6097 Woodville Rd · Bandana, KY 42053

$55,000

2 bd · 1.0 ba · 832 sqft · Other · 24 Days on market

Built 1982

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.2/10.0

Listing remarks

Nestled in the peaceful neighborhood of Bandana, this charming (832sqft) 2-bedroom, 1-bath single family home built in 1982 on (0.31 acres/13,504sqft) offers a fantastic opportunity for both new beginnings and tranquil retirements. Imagine starting or continuing your journey together in a cozy space, perfect for creating lasting memories, or enjoying a serene, manageable home as you embrace a new chapter. The (576sqft) detached garage, spacious enough for two cars, provides ample storage or workspace. While this home is a great buy, it does need some work, presenting a fantastic opportunity for those with a vision to unlock its full potential. Owner selling & quot; as is, & quot; th

Key facts

• Built 1982
• Listed 23 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $55k.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($883 rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#392 in KY) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, crime A; Watch: schools C-, amenities F, commute F.
• Ballard County (rural): math 31% / reading 40% proficiency, ranked #61 of 165 in KY (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 33 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Ballard County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,175 (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. 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.
3. 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.
4. 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: 1.61% ✓
• Cap rate: 14.10%
• Cash-on-cash: 27.87%
• DSCR: 2.24
• GRM: 5.2

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: 22.0%
• Equity multiple: 1.90×
• Total profit: $13,857
• Equity at exit: $8,201

10-year hold

• IRR: 30.0%
• Equity multiple: 3.69×
• Total profit: $41,355
• Equity at exit: $4,755

Cash invested: $15,400 (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 42053

• Home prices YoY: -3.4%
• Active inventory: 33
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $883 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$29 /mo · $344/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $358

Break-even live

Break-even rent $430

Max offer price $55,000

Occupancy floor 55%

Sensitivity live

Price	-10% $389	-5% $373	+0% $358	+5% $342	+10% $327
Rent	-10% $288	-5% $323	+0% $358	+5% $393	+10% $427
Rate	-1.0pp $385	-0.5pp $372	base $358	+0.5pp $343	+1.0pp $329

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-19
   days on market $55,000 Active 24 DOM
2. 2026-06-18
   days on market $55,000 Active 23 DOM
3. 2026-06-17
   days on market $55,000 Active 22 DOM
4. 2026-06-16
   days on market $55,000 Active 21 DOM
5. 2026-06-15
   days on market $55,000 Active 20 DOM
6. 2026-06-14
   days on market $55,000 Active 18 DOM
7. 2026-06-12
   days on market $55,000 Active 17 DOM
8. 2026-06-09
   days on market $55,000 Active 14 DOM
9. 2026-06-08
   days on market $55,000 Active 13 DOM
10. 2026-06-07
    days on market $55,000 Active 12 DOM
11. 2026-06-02
    days on market $55,000 Active 7 DOM
12. 2026-06-01
    days on market $55,000 Active 6 DOM
13. 2026-05-31
    days on market $55,000 Active 5 DOM
14. 2026-05-30
    days on market $55,000 Active 4 DOM
15. 2026-05-26
    listed $55,000 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: $344 · $29/mo
• Projected year-2 tax: $473 · $39/mo
• Expected delta: +$129/yr (+$11/mo · 37.3%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major

Taxation est. · year 1

• Rental income: $10,598
• − Mortgage interest: −$3,081
• − Property taxes: −$344
• − Insurance: −$275
• − Repairs & maintenance: −$848
• − Management: −$848
• − Depreciation: −$1,600
• Taxable income: $3,602
• Est. tax owed @ 24.0%: −$865
• After-tax cash flow: $3,428/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: Ballard County
• NCES district ID: 2100210
• Math proficiency: 31% ▼ -12.00%
• Reading proficiency: 40% ▼ -16.00%
• Median HH income: $42,202
• Composite: 29.99/100
• National rank: #6363
• State rank: #61 of 165 in KY

Livability — Bandana

• Score: 60/100
• State rank: #392
• US rank: #18860

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bandana, KY
• City population: 200
• Population (ZIP): 4,882

Population outlook (Ballard County) Hauer SSP2

• Today (2025): 8,166 people
• By 2030: 8,092 · -0.9%
• By 2040: 7,905 · -3.2%
• By 2050: 7,648 · -6.3%
• By 2075: 7,237 · -11.4%
• By 2100: 6,537 · -19.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 3% Two or more races 1%
• Common ancestry: Italian 4% Lithuanian 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% Arabic 1%

Political lean MEDSL · Ballard

• 2024 margin: Solid R (+64.4) · D 17.1% · R 81.5% · Other 1.5%
• 2008→2024 swing: -37.1pp toward R · 2008: -27.3pp · 2024: -64.4pp
• All cycles: 2024: R+64.4 2020: R+59.9 2016: R+57.2 2012: R+37.4 2008: R+27.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -7.68%
• Current HPI: 220.3358
• 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

• 2026-05-26 Listed $55,000 FSBO.com

Property tax history

+4.2%/yr

Latest (2025): $344 · -0.4% YoY. Source: county tax records.