8769 SR 45 S · Wingo, KY 42088

$214,950

3 bd · 1.0 ba · 1,434 sqft · SingleFamily public records · 130 Days on market

Built 1973 0.55 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 +24.1/30.0
• DSCR +7.8/10.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +4.9/10.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Complete custom remodel featuring quality materials and workmanship; NOT YOUR NORMAL 'FLIP' that just covers up the flaws. This one taken down to studs and prepared for long term structural integrity and low maintenance. ALL NEW plumbing, electric service, insulation, drywall, tankless water heater, natural gas HVAC, Pergo flooring throughout, custom kitchen cabinetry, backsplash & lighting, Frigidaire appliances, windows & doors, attic access, metal closet shelving, ceiling lights and fans. ALL NEW paint inside and out, garage door, gutters & custom designed & built shutters. PRIMARY SUITE shows off featuring 2 spacious closets, sliding barn doors, double sink vanity, walk-in shower. Both bathrooms all new fixtures. Fenced backyard. Near access to elementary school, bank, grocery, BP Mart, Dollar General, churches and I-69. DON'T MISS OUT ON THIS ONE!

Key facts

• Quality materials
• All new plumbing
• All new insulation

Tags

• QUALITY MATERIALS
• LONG TERM STRUCTURAL INTEGRITY
• LOW MAINTENANCE
• ALL NEW PLUMBING
• ALL NEW ELECTRIC SERVICE
• ALL NEW INSULATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $423 ($5k/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 $213k (0.9% below list).
• Recommended offer: $189k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#212 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Graves County (rural): math 47% / reading 52% proficiency, ranked #10 of 165 in KY (top 6%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 17 active listings in the ZIP; 9 units permitted in Graves County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $12k appreciation (5.4% local appreciation)).
• Graves County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.4% appreciation + 3.0% rent growth), your $60k cash investment doubles in ~4 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 130 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $215k implies a 330% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,156 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 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 1973 — 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. 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: 0.99% ✗
• Cap rate: 8.65%
• Cash-on-cash: 8.44%
• DSCR: 1.38
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.9%
• Equity multiple: 2.35×
• Total profit: $81,045
• Equity at exit: $126,769

10-year hold

• IRR: 20.4%
• Equity multiple: 4.65×
• Total profit: $219,456
• Equity at exit: $223,000

Cash invested: $60,186 (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 42088

• Home prices YoY: 2.1%
• Active inventory: 17
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,130 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$43 /mo · $510/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $423

Break-even live

Break-even rent $1,594

Max offer price $214,950

Occupancy floor 75%

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: $53,738
• Closing costs: $6,448
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $214,950 Active 130 DOM
2. 2026-06-18
   days on market $214,950 Active 129 DOM
3. 2026-06-17
   days on market $214,950 Active 128 DOM
4. 2026-06-16
   days on market $214,950 Active 127 DOM
5. 2026-06-15
   days on market $214,950 Active 126 DOM
6. 2026-06-14
   days on market $214,950 Active 124 DOM
7. 2026-06-12
   days on market $214,950 Active 123 DOM
8. 2026-06-09
   pricedays on market $214,950 Active 120 DOM
9. 2026-06-08
   days on market $219,500 Active 119 DOM
10. 2026-06-07
    days on market $219,500 Active 118 DOM
11. 2026-06-05
    days on market $219,500 Active 115 DOM
12. 2026-06-02
    days on market $219,500 Active 113 DOM
13. 2026-06-01
    days on market $219,500 Active 112 DOM
14. 2026-05-31
    days on market $219,500 Active 111 DOM
15. 2026-05-30
    days on market $219,500 Active 110 DOM
16. 2026-03-12
    price $219,500 889-char remark

    Show marketing remark (889 chars)

