461 N Broadway · Carlisle, KY 40311

$120,000

2 bd · 1.0 ba · 1,560 sqft · SingleFamily public records · 21 Days on market

8,000 sqft lot Est $175k · 31% 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 +20.1/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.4/10.0
• 1% rule +4.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

A great starter home or investment property. 3 bedroom, 2 bath with unfinished basement, off street parking, on a corner lot with newer furnace & metal roofing, new carpet in master bedroom and living room, and a fresh coat of paint. 1 1/2 story home features a master bedroom, bath, family room, large dining room, spacious kitchen, laundry room, and 2 bonus rooms on the first floor. Second floor features another bath and 2 bedrooms. Convenient downtown location provides easy access, within walking distance, to shopping and city center services. Currently owned as an investment property with a good rental history at $500/month. A nice opportunity for first time home buyers and investors alike.

Key facts

• Large dining room
• Spacious kitchen
• Unfinished basement

Tags

• SPACIOUS PRIMARY BEDROOM
• LARGE DINING ROOM
• SPACIOUS KITCHEN
• UNFINISHED BASEMENT
• OFF-STREET PARKING
• WALKING DISTANCE TO SHOPS

Property features AI

Finance

• Other: Located in the Downtown subdivision; Parcel number C03-41-001.00

Exterior

• Parking: Driveway; Off-street parking
• Utilities: Public sewer; Electricity connected; Natural gas connected; Water connected; Sewer connected; Cable available; Phone available
• Home design: House; One and one-half stories
• Construction: Built with vinyl and wood siding; Stone foundation; Metal roof; Total building area approximately 1,560
• Exterior features: Public water; Not on waterfront; Lot recorded as ~0.18 acre (public records)

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Primary bedroom located on the first floor
• Flooring: Carpet; Ceramic tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Electric cooling
• Interior features: Eat-in kitchen; Primary bedroom on the first floor; Ceiling fans; Skylights; Full unfinished walk-out basement with exterior entry
• Laundry & utility: Washer hookup; Electric dryer hookup on the main level

🏷️ Possibly a rental listed for sale. The $120,000 price doesn't fit this home's estimated sale value (~$174,720) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/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 $109k (8.8% below list).
• Recommended offer: $109k (8.8% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 3.7% in Carlisle — 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 62/100 on livability (#349 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Nicholas County (rural): math 22% / reading 32% proficiency, ranked #132 of 165 in KY (top 80%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Nicholas County Elementary School (math 22% / reading 29%, grade F, #477 of 676 statewide, top 71%, 664 students, 71% FRL); Nicholas County High School (math 22% / reading 37%, grade F, #127 of 254 statewide, top 58%, 455 students, 63% FRL) — zoned schools average 67% FRL vs 50% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 51 active listings in the ZIP; 2 units permitted in Nicholas County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($830 loan paydown + $12k appreciation (10.0% local appreciation)).
• Nicholas County population projected at -12% 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 $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, 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 21 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 22y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $48k; list at $120k implies a 150% gain — meaningful room to come down on a strong offer.

Recommended offer $109,382 (8.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.91% ✗
• Cap rate: 7.79%
• Cash-on-cash: 5.33%
• DSCR: 1.24
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $174,720
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 West North St	0.10mi	2/1.0	1,605 (+3%)	23mo	$185,000	$115	72
315 Kennedy Hts	0.23mi	3/1.0 (+1)	1,536 (-2%)	18mo	$170,000	$111	66
508 E Main St	0.27mi	3/2.0 (+1)	1,512 (-3%)	10mo	$170,000	$112	65
130 Catherine St	0.42mi	3/1.5 (+1)	1,476 (-5%)	6mo	$181,500	$123	59
426 Dorsey Ave	0.49mi	2/1.0	1,454 (-7%)	18mo	$200,000	$138	51
215 Dorsey Ave	0.33mi	3/2.0 (+1)	1,489 (-5%)	23mo	$62,000	$42	49
311 Dorsey Ave	0.39mi	3/1.0 (+1)	1,710 (+10%)	21mo	$143,000	$84	43
637 Dorsey Ave	0.55mi	3/2.0 (+1)	1,792 (+15%)	15mo	$159,900	$89	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 28.1%
• Equity multiple: 3.23×
• Total profit: $74,808
• Equity at exit: $108,106

10-year hold

• IRR: 24.5%
• Equity multiple: 7.33×
• Total profit: $212,714
• Equity at exit: $233,134

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 40311

• Home prices YoY: 6.3%
• Active inventory: 51
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,094 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$36 /mo · $427/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $149

