242 Wilson Ave · Cynthiana, KY 41031

$319,000

3 bd · 2.0 ba · 1,554 sqft · SingleFamily public records · 157 Days on market

0.26 ac lot

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Why this score? — see what drove the D 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 +10.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• 1% rule +1.9/10.0

Listing remarks MLS

Lot's of potential with this home. Road frontage on 3 sides and the separate metal building is waiting for a hobbyist, wood worker or mechanic The enclosed rear porch has beautiful hand laid stone patio table and fireplace for relaxing evenings.

Key facts

• Thoughtful updates
• Detached workshop
• 0.26 acre lot

Tags

• DETACHED WORKSHOP
• EASY ACCESS TO GREEN SPACE
• THOUGHTFUL UPDATES

Property features AI

Exterior

• Parking: Attached garage (garage faces side); Has garage
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Sewer connected; Water connected
• Home design: One and one-half story; Brick veneer and wood siding
• Construction: Shingle roof; Block foundation
• Exterior features: Workshop on the property; Other exterior features

Interior

• Kitchen: Eat-in kitchen
• Flooring: Hardwood; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Electric cooling
• Interior features: Entrance foyer; Eat-in kitchen; Ceiling fan(s)
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $319k.

Deal economics

• At list price, monthly cash flow is $-191 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $285k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (31.0% below list).
• Recommended offer: $220k (31.0% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.5% in Cynthiana — 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 74/100 on livability (#113 in KY, #4,911 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• Harrison County (town): math 21% / reading 32% proficiency, ranked #133 of 165 in KY (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Eastside Elementary School (math 22% / reading 27%, grade F, #489 of 676 statewide, top 76%, 411 students, 61% FRL); Harrison County Middle School (math 19% / reading 35%, grade F, #172 of 217 statewide, top 80%, 607 students, 58% FRL); Harrison County High School (math 29% / reading 41%, grade F, #74 of 254 statewide, top 29%, 865 students, 46% FRL).
• Market conditions: 97 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 69 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $34k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• Harrison County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $150k; list at $319k implies a 113% gain — meaningful room to come down on a strong offer.

Recommended offer $220,000 (31.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.69% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.57%
• DSCR: 0.89
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $208,236
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Taylor Dr	0.21mi	3/1.0	1,654 (+6%)	2mo	$275,000	$166	74
235 Wilson Ave	0.05mi	2/1.0 (-1)	1,464 (-6%)	8mo	$160,000	$109	73
145 N Elmarch Ave	0.13mi	3/1.0	1,668 (+7%)	6mo	$190,000	$114	72
101 Charlotte Dr	0.34mi	3/2.0	1,678 (+8%)	2mo	$250,000	$149	69
102 Reynolds Ave	0.33mi	2/1.5 (-1)	1,666 (+7%)	3mo	$285,000	$171	63
122 Reynolds Ave	0.38mi	2/1.0 (-1)	1,664 (+7%)	0mo	$235,000	$141	61
146 North Walnut St	0.45mi	4/2.0 (+1)	1,576 (+1%)	15mo	$200,000	$127	59
412 East Pleasant St	0.19mi	2/1.0 (-1)	1,369 (-12%)	11mo	$140,000	$102	54
316 S Elmarch Ave	0.37mi	2/1.5 (-1)	1,721 (+11%)	9mo	$195,000	$113	50
101 Stone Ave	0.64mi	3/1.0	1,402 (-10%)	1mo	$239,900	$171	49
129 Old Lair Rd	0.47mi	3/2.0	1,364 (-12%)	11mo	$146,000	$107	49
105 Sonley Dr	0.47mi	4/2.0 (+1)	1,677 (+8%)	18mo	$224,900	$134	45

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: 22.4%
• Equity multiple: 2.81×
• Total profit: $161,425
• Equity at exit: $287,380

10-year hold

• IRR: 20.1%
• Equity multiple: 6.43×
• Total profit: $484,673
• Equity at exit: $619,747

Cash invested: $89,320 (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 41031

• Home prices YoY: 4.4%
• Active inventory: 97
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$1,673
• Tax from tax record: −$123 /mo · $1,480/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-191

Break-even live

Break-even rent $2,442

Max offer price $285,230

Occupancy floor —

Sensitivity live

Price	-10% $-11	-5% $-101	+0% $-191	+5% $-281	+10% $-372
Rent	-10% $-365	-5% $-278	+0% $-191	+5% $-104	+10% $-17
Rate	-1.0pp $-31	-0.5pp $-110	base $-191	+0.5pp $-274	+1.0pp $-358

