460 Oak St · Lewisburg, KY 42256

$175,000

4 bd · 3.0 ba · 2,560 sqft · Other public records · 524 Days on market

Built 1994 0.32 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 +10.6/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks MLS

Great rental investment! Duplex with both sides being 2 bedroom 1.5 bath. Both sides occupied and rent current, covered front and back porch. Garage outside included for tenants to have extra storage.

Key facts

• Extra storage
• Duplex
• 0.32 acre lot

Tags

• DUPLEX
• COVERED FRONT AND BACK PORCH
• EXTRA STORAGE

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath other listed at $175k.

Deal economics

• At list price, monthly cash flow is $-88 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (8.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (26.2% below list).
• Recommended offer: $129k (26.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#295 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D, amenities F, commute F.
• Logan County (rural): math 35% / reading 44% proficiency, ranked #32 of 165 in KY (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 62 active listings in the ZIP; 30 units permitted in Logan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($1k loan paydown + $67 appreciation (0.0% local appreciation)).
• Logan 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 524 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 11y ago; this cycle's ask is 21112% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $135k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,172 (26.2% 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 524 days. Have you received any prior offers? Is the seller open to a 26% 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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.74% ✗
• Cap rate: 5.69%
• Cash-on-cash: -2.14%
• DSCR: 0.90
• GRM: 11.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.5%
• Equity multiple: 0.79×
• Total profit: $-10,425
• Equity at exit: $51,150

10-year hold

• IRR: 1.3%
• Equity multiple: 1.14×
• Total profit: $6,881
• Equity at exit: $61,753

Cash invested: $49,000 (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 42256

• Home prices YoY: 0.0%
• Active inventory: 62
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,292 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$117 /mo · $1,409/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $-88

Break-even live

Break-even rent $1,403

Max offer price $159,529

Occupancy floor —

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $175,000 Active 524 DOM
2. 2026-06-17
   days on market $175,000 Active 523 DOM
3. 2026-06-16
   days on market $175,000 Active 522 DOM
4. 2026-06-15
   days on market $175,000 Active 521 DOM
5. 2026-06-14
   days on market $175,000 Active 519 DOM
6. 2026-06-13
   days on market $175,000 Active 518 DOM
7. 2026-06-10
   days on market $175,000 Active 516 DOM
8. 2026-06-09
   days on market $175,000 Active 515 DOM
9. 2026-06-08
   days on market $175,000 Active 514 DOM
10. 2026-06-07
    days on market $175,000 Active 513 DOM
11. 2026-06-03
    days on market $175,000 Active 509 DOM
12. 2026-06-02
    days on market $175,000 Active 508 DOM
13. 2026-06-01
    days on market $175,000 Active 507 DOM
14. 2026-05-31
    days on market $175,000 Active 506 DOM
15. 2026-05-31
    days on market $175,000 Active 505 DOM
16. 2026-04-02
    status Active 200-char remark

    Show marketing remark (200 chars)

    Great rental investment! Duplex with both sides being 2 bedroom 1.5 bath. Both sides occupied and rent current, covered front and back porch. Garage outside included for tenants to have extra storage.

17. 2026-01-07
    status Active 200-char remark

    Show marketing remark (200 chars)

    Great rental investment! Duplex with both sides being 2 bedroom 1.5 bath. Both sides occupied and rent current, covered front and back porch. Garage outside included for tenants to have extra storage.

18. 2025-10-11
    historical $800
19. 2025-10-07
    price $800
20. 2025-09-11
    listed $825
21. 2025-01-09
    listed $175,000 Active 200-char remark

    Show marketing remark (200 chars)

    Great rental investment! Duplex with both sides being 2 bedroom 1.5 bath. Both sides occupied and rent current, covered front and back porch. Garage outside included for tenants to have extra storage.

22. 2024-08-24
    historical $750
23. 2024-08-08
    listed $750
24. 2023-08-10
    listed $199,900 Active
25. 2023-08-06
    historical
26. 2023-04-12
    listed $199,900 Active
27. 2021-10-01
    soldstatus $135,000
28. 2021-08-04
    soldstatus $96,000
29. 2015-04-15
    listed $89,900

ⓘ 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: $1,409 · $117/mo
• Projected year-2 tax: $1,505 · $125/mo
• Expected delta: +$96/yr (+$8/mo · 6.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $15,501
• − Mortgage interest: −$9,803
• − Property taxes: −$1,409
• − Insurance: −$875
• − Repairs & maintenance: −$1,240
• − Management: −$1,240
• − Depreciation: −$5,091
• Taxable loss: −$4,157
• Est. tax savings @ 24.0%: +$998
• After-tax cash flow: $-53/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: Logan County
• NCES district ID: 2103540
• Math proficiency: 35% ▼ -17.00%
• Reading proficiency: 44% ▼ -14.00%
• Median HH income: $42,577
• Composite: 33.34/100
• National rank: #5492
• State rank: #32 of 165 in KY

Livability — Lewisburg

• Score: 64/100
• State rank: #295
• US rank: #14165

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lewisburg, KY
• Population (ZIP): 5,052

Population outlook (Logan County) Hauer SSP2

• Today (2025): 26,133 people
• By 2030: 25,572 · -2.1%
• By 2040: 24,247 · -7.2%
• By 2050: 22,849 · -12.6%
• By 2075: 19,587 · -25.0%
• By 2100: 15,927 · -39.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Italian 2% Slovak 1% Romanian 1%
• Foreign-born: 0%
• Languages at home: 96% English-only · German/W. Germanic 2% Russian/Polish/Slavic 1% Other Indo-European 1%

Political lean MEDSL · Logan

• 2024 margin: Solid R (+55.1) · D 21.9% · R 76.9% · Other 1.2%
• 2008→2024 swing: -26.5pp toward R · 2008: -28.6pp · 2024: -55.1pp
• All cycles: 2024: R+55.1 2020: R+48.4 2016: R+46.1 2012: R+32.6 2008: R+28.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▬ 0.04%
• Current HPI: 265.4274
• 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

+94.7% since first listed

14 events — show timeline

• 2026-04-02 Relisted — RASKMLS
• 2026-01-07 Relisted — RASKMLS
• 2025-10-11 Rental Removed $800 APPFOLIO
• 2025-10-07 Price Changed $800 APPFOLIO
• 2025-09-11 Listed for Rent $825 APPFOLIO
• 2025-01-09 Listed $175,000 RASKMLS
• 2024-08-24 Rental Removed $750 APPFOLIO
• 2024-08-08 Listed for Rent $750 APPFOLIO
• 2023-08-10 Listed $199,900 RASKMLS
• 2023-08-06 Delisted — RASKMLS
• 2023-04-12 Listed $199,900 RASKMLS
• 2021-10-01 Sold (Public Records) $135,000 Public Records
• 2021-08-04 Sold (Public Records) $96,000 Public Records
• 2015-04-15 Listed $89,900 RASKMLS

Property tax history

+5.6%/yr

Latest (2025): $1,409 · -0.8% YoY. Source: county tax records.