110 Mounds St · Arlington, KY 42021

$74,900

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 39 Days on market

Built 1993 0.60 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 +28.6/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.4/10.0
• 1% rule +6.7/10.0
• Schools +3.0/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming 2 bedroom 1 bath home located on two lots in the heart of Arlington KY. Detached 2 car garage and property includes an extra lot. New Metal roof in 2026. A quick walk to downtown shops and businesses. Currently is tenant occupied. This is a great rental opportunity or a great starter home or perfect for anyone wanting to downsize!

Key facts

• 0.6 acre lot
• 2 garage spots
• Built 1993

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer; Cable available; Natural gas available
• Home design: Single family residence; Residential property; Single-story; No subdivision
• Construction: Frame construction; Vinyl siding; Metal roof; Built on crawl space
• Exterior features: Level lot

Interior

• Kitchen: Cooktop; Refrigerator; Electric water heater
• Flooring: Laminate floors; Tile floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Dryer; Refrigerator; Cooktop; Electric water heater; Crawl space basement
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($873 rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#470 in KY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Carlisle County (rural): math 34% / reading 39% proficiency, ranked #59 of 165 in KY (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Carlisle County Elementary School (math 42% / reading 42%, grade F, #178 of 676 statewide, top 29%, 409 students, 66% FRL); Carlisle County Middle School (math 27% / reading 42%, grade F, #99 of 217 statewide, top 47%, 146 students, 58% FRL); Carlisle County High School (math 24% / reading 34%, grade F, #127 of 254 statewide, top 58%, 204 students, 56% FRL).
• Market conditions: 13 active listings in the ZIP.

Forward outlook

• In year one you build about $4k of equity ($518 loan paydown + $4k appreciation (4.8% local appreciation)).
• Carlisle County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.8% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $28k; list at $75k implies a 168% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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. Schools are F-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: 1.17% ✓
• Cap rate: 10.25%
• Cash-on-cash: 14.15%
• DSCR: 1.63
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.85% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.8%
• Equity multiple: 2.54×
• Total profit: $32,341
• Equity at exit: $41,768

10-year hold

• IRR: 24.0%
• Equity multiple: 5.02×
• Total profit: $84,410
• Equity at exit: $71,531

Cash invested: $20,972 (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 42021

• Home prices YoY: 2.5%
• Active inventory: 13
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $873 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$19 /mo · $224/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $247

Break-even live

Break-even rent $560

Max offer price $74,900

Occupancy floor 67%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-17
   status $74,900 Pending 39 DOM
2. 2026-06-16
   days on market $74,900 Active 39 DOM
3. 2026-06-15
   days on market $74,900 Active 38 DOM
4. 2026-06-14
   days on market $74,900 Active 36 DOM
5. 2026-06-12
   days on market $74,900 Active 35 DOM
6. 2026-06-09
   days on market $74,900 Active 32 DOM
7. 2026-06-08
   days on market $74,900 Active 31 DOM
8. 2026-06-07
   days on market $74,900 Active 30 DOM
9. 2026-06-05
   days on market $74,900 Active 27 DOM
10. 2026-06-03
    days on market $74,900 Active 26 DOM
11. 2026-06-02
    days on market $74,900 Active 25 DOM
12. 2026-06-01
    days on market $74,900 Active 24 DOM
13. 2026-05-31
    days on market $74,900 Active 23 DOM
14. 2026-05-30
    days on market $74,900 Active 22 DOM
15. 2026-05-08
    listed $74,900 Active
16. 2004-06-01
    soldstatus $28,000

ⓘ 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: $224 · $19/mo
• Projected year-2 tax: $644 · $54/mo
• Expected delta: +$420/yr (+$35/mo · 187.3%)

ⓘ 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 6/10 Major 7 d/yr ≥108°F today · 22 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $10,480
• − Mortgage interest: −$4,196
• − Property taxes: −$224
• − Insurance: −$374
• − Repairs & maintenance: −$838
• − Management: −$838
• − Depreciation: −$2,179
• Taxable income: $1,830
• Est. tax owed @ 24.0%: −$439
• After-tax cash flow: $2,528/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: Carlisle County
• NCES district ID: 2100960
• Math proficiency: 34% ▼ -8.00%
• Reading proficiency: 39% ▼ -14.00%
• Median HH income: $37,978
• Composite: 30.43/100
• National rank: #6236
• State rank: #59 of 165 in KY

Livability — Arlington

• Score: 55/100
• State rank: #470
• US rank: #23430

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Arlington, KY
• Population (ZIP): 1,190

Population outlook (Carlisle County) Hauer SSP2

• Today (2025): 4,537 people
• By 2030: 4,341 · -4.3%
• By 2040: 4,003 · -11.8%
• By 2050: 3,736 · -17.7%
• By 2075: 3,405 · -25.0%
• By 2100: 3,264 · -28.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Hispanic / Latino 4% Black 2% Pacific Islander 1%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Carlisle

• 2024 margin: Solid R (+68.0) · D 15.6% · R 83.6%
• 2008→2024 swing: -36.6pp toward R · 2008: -31.3pp · 2024: -68.0pp
• All cycles: 2024: R+68.0 2020: R+64.3 2016: R+64.0 2012: R+41.4 2008: R+31.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.85%
• Current HPI: 200.7522
• 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

+167.5% since first listed

2 events — show timeline

• 2026-05-08 Listed $74,900 WKRMLS
• 2004-06-01 Sold (Public Records) $28,000 Public Records

Property tax history

-3.7%/yr

Latest (2025): $224 · -0.4% YoY. Source: county tax records.