2781 Highway 2058 · South Wallins, KY 40840

$89,900

1 bd · 1.0 ba · 1,560 sqft · SingleFamily public records · 23 Days on market

Built 2000

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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 +20.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.8/10.0
• Appreciation +5.0/10.0
• Schools +3.3/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

this is very well build home with 2x6 side walls and soild maple cabinets and home is very well insulated

Key facts

• Solid maple cabinets
• Very well insulated
• 2x6 side walls

Tags

• 2X6 SIDE WALLS
• SOLID MAPLE CABINETS
• VERY WELL INSULATED

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $46 ($556/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($974 rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 51/100 on livability (#502 in KY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing A-; Watch: schools D-, amenities F, commute F.
• Leslie County (rural): math 35% / reading 46% proficiency, ranked #36 of 165 in KY (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 3 active listings in the ZIP.

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $3k appreciation (3.0% local appreciation)).
• Leslie County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 10, 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 23 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $90k implies a 756% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $88,551 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.08% ✓
• Cap rate: 7.80%
• Cash-on-cash: 5.38%
• DSCR: 1.24
• GRM: 7.7

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: 9.6%
• Equity multiple: 1.55×
• Total profit: $13,856
• Equity at exit: $40,423

10-year hold

• IRR: 12.0%
• Equity multiple: 2.80×
• Total profit: $45,313
• Equity at exit: $62,297

Cash invested: $25,172 (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 40840

• Active inventory: 3
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $974 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$148 /mo · $1,775/yr
• Insurance: −$37
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $46

Break-even live

Break-even rent $916

Max offer price $89,900

Occupancy floor 90%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $89,900 Active 23 DOM
2. 2026-06-17
   days on market $89,900 Active 22 DOM
3. 2026-06-16
   days on market $89,900 Active 21 DOM
4. 2026-06-15
   days on market $89,900 Active 20 DOM
5. 2026-06-13
   days on market $89,900 Active 18 DOM
6. 2026-06-12
   days on market $89,900 Active 17 DOM
7. 2026-06-09
   days on market $89,900 Active 14 DOM
8. 2026-06-08
   days on market $89,900 Active 13 DOM
9. 2026-06-07
   days on market $89,900 Active 12 DOM
10. 2026-06-07
    days on market $89,900 Active 11 DOM
11. 2026-06-04
    days on market $89,900 Active 8 DOM
12. 2026-06-02
    days on market $89,900 Active 7 DOM
13. 2026-06-01
    days on market $89,900 Active 6 DOM
14. 2026-05-31
    days on market $89,900 Active 5 DOM
15. 2026-05-31
    days on market $89,900 Active 4 DOM
16. 2026-05-26
    listed $89,900 Active
17. 1998-06-01
    soldstatus $10,500

ⓘ 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: $1,775 · $148/mo
• Projected year-2 tax: $1,775 · $148/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 79% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $11,690
• − Mortgage interest: −$5,036
• − Property taxes: −$1,775
• − Insurance: −$1,247
• − Repairs & maintenance: −$935
• − Management: −$935
• − Depreciation: −$2,615
• Taxable loss: −$854
• Est. tax savings @ 24.0%: +$205
• After-tax cash flow: $760/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: Leslie County
• NCES district ID: 2103330
• Math proficiency: 35% ▼ -10.00%
• Reading proficiency: 46% ▼ -13.00%
• Median HH income: $29,367
• Composite: 32.9/100
• National rank: #5604
• State rank: #36 of 165 in KY

Livability — South Wallins

• Score: 51/100
• State rank: #502
• US rank: #25475

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

• City population: 2,329
• Population (ZIP): 490

Population outlook (Leslie County) Hauer SSP2

• Today (2025): 9,439 people
• By 2030: 8,711 · -7.7%
• By 2040: 7,328 · -22.4%
• By 2050: 6,134 · -35.0%
• By 2075: 4,231 · -55.2%
• By 2100: 3,178 · -66.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Black 4%
• Common ancestry: Lithuanian 3%

Political lean MEDSL · Leslie

• 2024 margin: Solid R (+80.9) · D 8.8% · R 89.7% · Other 1.5%
• 2008→2024 swing: -17.1pp toward R · 2008: -63.9pp · 2024: -80.9pp
• All cycles: 2024: R+80.9 2020: R+80.5 2016: R+80.6 2012: R+80.9 2008: R+63.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+756.2% since first listed

2 events — show timeline

• 2026-05-26 Listed $89,900 FSBO.com
• 1998-06-01 Sold (Public Records) $10,500 Public Records

Property tax history

+0.9%/yr

Latest (2025): $1,775 · -1.0% YoY. Source: county tax records.