707 Claybrooke Ave · Springfield, KY 40069

$84,900

1 bd · 1.0 ba · 725 sqft · SingleFamily public records · 73 Days on market

Built 1960 3,976 sqft lot

---

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 +19.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +4.5/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming Starter! Discover the possibilities in this cozy 2-bedroom home! Boasting a comfortable living room, a bright kitchen, and a full bath, this residence offers everything you need to get started. The standout feature is the nice lot, providing the perfect canvas for gardening, entertaining, or future expansions. Whether you're looking for your first home or a smart investment, this property delivers. Contact us today for more details!

Key facts

• 3,976 sq ft lot
• Built 1960
• Listed 72 days

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Utilities: Electricity connected; Natural gas
• Home design: Single-family residence; Traditional style; One story
• Construction: Built in 1960; Vinyl siding; Shingle roof; Concrete block foundation
• Exterior features: Cleared lot

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Two bedrooms on the first floor
• Bathrooms: One full bathroom
• Heating & cooling: Forced-air heating (natural gas); Central air conditioning
• Interior features: Four total rooms; No basement; First-floor laundry
• Laundry & utility: Laundry area on the first floor

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $99 ($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 $81k (5.0% below list).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 2.2% in Springfield — 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 67/100 on livability (#225 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Washington County (rural): math 33% / reading 41% proficiency, ranked #50 of 165 in KY (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Washington County Elementary School (math 27% / reading 37%, grade F, #348 of 676 statewide, top 55%, 460 students, 63% FRL); Washington County Middle School (math 37% / reading 42%, grade F, #64 of 217 statewide, top 30%, 203 students, 64% FRL); Washington County High School (math 32% / reading 37%, grade F, #76 of 254 statewide, top 34%, 521 students, 47% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: 77 active listings in the ZIP; 18 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Washington County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y 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 $42k; list at $85k implies a 105% gain — meaningful room to come down on a strong offer.

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 $79,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. 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: 0.95% ✗
• Cap rate: 7.70%
• Cash-on-cash: 5.02%
• DSCR: 1.22
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -8.5%
• Equity multiple: 0.69×
• Total profit: $-7,445
• Equity at exit: $12,659

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $1,596
• Equity at exit: $7,341

Cash invested: $23,772 (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 40069

• Home prices YoY: -12.6%
• Active inventory: 77
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $807 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$57 /mo · $688/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$169
• Net cashflow: $99

Break-even live

Break-even rent $681

Max offer price $84,900

Occupancy floor 83%

Sensitivity live

Price	-10% $147	-5% $123	+0% $99	+5% $75	+10% $51
Rent	-10% $36	-5% $68	+0% $99	+5% $131	+10% $163
Rate	-1.0pp $142	-0.5pp $121	base $99	+0.5pp $77	+1.0pp $55

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $84,900 Active 73 DOM
2. 2026-06-18
   days on market $84,900 Active 72 DOM
3. 2026-06-17
   days on market $84,900 Active 71 DOM
4. 2026-06-16
   days on market $84,900 Active 70 DOM
5. 2026-06-15
   days on market $84,900 Active 69 DOM
6. 2026-06-14
   days on market $84,900 Active 67 DOM
7. 2026-06-12
   days on market $84,900 Active 66 DOM
8. 2026-06-09
   days on market $84,900 Active 63 DOM
9. 2026-06-08
   days on market $84,900 Active 62 DOM
10. 2026-06-07
    days on market $84,900 Active 61 DOM
11. 2026-06-05
    days on market $84,900 Active 58 DOM
12. 2026-06-03
    days on market $84,900 Active 57 DOM
13. 2026-06-02
    days on market $84,900 Active 56 DOM
14. 2026-06-01
    days on market $84,900 Active 55 DOM
15. 2026-05-31
    days on market $84,900 Active 54 DOM
16. 2026-05-30
    days on market $84,900 Active 53 DOM
17. 2026-04-07
    listed $84,900 Active
18. 2023-08-21
    historical
19. 2023-02-28
    listed $84,900 Active
20. 2008-08-21
    soldstatus $41,500
21. 2007-04-17
    historical
22. 2006-07-27
    listed $45,500

ⓘ 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: $688 · $57/mo
• Projected year-2 tax: $730 · $61/mo
• Expected delta: +$42/yr (+$4/mo · 6.2%)

ⓘ 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 5/10 Major 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,681
• − Mortgage interest: −$4,756
• − Property taxes: −$688
• − Insurance: −$424
• − Repairs & maintenance: −$774
• − Management: −$774
• − Depreciation: −$2,470
• Taxable loss: −$206
• Est. tax savings @ 24.0%: +$49
• After-tax cash flow: $1,242/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: Washington County
• NCES district ID: 2105760
• Math proficiency: 33% ▼ -13.00%
• Reading proficiency: 41% ▼ -15.00%
• Median HH income: $43,210
• Composite: 31.33/100
• National rank: #5999
• State rank: #50 of 165 in KY

Livability — Springfield

• Score: 67/100
• State rank: #225
• US rank: #10952

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: Springfield, KY
• City population: 205
• Population (ZIP): 7,802

Population outlook (Washington County) Hauer SSP2

• Today (2025): 12,884 people
• By 2030: 13,241 · +2.8%
• By 2040: 13,877 · +7.7%
• By 2050: 14,302 · +11.0%
• By 2075: 15,476 · +20.1%
• By 2100: 15,160 · +17.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 8% Two or more races 7%
• Common ancestry: Italian 3% Lithuanian 1% Scotch-Irish 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+50.3) · D 24.2% · R 74.5% · Other 1.3%
• 2008→2024 swing: -23.5pp toward R · 2008: -26.8pp · 2024: -50.3pp
• All cycles: 2024: R+50.3 2020: R+45.6 2016: R+46.1 2012: R+35.0 2008: R+26.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -32.67%
• Current HPI: 227.5606
• 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

+86.6% since first listed

6 events — show timeline

• 2026-04-07 Listed $84,900 Metro Search MLS
• 2023-08-21 Listing Removed — Metro Search MLS
• 2023-02-28 Listed $84,900 Metro Search MLS
• 2008-08-21 Sold (Public Records) $41,500 Public Records
• 2007-04-17 Listing Removed — Metro Search MLS
• 2006-07-27 Listed $45,500 Metro Search MLS

Property tax history

+4.6%/yr

Latest (2025): $688 · -2.4% YoY. Source: county tax records.