proficiency, ranked #134 of 165 in KY (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 4 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Union County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 176 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $15k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 176 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.00% ✗
• Cap rate: 7.45%
• Cash-on-cash: 4.12%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

• ARV (median comp): $100,080
• List price: $95,000
• Delta: -5.08%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -9.8%
• Equity multiple: 0.64×
• Total profit: $-9,563
• Equity at exit: $14,165

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-779
• Equity at exit: $8,214

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 42461

• Home prices YoY: -3.3%
• Active inventory: 4
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $947 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $91

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 85%

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 26 events

1. 2026-06-18
   days on market $95,000 Active 176 DOM
2. 2026-06-17
   days on market $95,000 Active 175 DOM
3. 2026-06-16
   days on market $95,000 Active 174 DOM
4. 2026-06-15
   days on market $95,000 Active 173 DOM
5. 2026-06-13
   days on market $95,000 Active 171 DOM
6. 2026-06-12
   days on market $95,000 Active 170 DOM
7. 2026-06-09
   days on market $95,000 Active 167 DOM
8. 2026-06-08
   days on market $95,000 Active 166 DOM
9. 2026-06-07
   days on market $95,000 Active 165 DOM
10. 2026-06-07
    days on market $95,000 Active 164 DOM
11. 2026-06-04
    days on market $95,000 Active 161 DOM
12. 2026-06-02
    days on market $95,000 Active 160 DOM
13. 2026-06-01
    days on market $95,000 Active 159 DOM
14. 2026-05-31
    days on market $95,000 Active 158 DOM
15. 2026-05-31
    days on market $95,000 Active 157 DOM
16. 2026-05-20
    status Active 778-char remark

    Show marketing remark (778 chars)

    Are you looking to downsize or for a great investment opportunity? If so, this may be the home for you! Featuring 2 bedrooms and a full bath, a bonus room upstairs that could be used as a 3rd bedroom or office, as well as a large 2 car detached garage with extra space that can be used for storage or work space. There's even a framed concrete block foundation that could be used to add on another room to the back of the home. Updates include a new air conditioner in 2024, vinyl flooring throughout and a large concrete pad that was added to the front of the garage. Buyers are welcome to have any and all inspections, but Owner is selling "As Is". Don't wait, call your agent to schedule a showing before this one is gone! Buyer's Agent shall verify square footage.

17. 2026-05-05
    status Pending 778-char remark

    Show marketing remark (778 chars)

    Are you looking to downsize or for a great investment opportunity? If so, this may be the home for you! Featuring 2 bedrooms and a full bath, a bonus room upstairs that could be used as a 3rd bedroom or office, as well as a large 2 car detached garage with extra space that can be used for storage or work space. There's even a framed concrete block foundation that could be used to add on another room to the back of the home. Updates include a new air conditioner in 2024, vinyl flooring throughout and a large concrete pad that was added to the front of the garage. Buyers are welcome to have any and all inspections, but Owner is selling "As Is". Don't wait, call your agent to schedule a showing before this one is gone! Buyer's Agent shall verify square footage.

18. 2026-04-21
    price $95,000 778-char remark

    Show marketing remark (778 chars)

    Are you looking to downsize or for a great investment opportunity? If so, this may be the home for you! Featuring 2 bedrooms and a full bath, a bonus room upstairs that could be used as a 3rd bedroom or office, as well as a large 2 car detached garage with extra space that can be used for storage or work space. There's even a framed concrete block foundation that could be used to add on another room to the back of the home. Updates include a new air conditioner in 2024, vinyl flooring throughout and a large concrete pad that was added to the front of the garage. Buyers are welcome to have any and all inspections, but Owner is selling "As Is". Don't wait, call your agent to schedule a showing before this one is gone! Buyer's Agent shall verify square footage.

19. 2026-03-21
    price $105,000 778-char remark

    Show marketing remark (778 chars)

    Are you looking to downsize or for a great investment opportunity? If so, this may be the home for you! Featuring 2 bedrooms and a full bath, a bonus room upstairs that could be used as a 3rd bedroom or office, as well as a large 2 car detached garage with extra space that can be used for storage or work space. There's even a framed concrete block foundation that could be used to add on another room to the back of the home. Updates include a new air conditioner in 2024, vinyl flooring throughout and a large concrete pad that was added to the front of the garage. Buyers are welcome to have any and all inspections, but Owner is selling "As Is". Don't wait, call your agent to schedule a showing before this one is gone! Buyer's Agent shall verify square footage.