    Complete custom remodel featuring quality materials and workmanship; NOT YOUR NORMAL 'FLIP' that just covers up the flaws. This one taken down to studs and prepared for long term structural integrity and low maintenance. ALL NEW plumbing, electric service, insulation, drywall, tankless water heater, natural gas HVAC, Pergo flooring throughout, custom kitchen cabinetry, backsplash & lighting, Frigidaire appliances, windows & doors, attic access, metal closet shelving, ceiling lights and fans. ALL NEW paint inside and out, garage door, gutters & custom designed & built shutters. PRIMARY SUITE shows off featuring 2 spacious closets, sliding barn doors, double sink vanity, walk-in shower. Both bathrooms all new fixtures. Fenced backyard. Near access to elementary school, bank, grocery, BP Mart, Dollar General, churches and I-69. DON'T MISS OUT ON THIS ONE!

17. 2026-02-10
    listed $222,500 Active 889-char remark

    Show marketing remark (889 chars)

    Complete custom remodel featuring quality materials and workmanship; NOT YOUR NORMAL 'FLIP' that just covers up the flaws. This one taken down to studs and prepared for long term structural integrity and low maintenance. ALL NEW plumbing, electric service, insulation, drywall, tankless water heater, natural gas HVAC, Pergo flooring throughout, custom kitchen cabinetry, backsplash & lighting, Frigidaire appliances, windows & doors, attic access, metal closet shelving, ceiling lights and fans. ALL NEW paint inside and out, garage door, gutters & custom designed & built shutters. PRIMARY SUITE shows off featuring 2 spacious closets, sliding barn doors, double sink vanity, walk-in shower. Both bathrooms all new fixtures. Fenced backyard. Near access to elementary school, bank, grocery, BP Mart, Dollar General, churches and I-69. DON'T MISS OUT ON THIS ONE!

18. 2025-04-04
    soldstatus $50,000
19. 1992-09-01
    soldstatus $42,000

ⓘ 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: $1,849 · $154/mo
• Expected delta: +$1,338/yr (+$112/mo · 262.4%)

ⓘ 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 6/10 Major 7 d/yr ≥107°F today · 22 d/yr by 30 yrs out
• 💨 Wind 4/10 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: $25,555
• − Mortgage interest: −$12,041
• − Property taxes: −$510
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,044
• − Management: −$2,044
• − Depreciation: −$6,253
• Taxable income: $1,588
• Est. tax owed @ 24.0%: −$381
• After-tax cash flow: $4,696/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: Graves County
• NCES district ID: 2102280
• Math proficiency: 47% ▼ -9.00%
• Reading proficiency: 52% ▼ -14.00%
• Median HH income: $43,560
• Composite: 41.74/100
• National rank: #3400
• State rank: #10 of 165 in KY

Livability — Wingo

• Score: 67/100
• State rank: #212
• US rank: #10336

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wingo, KY
• Population (ZIP): 2,507

Population outlook (Graves County) Hauer SSP2

• Today (2025): 36,916 people
• By 2030: 36,587 · -0.9%
• By 2040: 35,580 · -3.6%
• By 2050: 33,906 · -8.2%
• By 2075: 28,957 · -21.6%
• By 2100: 21,552 · -41.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 8% Hispanic / Latino 5% Black 3%
• Common ancestry: Italian 2% Romanian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Graves

• 2024 margin: Solid R (+61.6) · D 18.6% · R 80.2% · Other 1.2%
• 2008→2024 swing: -35.5pp toward R · 2008: -26.1pp · 2024: -61.6pp
• All cycles: 2024: R+61.6 2020: R+56.7 2016: R+56.5 2012: R+39.7 2008: R+26.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.38%
• Current HPI: 255.5392
• 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

+422.6% since first listed

4 events — show timeline

• 2026-03-12 Price Changed $219,500 WKRMLS
• 2026-02-10 Listed $222,500 WKRMLS
• 2025-04-04 Sold (Public Records) $50,000 Public Records
• 1992-09-01 Sold (Public Records) $42,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $510 · +0.3% YoY. Source: county tax records.