Break-even live

Break-even rent $905

Max offer price $120,000

Occupancy floor 81%

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 39 events

1. 2026-06-18
   days on market $120,000 Active 21 DOM
2. 2026-06-17
   days on market $120,000 Active 20 DOM
3. 2026-06-16
   days on market $120,000 Active 19 DOM
4. 2026-06-15
   days on market $120,000 Active 18 DOM
5. 2026-06-14
   days on market $120,000 Active 16 DOM
6. 2026-06-10
   days on market $120,000 Active 13 DOM
7. 2026-06-09
   days on market $120,000 Active 12 DOM
8. 2026-06-08
   days on market $120,000 Active 11 DOM
9. 2026-06-07
   days on market $120,000 Active 10 DOM
10. 2026-06-05
    days on market $120,000 Active 7 DOM
11. 2026-06-03
    days on market $120,000 Active 6 DOM
12. 2026-06-02
    days on market $120,000 Active 5 DOM
13. 2026-06-01
    days on market $120,000 Active 4 DOM
14. 2026-05-31
    days on market $120,000 Active 3 DOM
15. 2026-05-31
    days on market $120,000 Active 2 DOM
16. 2026-05-27
    listed $120,000 Active
17. 2019-03-23
    soldstatus $48,000 Sold 705-char remark

    Show marketing remark (705 chars)

    A great starter home or investment property. 3 bedroom, 2 bath with unfinished basement, off street parking, on a corner lot with newer furnace & metal roofing, new carpet in master bedroom and living room, and a fresh coat of paint. 1 1/2 story home features a master bedroom, bath, family room, large dining room, spacious kitchen, laundry room, and 2 bonus rooms on the first floor. Second floor features another bath and 2 bedrooms. Convenient downtown location provides easy access, within walking distance, to shopping and city center services. Currently owned as an investment property with a good rental history at $500/month. A nice opportunity for first time home buyers and investors alike.

18. 2019-03-23
    soldstatus $48,000

    Show marketing remark (705 chars)

    A great starter home or investment property. 3 bedroom, 2 bath with unfinished basement, off street parking, on a corner lot with newer furnace & metal roofing, new carpet in master bedroom and living room, and a fresh coat of paint. 1 1/2 story home features a master bedroom, bath, family room, large dining room, spacious kitchen, laundry room, and 2 bonus rooms on the first floor. Second floor features another bath and 2 bedrooms. Convenient downtown location provides easy access, within walking distance, to shopping and city center services. Currently owned as an investment property with a good rental history at $500/month. A nice opportunity for first time home buyers and investors alike.

19. 2019-01-25
    status Pending 705-char remark

    Show marketing remark (705 chars)

    A great starter home or investment property. 3 bedroom, 2 bath with unfinished basement, off street parking, on a corner lot with newer furnace & metal roofing, new carpet in master bedroom and living room, and a fresh coat of paint. 1 1/2 story home features a master bedroom, bath, family room, large dining room, spacious kitchen, laundry room, and 2 bonus rooms on the first floor. Second floor features another bath and 2 bedrooms. Convenient downtown location provides easy access, within walking distance, to shopping and city center services. Currently owned as an investment property with a good rental history at $500/month. A nice opportunity for first time home buyers and investors alike.

20. 2018-12-31
    status Active 705-char remark

    Show marketing remark (705 chars)

    A great starter home or investment property. 3 bedroom, 2 bath with unfinished basement, off street parking, on a corner lot with newer furnace & metal roofing, new carpet in master bedroom and living room, and a fresh coat of paint. 1 1/2 story home features a master bedroom, bath, family room, large dining room, spacious kitchen, laundry room, and 2 bonus rooms on the first floor. Second floor features another bath and 2 bedrooms. Convenient downtown location provides easy access, within walking distance, to shopping and city center services. Currently owned as an investment property with a good rental history at $500/month. A nice opportunity for first time home buyers and investors alike.

21. 2018-12-28
    historical 705-char remark

    Show marketing remark (705 chars)

    A great starter home or investment property. 3 bedroom, 2 bath with unfinished basement, off street parking, on a corner lot with newer furnace & metal roofing, new carpet in master bedroom and living room, and a fresh coat of paint. 1 1/2 story home features a master bedroom, bath, family room, large dining room, spacious kitchen, laundry room, and 2 bonus rooms on the first floor. Second floor features another bath and 2 bedrooms. Convenient downtown location provides easy access, within walking distance, to shopping and city center services. Currently owned as an investment property with a good rental history at $500/month. A nice opportunity for first time home buyers and investors alike.

22. 2018-10-04
    status Active 705-char remark

    Show marketing remark (705 chars)

    A great starter home or investment property. 3 bedroom, 2 bath with unfinished basement, off street parking, on a corner lot with newer furnace & metal roofing, new carpet in master bedroom and living room, and a fresh coat of paint. 1 1/2 story home features a master bedroom, bath, family room, large dining room, spacious kitchen, laundry room, and 2 bonus rooms on the first floor. Second floor features another bath and 2 bedrooms. Convenient downtown location provides easy access, within walking distance, to shopping and city center services. Currently owned as an investment property with a good rental history at $500/month. A nice opportunity for first time home buyers and investors alike.

