116 Wilson Ave · Cynthiana, KY 41031

$209,000

2 bd · 1.0 ba · 1,849 sqft · SingleFamily public records · 161 Days on market

Built 1900 10,018 sqft lot Est $261k · 20% under

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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 +23.4/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.5/10.0
• 1% rule +5.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Beautifully renovated early 1900's home located close to downtown! 2 bedroom, potentially 3, 2 full bath, open living and dining room, laundry room on main level, all wonderfully remodeled to make this charming place easy to call home. Level back yard, completely fenced with deck, and small storage shed. Nice sized bedrooms, great walk-in closet for the primary bedroom. Primary bath includes a walk-in shower and tub with a vaulted ceiling. The open living room to dining area has a brilliant design and creates a large space for entertaining. 116 Wilson Avenue is a dollhouse with loads of character! Call today to set up your showing!

Key facts

• Renovated home
• Level backyard
• Privacy fence

Tags

• RENOVATED HOME
• OPEN LIVING DINING AREA
• UPDATED KITCHEN
• GAS LOG FIREPLACE
• LEVEL BACKYARD
• PRIVACY FENCE

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Sewer connected; Water connected
• Home design: One-story house
• Construction: Vinyl siding; Stone foundation; Dimensional shingle roof; Built area approximately 1,849
• Exterior features: Shed(s); Privacy wood fencing

Interior

• Kitchen: Dishwasher; Gas range; Refrigerator
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Electric cooling
• Interior features: Entrance foyer; Walk-in closets; Ceiling fans; Insulated windows with screens; Fireplace; 6 total rooms; Crawl space / partial unfinished basement
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $386 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $209k).
• Recommended offer: $184k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 3.5% in Cynthiana — 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 74/100 on livability (#113 in KY, #4,911 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• Harrison County (town): math 21% / reading 32% proficiency, ranked #133 of 165 in KY (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Eastside Elementary School (math 22% / reading 27%, grade F, #489 of 676 statewide, top 76%, 411 students, 61% FRL); Harrison County Middle School (math 19% / reading 35%, grade F, #172 of 217 statewide, top 80%, 607 students, 58% FRL); Harrison County High School (math 29% / reading 41%, grade F, #74 of 254 statewide, top 29%, 865 students, 46% FRL).
• Market conditions: 95 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 69 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $22k of equity ($1k loan paydown + $21k appreciation (10.0% local appreciation)).
• Harrison County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $59k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $31k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $183,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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.
6. 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.
7. 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: 1.05% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.92%
• DSCR: 1.35
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $260,709
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Thorobred Ct	0.16mi	2/2.0	1,880 (+2%)	12mo	$195,000	$104	76
102 Reynolds Ave	0.14mi	2/1.5	1,666 (-10%)	3mo	$285,000	$171	72
122 Reynolds Ave	0.24mi	2/1.0	1,664 (-10%)	0mo	$235,000	$141	72
126 Wilson Ave	0.05mi	3/2.0 (+1)	1,809 (-2%)	16mo	$250,000	$138	72
145 N Elmarch Ave	0.36mi	3/1.0 (+1)	1,668 (-10%)	6mo	$190,000	$114	57
316 S Elmarch Ave	0.49mi	2/1.5	1,721 (-7%)	9mo	$195,000	$113	56
105 Taylor Dr	0.47mi	3/1.0 (+1)	1,654 (-10%)	1mo	$275,000	$166	54
106 Stone Ave	0.65mi	3/2.0 (+1)	1,920 (+4%)	1mo	$250,000	$130	54
101 Charlotte Dr	0.63mi	3/2.0 (+1)	1,678 (-9%)	2mo	$250,000	$149	45
106 Taylor Dr	0.51mi	3/2.5 (+1)	2,068 (+12%)	6mo	$280,000	$135	40
104 Taylor Dr	0.51mi	3/2.5 (+1)	2,124 (+15%)	3mo	$325,000	$153	38
114 Battle Grove Ave	0.43mi	3/3.0 (+1)	1,635 (-12%)	21mo	$230,000	$141	30

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.0%
• Equity multiple: 3.37×
• Total profit: $138,406
• Equity at exit: $188,284

10-year hold

• IRR: 26.0%
• Equity multiple: 7.63×
• Total profit: $388,188
• Equity at exit: $406,041

Cash invested: $58,520 (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 41031

• Home prices YoY: 4.4%
• Active inventory: 95
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$1,096
• Tax from tax record: −$169 /mo · $2,023/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $386

Break-even live

Break-even rent $1,711

Max offer price $209,000

Occupancy floor 77%

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28 Heron Pl Cynthiana, KY	2.0	2.0	1296	$2,200	$1.70	14d	1	1.25mi

Listing history 24 events

1. 2026-06-18
   days on market $209,000 Active 161 DOM
2. 2026-06-17
   days on market $209,000 Active 160 DOM
3. 2026-06-16
   days on market $209,000 Active 159 DOM
4. 2026-06-15
   days on market $209,000 Active 158 DOM
5. 2026-06-14
   days on market $209,000 Active 156 DOM
6. 2026-06-10
   days on market $209,000 Active 153 DOM
7. 2026-06-09
   days on market $209,000 Active 152 DOM
8. 2026-06-08
   days on market $209,000 Active 151 DOM
9. 2026-06-07
   days on market $209,000 Active 150 DOM
10. 2026-06-03
    days on market $209,000 Active 146 DOM
11. 2026-06-02
    days on market $209,000 Active 145 DOM
12. 2026-06-01
    days on market $209,000 Active 144 DOM
13. 2026-05-31
    days on market $209,000 Active 143 DOM
14. 2026-05-31
    days on market $209,000 Active 142 DOM
15. 2026-05-15
    price $209,000
16. 2026-04-07
    price $219,900
17. 2026-02-27
    price $229,900
18. 2026-01-08
    listed $239,900 Active
19. 2022-08-05
    soldstatus $205,000 Closed 640-char remark

    Show marketing remark (640 chars)

    Beautifully renovated early 1900's home located close to downtown! 2 bedroom, potentially 3, 2 full bath, open living and dining room, laundry room on main level, all wonderfully remodeled to make this charming place easy to call home. Level back yard, completely fenced with deck, and small storage shed. Nice sized bedrooms, great walk-in closet for the primary bedroom. Primary bath includes a walk-in shower and tub with a vaulted ceiling. The open living room to dining area has a brilliant design and creates a large space for entertaining. 116 Wilson Avenue is a dollhouse with loads of character! Call today to set up your showing!

