102 Owen Judd Rd

Edmonton, KY 42129

$5,000C-

3 bd · 2.5 ba · 1,848 sqft · Built 1999 · Other · Active · 39 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,100/mo
• Mortgage (P&I): −$26
• Tax + insurance: −$8
• HOA: −$0
• Vac / Maint / Mgmt: −$231
• Net cashflow: $835/mo
• Annual: $10,016/yr
• Cap rate: 206.61%
• Cash-on-cash: 715.41%
• DSCR: 32.83
• 1% rule: 22.00%
• Cash to close: $1,400

Investor read

• This is a 3-bed/2.5-bath other listed at $5k.
• At list price, monthly cash flow is $835 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $5k).
• It's been on market 39 days — a 3% lower offer ($5k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $5k (3.0% below list) — sets the bar for market timing.
• In year one you build about $535 of equity ($35 loan paydown + $500 appreciation (10.0% local appreciation)).
• Location reads 74/100 on livability (#112 in KY, #4,901 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Metcalfe County (rural): math 18% / reading 27% proficiency, ranked #154 of 165 in KY (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Metcalfe County Middle School (math 17% / reading 30%, grade F, #196 of 217 statewide, top 90%, 367 students, 71% FRL); Metcalfe County High School (math 17% / reading 27%, grade F, #202 of 254 statewide, top 82%, 456 students, 67% FRL).
• Market conditions: 34 active listings in the ZIP.
• Metcalfe County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $1k cash investment doubles in ~1 year — after that, you're playing with house money.
• 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.

Questions for listing agent

• 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?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.