23. 2018-07-28
    status Pending 705-char remark

    Show marketing remark (705 chars)

    A great starter home or investment property. 3 bedroom, 2 bath with unfinished basement, off street parking, on a corner lot with newer furnace & metal roofing, new carpet in master bedroom and living room, and a fresh coat of paint. 1 1/2 story home features a master bedroom, bath, family room, large dining room, spacious kitchen, laundry room, and 2 bonus rooms on the first floor. Second floor features another bath and 2 bedrooms. Convenient downtown location provides easy access, within walking distance, to shopping and city center services. Currently owned as an investment property with a good rental history at $500/month. A nice opportunity for first time home buyers and investors alike.

24. 2018-03-28
    listed $55,000 Active 705-char remark

    Show marketing remark (705 chars)

    A great starter home or investment property. 3 bedroom, 2 bath with unfinished basement, off street parking, on a corner lot with newer furnace & metal roofing, new carpet in master bedroom and living room, and a fresh coat of paint. 1 1/2 story home features a master bedroom, bath, family room, large dining room, spacious kitchen, laundry room, and 2 bonus rooms on the first floor. Second floor features another bath and 2 bedrooms. Convenient downtown location provides easy access, within walking distance, to shopping and city center services. Currently owned as an investment property with a good rental history at $500/month. A nice opportunity for first time home buyers and investors alike.

25. 2015-07-10
    historical
26. 2015-04-10
    listed $65,000
27. 2008-01-10
    historical
28. 2007-04-10
    listed $75,000
29. 2007-04-04
    historical
30. 2007-01-04
    listed $75,000
31. 2006-12-30
    historical
32. 2006-07-26
    listed $75,000
33. 2006-07-25
    historical
34. 2006-03-27
    listed $79,500
35. 2005-08-01
    soldstatus $40,000
36. 2004-10-08
    soldstatus $20,000
37. 2004-10-01
    soldstatus $20,000
38. 2004-09-22
    historical
39. 2004-08-12
    listed $28,500

ⓘ 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: $427 · $36/mo
• Projected year-2 tax: $1,032 · $86/mo
• Expected delta: +$605/yr (+$50/mo · 141.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $13,126
• − Mortgage interest: −$6,722
• − Property taxes: −$427
• − Insurance: −$600
• − Repairs & maintenance: −$1,050
• − Management: −$1,050
• − Depreciation: −$3,491
• Taxable loss: −$214
• Est. tax savings @ 24.0%: +$51
• After-tax cash flow: $1,842/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: Nicholas County
• NCES district ID: 2104470
• Math proficiency: 22% ▼ -22.00%
• Reading proficiency: 32% ▼ -17.00%
• Median HH income: $39,178
• Composite: 22.65/100
• National rank: #8056
• State rank: #132 of 165 in KY

Livability — Carlisle

• Score: 62/100
• State rank: #349
• US rank: #16526

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carlisle, KY
• Population (ZIP): 7,676

Population outlook (Nicholas County) Hauer SSP2

• Today (2025): 6,953 people
• By 2030: 6,815 · -2.0%
• By 2040: 6,489 · -6.7%
• By 2050: 6,119 · -12.0%
• By 2075: 5,449 · -21.6%
• By 2100: 4,901 · -29.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 1%
• Common ancestry: Iranian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Nicholas

• 2024 margin: Solid R (+49.0) · D 24.8% · R 73.8% · Other 1.3%
• 2008→2024 swing: -36.8pp toward R · 2008: -12.2pp · 2024: -49.0pp
• All cycles: 2024: R+49.0 2020: R+42.8 2016: R+41.2 2012: R+24.6 2008: R+12.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.72%
• Current HPI: 282.0093
• 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

+321.1% since first listed

24 events — show timeline

• 2026-05-27 Listed $120,000 ImagineMLS
• 2019-03-23 Sold (Public Records) $48,000 Public Records
• 2019-03-23 Sold (MLS) $48,000 ImagineMLS
• 2019-01-25 Pending — ImagineMLS
• 2018-12-31 Relisted — ImagineMLS
• 2018-12-28 Listing Removed — ImagineMLS
• 2018-10-04 Relisted — ImagineMLS
• 2018-07-28 Pending — ImagineMLS
• 2018-03-28 Listed $55,000 ImagineMLS
• 2015-07-10 Listing Removed — ImagineMLS
• 2015-04-10 Listed $65,000 ImagineMLS
• 2008-01-10 Listing Removed — ImagineMLS
• 2007-04-10 Listed $75,000 ImagineMLS
• 2007-04-04 Listing Removed — ImagineMLS
• 2007-01-04 Listed $75,000 ImagineMLS
• 2006-12-30 Listing Removed — ImagineMLS
• 2006-07-26 Listed $75,000 ImagineMLS
• 2006-07-25 Listing Removed — ImagineMLS
• 2006-03-27 Listed $79,500 ImagineMLS
• 2005-08-01 Sold (Public Records) $40,000 Public Records
• 2004-10-08 Sold (MLS) $20,000 ImagineMLS
• 2004-10-01 Sold (Public Records) $20,000 Public Records
• 2004-09-22 Listing Removed — ImagineMLS
• 2004-08-12 Listed $28,500 ImagineMLS

Property tax history

+1.1%/yr

Latest (2025): $427 · -1.0% YoY. Source: county tax records.