13 White Ln · Vanceburg, KY 41179

$77,500

2 bd · 1.0 ba · 684 sqft · Other · 17 Days on market

8,712 sqft lot

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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 +25.7/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Appreciation +5.0/10.0
• Livability +3.5/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 13 White Lane in Vanceburg, KY! This charming one-level home offers comfortable living with 2 bedrooms and 1 full bathroom, making it an excellent option for first-time homebuyers, those looking to downsize, or investors. The home features a functional layout with carpet and ceramic tile flooring, a cooktop and refrigerator, plus convenient washer and electric dryer hookups. Exterior highlights include durable vinyl siding, a metal roof, and a covered front and rear porch—perfect for enjoying your morning coffee or relaxing evenings outdoors. Additional features include insulated windows with blinds and screens, partial wood fencing, and a pump house. The property is servic

Key facts

• Covered front porch
• Metal roof
• Insulated windows

Tags

• VINYL SIDING
• METAL ROOF
• COVERED FRONT PORCH
• COVERED REAR PORCH
• INSULATED WINDOWS
• PARTIAL WOOD FENCING

Property features AI

Finance

• Other: Lot about 1.7 acres (public records)

Exterior

• Utilities: Septic tank sewer
• Home design: House; Single-story
• Construction: Vinyl siding; Block foundation; Metal roof; Built area approximately 684
• Exterior features: Partial wood fencing; Public water

Interior

• Kitchen: Refrigerator; Cooktop
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Window air conditioning unit(s)
• Interior features: Insulated windows; Blinds; Window screens
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $78k.

Deal economics

• At list price, monthly cash flow is $187 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($820 rent vs $78k).
• Recommended offer: $76k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#180 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Lewis County (rural): math 27% / reading 39% proficiency, ranked #94 of 165 in KY (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lewis County Middle School (math 29% / reading 46%, grade F, #73 of 217 statewide, top 36%, 299 students, 78% FRL); Lewis County High School (math 27% / reading 47%, grade F, #58 of 254 statewide, top 27%, 621 students, 76% FRL).
• Market conditions: 39 active listings in the ZIP; lower-income renter base — watch delinquency.

Forward outlook

• In year one you build about $3k of equity ($536 loan paydown + $2k appreciation (3.0% local appreciation)).
• Lewis County population projected at -19% 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 $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($76k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $76,337 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 1.06% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.33%
• DSCR: 1.46
• GRM: 7.9

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: 17.1%
• Equity multiple: 1.98×
• Total profit: $21,196
• Equity at exit: $34,847

10-year hold

• IRR: 18.6%
• Equity multiple: 3.71×
• Total profit: $58,754
• Equity at exit: $53,704

Cash invested: $21,700 (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 41179

• Active inventory: 39
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $820 medium
• Mortgage (P&I): −$406
• Tax from tax record: −$22 /mo · $269/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$172
• Net cashflow: $187

Break-even live

Break-even rent $584

Max offer price $77,500

Occupancy floor 72%

Sensitivity live

Price	-10% $231	-5% $209	+0% $187	+5% $165	+10% $143
Rent	-10% $122	-5% $154	+0% $187	+5% $219	+10% $252
Rate	-1.0pp $226	-0.5pp $206	base $187	+0.5pp $167	+1.0pp $146

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: $19,375
• Closing costs: $2,325
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-21
   days on market $77,500 Active 17 DOM
2. 2026-06-18
   days on market $77,500 Active 14 DOM
3. 2026-06-17
   days on market $77,500 Active 13 DOM
4. 2026-06-16
   days on market $77,500 Active 12 DOM
5. 2026-06-15
   days on market $77,500 Active 11 DOM
6. 2026-06-14
   days on market $77,500 Active 9 DOM
7. 2026-06-10
   days on market $77,500 Active 6 DOM
8. 2026-06-09
   days on market $77,500 Active 5 DOM
9. 2026-06-08
   days on market $77,500 Active 4 DOM
10. 2026-06-07
    days on market $77,500 Active 3 DOM
11. 2026-06-05
    remarks 693-char remark
12. 2026-06-05
    listed $77,500 Active 1 DOM

ⓘ 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: $269 · $22/mo
• Projected year-2 tax: $666 · $56/mo
• Expected delta: +$398/yr (+$33/mo · 147.8%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 71% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $9,841
• − Mortgage interest: −$4,341
• − Property taxes: −$269
• − Insurance: −$388
• − Repairs & maintenance: −$787
• − Management: −$787
• − Depreciation: −$2,255
• Taxable income: $1,014
• Est. tax owed @ 24.0%: −$243
• After-tax cash flow: $1,997/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: Lewis County
• NCES district ID: 2103390
• Math proficiency: 27% ▼ -11.00%
• Reading proficiency: 39% ▼ -8.00%
• Median HH income: $28,867
• Composite: 26.63/100
• National rank: #7172
• State rank: #94 of 165 in KY

Livability — Vanceburg

• Score: 69/100
• State rank: #180
• US rank: #8908

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Vanceburg, KY
• County: Lewis · 9,091 people
• Population (ZIP): 7,039
• Household income: $37,086
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 6.9

Population outlook (Lewis County) Hauer SSP2

• Today (2025): 13,023 people
• By 2030: 12,589 · -3.3%
• By 2040: 11,600 · -10.9%
• By 2050: 10,558 · -18.9%
• By 2075: 8,369 · -35.7%
• By 2100: 6,373 · -51.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 1%
• Foreign-born: 0%

Political lean MEDSL · Lewis

• 2024 margin: Solid R (+75.7) · D 11.6% · R 87.3% · Other 1.0%
• 2008→2024 swing: -40.2pp toward R · 2008: -35.5pp · 2024: -75.7pp
• All cycles: 2024: R+75.7 2020: R+70.8 2016: R+67.6 2012: R+41.6 2008: R+35.5

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

1 event — show timeline

• 2026-06-04 Listed $77,500 ImagineMLS