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28 Heron Pl Cynthiana, KY	2.0	2.0	1296	$2,200	$1.70	15d	1	0.96mi

Listing history 21 events

1. 2026-06-21
   days on market $319,000 Active 157 DOM
2. 2026-06-18
   days on market $319,000 Active 154 DOM
3. 2026-06-17
   days on market $319,000 Active 153 DOM
4. 2026-06-16
   days on market $319,000 Active 152 DOM
5. 2026-06-15
   days on market $319,000 Active 151 DOM
6. 2026-06-14
   days on market $319,000 Active 149 DOM
7. 2026-06-10
   days on market $319,000 Active 146 DOM
8. 2026-06-09
   days on market $319,000 Active 145 DOM
9. 2026-06-08
   days on market $319,000 Active 144 DOM
10. 2026-06-07
    days on market $319,000 Active 143 DOM
11. 2026-06-03
    days on market $319,000 Active 139 DOM
12. 2026-06-02
    days on market $319,000 Active 138 DOM
13. 2026-06-01
    days on market $319,000 Active 137 DOM
14. 2026-05-31
    days on market $319,000 Active 136 DOM
15. 2026-05-31
    days on market $319,000 Active 135 DOM
16. 2026-01-14
    listed $319,000 Active
17. 2024-09-10
    soldstatus $150,000 Closed 248-char remark

    Show marketing remark (248 chars)

    Lot's of potential with this home. Road frontage on 3 sides and the separate metal building is waiting for a hobbyist, wood worker or mechanic The enclosed rear porch has beautiful hand laid stone patio table and fireplace for relaxing evenings.

18. 2024-08-03
    status Pending 248-char remark

    Show marketing remark (248 chars)

    Lot's of potential with this home. Road frontage on 3 sides and the separate metal building is waiting for a hobbyist, wood worker or mechanic The enclosed rear porch has beautiful hand laid stone patio table and fireplace for relaxing evenings.

19. 2024-07-29
    listed $160,000 Active 248-char remark

    Show marketing remark (248 chars)

    Lot's of potential with this home. Road frontage on 3 sides and the separate metal building is waiting for a hobbyist, wood worker or mechanic The enclosed rear porch has beautiful hand laid stone patio table and fireplace for relaxing evenings.

20. 2016-07-08
    soldstatus $109,160
21. 2013-04-04
    soldstatus $109,160

ⓘ 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: $1,480 · $123/mo
• Projected year-2 tax: $2,743 · $229/mo
• Expected delta: +$1,263/yr (+$105/mo · 85.3%)

ⓘ 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 4/10 Moderate 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $26,400
• − Mortgage interest: −$17,869
• − Property taxes: −$1,480
• − Insurance: −$1,595
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$9,280
• Taxable loss: −$8,048
• Est. tax savings @ 24.0%: +$1,932
• After-tax cash flow: $-362/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: Harrison County
• NCES district ID: 2102580
• Math proficiency: 21% ▼ -25.00%
• Reading proficiency: 32% ▼ -19.00%
• Median HH income: $39,744
• Composite: 22.28/100
• National rank: #8138
• State rank: #133 of 165 in KY

Livability — Cynthiana

• Score: 74/100
• State rank: #113
• US rank: #4911

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cynthiana, KY
• Population (ZIP): 16,748

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 18,605 people
• By 2030: 18,361 · -1.3%
• By 2040: 17,685 · -4.9%
• By 2050: 16,845 · -9.5%
• By 2075: 14,882 · -20.0%
• By 2100: 12,314 · -33.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2% Black 2%
• Common ancestry: Slovak 2% Serbian 2% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+48.5) · D 25.1% · R 73.6% · Other 1.3%
• 2008→2024 swing: -27.4pp toward R · 2008: -21.1pp · 2024: -48.5pp
• All cycles: 2024: R+48.5 2020: R+44.4 2016: R+43.8 2012: R+29.1 2008: R+21.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.31%
• Current HPI: 339.482
• 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

+192.2% since first listed

6 events — show timeline

• 2026-01-14 Listed $319,000 ImagineMLS
• 2024-09-10 Sold (MLS) $150,000 ImagineMLS
• 2024-08-03 Pending — ImagineMLS
• 2024-07-29 Listed $160,000 ImagineMLS
• 2016-07-08 Sold (Public Records) $109,160 Public Records
• 2013-04-04 Sold (Public Records) $109,160 Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,480 · +36.6% YoY. Source: county tax records.