20. 2022-08-05
    soldstatus $205,000

    Show marketing remark (640 chars)

    Beautifully renovated early 1900's home located close to downtown! 2 bedroom, potentially 3, 2 full bath, open living and dining room, laundry room on main level, all wonderfully remodeled to make this charming place easy to call home. Level back yard, completely fenced with deck, and small storage shed. Nice sized bedrooms, great walk-in closet for the primary bedroom. Primary bath includes a walk-in shower and tub with a vaulted ceiling. The open living room to dining area has a brilliant design and creates a large space for entertaining. 116 Wilson Avenue is a dollhouse with loads of character! Call today to set up your showing!

21. 2022-07-14
    status Pending 640-char remark

    Show marketing remark (640 chars)

    Beautifully renovated early 1900's home located close to downtown! 2 bedroom, potentially 3, 2 full bath, open living and dining room, laundry room on main level, all wonderfully remodeled to make this charming place easy to call home. Level back yard, completely fenced with deck, and small storage shed. Nice sized bedrooms, great walk-in closet for the primary bedroom. Primary bath includes a walk-in shower and tub with a vaulted ceiling. The open living room to dining area has a brilliant design and creates a large space for entertaining. 116 Wilson Avenue is a dollhouse with loads of character! Call today to set up your showing!

22. 2022-06-30
    historical Contingent 640-char remark

    Show marketing remark (640 chars)

    Beautifully renovated early 1900's home located close to downtown! 2 bedroom, potentially 3, 2 full bath, open living and dining room, laundry room on main level, all wonderfully remodeled to make this charming place easy to call home. Level back yard, completely fenced with deck, and small storage shed. Nice sized bedrooms, great walk-in closet for the primary bedroom. Primary bath includes a walk-in shower and tub with a vaulted ceiling. The open living room to dining area has a brilliant design and creates a large space for entertaining. 116 Wilson Avenue is a dollhouse with loads of character! Call today to set up your showing!

23. 2022-06-20
    listed $205,000 Active 640-char remark

    Show marketing remark (640 chars)

    Beautifully renovated early 1900's home located close to downtown! 2 bedroom, potentially 3, 2 full bath, open living and dining room, laundry room on main level, all wonderfully remodeled to make this charming place easy to call home. Level back yard, completely fenced with deck, and small storage shed. Nice sized bedrooms, great walk-in closet for the primary bedroom. Primary bath includes a walk-in shower and tub with a vaulted ceiling. The open living room to dining area has a brilliant design and creates a large space for entertaining. 116 Wilson Avenue is a dollhouse with loads of character! Call today to set up your showing!

24. 1999-10-05
    soldstatus $40,000

ⓘ 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: $2,023 · $169/mo
• Projected year-2 tax: $2,023 · $169/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $26,400
• − Mortgage interest: −$11,707
• − Property taxes: −$2,023
• − Insurance: −$1,045
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$6,080
• Taxable income: $1,320
• Est. tax owed @ 24.0%: −$317
• After-tax cash flow: $4,319/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: Harrison County
• NCES district ID: 2102580
• Math proficiency: 21% ▼ -25.00%
• Reading proficiency: 32% ▼ -19.00%
• Median HH income: $39,744
• Composite: 22.28/100
• National rank: #8138
• State rank: #133 of 165 in KY

Livability — Cynthiana

• Score: 74/100
• State rank: #113
• US rank: #4911

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cynthiana, KY
• Population (ZIP): 16,748

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 18,605 people
• By 2030: 18,361 · -1.3%
• By 2040: 17,685 · -4.9%
• By 2050: 16,845 · -9.5%
• By 2075: 14,882 · -20.0%
• By 2100: 12,314 · -33.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2% Black 2%
• Common ancestry: Slovak 2% Serbian 2% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+48.5) · D 25.1% · R 73.6% · Other 1.3%
• 2008→2024 swing: -27.4pp toward R · 2008: -21.1pp · 2024: -48.5pp
• All cycles: 2024: R+48.5 2020: R+44.4 2016: R+43.8 2012: R+29.1 2008: R+21.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.31%
• Current HPI: 339.482
• 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

+422.5% since first listed

10 events — show timeline

• 2026-05-15 Price Changed $209,000 ImagineMLS
• 2026-04-07 Price Changed $219,900 ImagineMLS
• 2026-02-27 Price Changed $229,900 ImagineMLS
• 2026-01-08 Listed $239,900 ImagineMLS
• 2022-08-05 Sold (Public Records) $205,000 Public Records
• 2022-08-05 Sold (MLS) $205,000 ImagineMLS
• 2022-07-14 Pending — ImagineMLS
• 2022-06-30 Contingent — ImagineMLS
• 2022-06-20 Listed $205,000 ImagineMLS
• 1999-10-05 Sold (Public Records) $40,000 Public Records

Property tax history

+9.1%/yr

Latest (2025): $2,023 · -0.6% YoY. Source: county tax records.