102 Chad St · Williamsburg, KY 40769

$64,900

3 bd · 1.5 ba · 1,062 sqft · SingleFamily public records · 44 Days on market

Built 1992 0.28 ac lot

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Appreciation +4.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

This ranch home is located on a dead-end street and offers three bedrooms and one and one-half baths. Nice size rear yard with two storage barns in rear yard remain. Chain-link fence.

Key facts

• Rear yard
• Two storage barns
• Chain-link fence

Tags

• DEAD-END STREET
• REAR YARD
• TWO STORAGE BARNS
• CHAIN-LINK FENCE

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Utilities: Electricity connected; Natural gas
• Home design: Single-family ranch/traditional style; One story; Irregular lot; Located on a dead-end street
• Construction: Built in 1992; Vinyl siding; Shingle roof; Concrete block foundation; Barn on the property
• Exterior features: See remarks

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Three bedrooms, all on the first floor
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Six total rooms; No basement; First-floor primary bedroom; First-floor laundry
• Laundry & utility: Laundry located on the first floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($945 rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 2.9% in Williamsburg — 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 69/100 on livability (#168 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: amenities F, commute F, employment F.
• Williamsburg Independent (town): math 19% / reading 38% proficiency, ranked #126 of 165 in KY (top 76%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 94 active listings in the ZIP; 65 units permitted in Whitley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.7%/yr); year-one equity from $449 of loan paydown is wiped out by about $481 of value loss. Plan a longer hold.
• Whitley County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.7% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $62,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.46% ✓
• Cap rate: 12.94%
• Cash-on-cash: 23.73%
• DSCR: 2.06
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $163,548
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Chad St	0.00mi	3/1.5	1,062 (0%)	1mo	$55,000	$52	99
40 Lawson St	0.07mi	3/2.0	1,056 (-1%)	9mo	$120,000	$114	86
62 Windy Hill Ln	0.22mi	3/1.5	1,066 (+0%)	10mo	$164,000	$154	81
671 Old Corbin Pike Rd	0.57mi	3/2.0	1,200 (+13%)	10mo	$185,000	$154	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.2%
• Equity multiple: 2.03×
• Total profit: $18,736
• Equity at exit: $16,477

10-year hold

• IRR: 27.2%
• Equity multiple: 3.85×
• Total profit: $51,768
• Equity at exit: $18,004

Cash invested: $18,172 (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 40769

• Home prices YoY: -0.5%
• Active inventory: 94
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $945 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$20 /mo · $239/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $359

Break-even live

Break-even rent $490

Max offer price $64,900

Occupancy floor 57%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-01
   status Pending
2. 2026-03-18
   listed $64,900 Active

ⓘ 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: $239 · $20/mo
• Projected year-2 tax: $558 · $47/mo
• Expected delta: +$320/yr (+$27/mo · 134.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $11,340
• − Mortgage interest: −$3,635
• − Property taxes: −$239
• − Insurance: −$324
• − Repairs & maintenance: −$907
• − Management: −$907
• − Depreciation: −$1,888
• Taxable income: $3,439
• Est. tax owed @ 24.0%: −$825
• After-tax cash flow: $3,486/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: Williamsburg Independent
• NCES district ID: 2105910
• Math proficiency: 19% ▼ -19.00%
• Reading proficiency: 38% ▼ -22.00%
• Median HH income: $31,586
• Composite: 23.12/100
• National rank: #7957
• State rank: #126 of 165 in KY

Livability — Williamsburg

• Score: 69/100
• State rank: #168
• US rank: #8601

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Williamsburg, KY
• Population (ZIP): 17,931

Population outlook (Whitley County) Hauer SSP2

• Today (2025): 35,362 people
• By 2030: 34,807 · -1.6%
• By 2040: 33,525 · -5.2%
• By 2050: 32,550 · -8.0%
• By 2075: 29,555 · -16.4%
• By 2100: 24,308 · -31.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 2% Black 2%
• Common ancestry: Serbian 2% Romanian 1% Italian 1%
• Foreign-born: 1%

Political lean MEDSL · Whitley

• 2024 margin: Solid R (+69.3) · D 14.8% · R 84.2% · Other 1.0%
• 2008→2024 swing: -21.7pp toward R · 2008: -47.7pp · 2024: -69.3pp
• All cycles: 2024: R+69.3 2020: R+65.2 2016: R+67.2 2012: R+57.8 2008: R+47.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.74%
• Current HPI: 163.6801
• 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

2 events — show timeline

• 2026-05-01 Pending — Metro Search MLS
• 2026-03-18 Listed $64,900 Metro Search MLS

Property tax history

+0.3%/yr

Latest (2024): $239 · -3.8% YoY. Source: county tax records.