20. 2026-02-13
    price $108,500 778-char remark

    Show marketing remark (778 chars)

    Are you looking to downsize or for a great investment opportunity? If so, this may be the home for you! Featuring 2 bedrooms and a full bath, a bonus room upstairs that could be used as a 3rd bedroom or office, as well as a large 2 car detached garage with extra space that can be used for storage or work space. There's even a framed concrete block foundation that could be used to add on another room to the back of the home. Updates include a new air conditioner in 2024, vinyl flooring throughout and a large concrete pad that was added to the front of the garage. Buyers are welcome to have any and all inspections, but Owner is selling "As Is". Don't wait, call your agent to schedule a showing before this one is gone! Buyer's Agent shall verify square footage.

21. 2025-12-10
    listed $110,000 Active 778-char remark

    Show marketing remark (778 chars)

    Are you looking to downsize or for a great investment opportunity? If so, this may be the home for you! Featuring 2 bedrooms and a full bath, a bonus room upstairs that could be used as a 3rd bedroom or office, as well as a large 2 car detached garage with extra space that can be used for storage or work space. There's even a framed concrete block foundation that could be used to add on another room to the back of the home. Updates include a new air conditioner in 2024, vinyl flooring throughout and a large concrete pad that was added to the front of the garage. Buyers are welcome to have any and all inspections, but Owner is selling "As Is". Don't wait, call your agent to schedule a showing before this one is gone! Buyer's Agent shall verify square footage.

22. 2023-09-12
    soldstatus $65,000
23. 2023-09-01
    soldstatus $65,000 Closed 31-char remark

    Show marketing remark (31 chars)

    One Time List/One Time Showing.

24. 2023-07-27
    price $65,000 31-char remark

    Show marketing remark (31 chars)

    One Time List/One Time Showing.

25. 2023-07-27
    historical 31-char remark

    Show marketing remark (31 chars)

    One Time List/One Time Showing.

26. 2023-07-07
    listed $55,000 31-char remark

    Show marketing remark (31 chars)

    One Time List/One Time Showing.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (shaded) · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,360
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$909
• − Management: −$909
• − Depreciation: −$2,764
• Taxable loss: −$443
• Est. tax savings @ 24.0%: +$106
• After-tax cash flow: $1,202/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: Union County
• NCES district ID: 2105640
• Math proficiency: 20% ▼ -20.00%
• Reading proficiency: 33% ▼ -20.00%
• Median HH income: $39,776
• Composite: 22.27/100
• National rank: #8139
• State rank: #134 of 165 in KY

Livability — Uniontown

• Score: 65/100
• State rank: #257
• US rank: #12814

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: Uniontown, KY
• Population (ZIP): 1,218

Population outlook (Union County) Hauer SSP2

• Today (2025): 15,038 people
• By 2030: 14,681 · -2.4%
• By 2040: 13,607 · -9.5%
• By 2050: 12,406 · -17.5%
• By 2075: 9,720 · -35.4%
• By 2100: 7,841 · -47.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Asian 1%
• Common ancestry: Italian 20% Serbian 3% Slovak 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Tagalog/Filipino 1%

Political lean MEDSL · Union

• 2024 margin: Solid R (+58.3) · D 20.2% · R 78.5% · Other 1.2%
• 2008→2024 swing: -53.1pp toward R · 2008: -5.2pp · 2024: -58.3pp
• All cycles: 2024: R+58.3 2020: R+52.2 2016: R+54.3 2012: R+33.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -5.06%
• Current HPI: 149.6042
• 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

+72.7% since first listed

11 events — show timeline

• 2026-05-20 Relisted — HABOR
• 2026-05-05 Pending — HABOR
• 2026-04-21 Price Changed $95,000 HABOR
• 2026-03-21 Price Changed $105,000 HABOR
• 2026-02-13 Price Changed $108,500 HABOR
• 2025-12-10 Listed $110,000 HABOR
• 2023-09-12 Sold (Public Records) $65,000 Public Records
• 2023-09-01 Sold (MLS) $65,000 HABOR
• 2023-07-27 Delisted — HABOR
• 2023-07-27 Price Changed $65,000 HABOR
• 2023-07-07 Listed $55,000 HABOR

Property tax history

-21.6%/yr

Latest (2025): $164 · -15.6% YoY. Source: county tax records.