17831 Ky 122 · Wheelwright, KY 41636

$99,900

3 bd · 2.0 ba · 1,200 sqft · SingleFamily · 74 Days on market

Built 1992 Fair condition 15 ac 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 +24.1/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +1.9/10.0
• Schools +1.8/10.0

Listing remarks

Check out this Three-bedroom, two-bath, single-story home in the district of the South Floyd School area. Currently being remodeled with a newly Renovated kitchen with new countertops, some updated windows, and fresh paint throughout. Bright, open living spaces with abundant natural light and a generous 15 acres of beautifully landscaped grounds. Perfect for hiking or hunting. Enjoy a peaceful, private setting with mature trees, ample parking, and room to expand. A solid, well-maintained residence ready for you to move in and make it yours. Contact for details and showing.

Key facts

• Fresh paint
• Landscaped grounds
• Updated windows

Tags

• RENOVATED KITCHEN
• UPDATED WINDOWS
• FRESH PAINT
• ABUNDANT NATURAL LIGHT
• LANDSCAPED GROUNDS
• MATURE TREES

Property features AI

Exterior

• Utilities: Public water; Septic tank sewer
• Home design: Single-family residential property; Residential zoning; Property sits at the foot of South Floyd School (per directions)
• Construction: Vinyl siding
• Exterior features: Metal roof; On-site storage structure

Interior

• Flooring: Carpet; Laminate; Vinyl
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Carpet and laminate flooring areas with vinyl in select rooms; Six total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $131 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 57/100 on livability (#447 in KY) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Floyd County (rural): math 13% / reading 32% proficiency, ranked #157 of 165 in KY (top 95%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 63% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Home Instruction Elementary (8 students, 0% FRL); James D. Adams Middle School (math 17% / reading 38%, grade F, #168 of 217 statewide, top 78%, 312 students, 72% FRL); Floyd Central High School (math 17% / reading 37%, grade F, #158 of 254 statewide, top 68%, 552 students, 72% FRL) — zoned schools average 48% FRL vs 63% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 2 active listings in the ZIP; 5 units permitted in Floyd County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Floyd County population projected at -36% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.01% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.47%
• DSCR: 1.38
• GRM: 8.2

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: -7.6%
• Equity multiple: 0.72×
• Total profit: $-7,847
• Equity at exit: $14,895

10-year hold

• IRR: 2.0%
• Equity multiple: 1.14×
• Total profit: $3,914
• Equity at exit: $8,638

Cash invested: $27,972 (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 41636

• Home prices YoY: -7.3%
• Active inventory: 2
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,013 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$38 /mo · $451/yr
• Insurance: −$42
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $131

Break-even live

Break-even rent $848

Max offer price $99,900

Occupancy floor 82%

Sensitivity live

Price	-10% $187	-5% $159	+0% $131	+5% $103	+10% $74
Rent	-10% $51	-5% $91	+0% $131	+5% $171	+10% $211
Rate	-1.0pp $181	-0.5pp $156	base $131	+0.5pp $105	+1.0pp $79

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-22
   days on market $99,900 Active 74 DOM
2. 2026-06-21
   days on market $99,900 Active 73 DOM
3. 2026-06-21
   days on market $99,900 Active 72 DOM
4. 2026-06-18
   days on market $99,900 Active 70 DOM
5. 2026-06-17
   days on market $99,900 Active 69 DOM
6. 2026-06-16
   days on market $99,900 Active 68 DOM
7. 2026-06-15
   days on market $99,900 Active 67 DOM
8. 2026-06-13
   days on market $99,900 Active 65 DOM
9. 2026-06-12
   days on market $99,900 Active 64 DOM
10. 2026-06-09
    days on market $99,900 Active 61 DOM
11. 2026-06-08
    days on market $99,900 Active 60 DOM
12. 2026-06-07
    days on market $99,900 Active 59 DOM
13. 2026-06-07
    days on market $99,900 Active 58 DOM
14. 2026-06-04
    days on market $99,900 Active 55 DOM
15. 2026-06-02
    days on market $99,900 Active 54 DOM
16. 2026-06-01
    days on market $99,900 Active 53 DOM
17. 2026-05-31
    days on market $99,900 Active 52 DOM
18. 2026-05-31
    days on market $99,900 Active 51 DOM
19. 2026-04-09
    listed $109,000 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: $451 · $38/mo
• Projected year-2 tax: $859 · $72/mo
• Expected delta: +$408/yr (+$34/mo · 90.3%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,160
• − Mortgage interest: −$5,596
• − Property taxes: −$451
• − Insurance: −$1,297
• − Repairs & maintenance: −$973
• − Management: −$973
• − Depreciation: −$2,906
• Taxable loss: −$36
• Est. tax savings @ 24.0%: +$9
• After-tax cash flow: $1,580/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.

Condition & rehab AI · 10 photos

Fair 45/100 Moderate rehab

A three-bedroom, two-bath single-story home with good condition and some minor repairs needed. The property is ready for a moderate renovation to enhance its curb appeal and value.

Repairs flagged

• Minor Porch floor — Worn wood planks on the porch floor.
• Minor Porch railings — Worn paint on the porch railings.
• Minor Landscaping — Overgrown grass and debris on the porch.

Value-add opportunities

• Both Paint porch railings — Enhances curb appeal and value.
• Both Landscaping — Maintains curb appeal and enhances property value.
• Both Replace worn porch floor — Improves safety and enhances property value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Porch floor · Worn wood planks on the porch floor.	Minor	$500–3,000
Porch railings · Worn paint on the porch railings.	Minor	$500–3,000
Landscaping · Overgrown grass and debris on the porch.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Paint porch railings — Enhances curb appeal and value. ↑
• Both Landscaping — Maintains curb appeal and enhances property value. ↑
• Both Replace worn porch floor — Improves safety and enhances property value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Floyd County
• NCES district ID: 2101950
• Math proficiency: 13% ▼ -24.00%
• Reading proficiency: 32% ▼ -25.00%
• Median HH income: $29,638
• Composite: 17.97/100
• National rank: #8988
• State rank: #157 of 165 in KY

Livability — Wheelwright

• Score: 57/100
• State rank: #447
• US rank: #22124

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,001
• Population (ZIP): 709

Population outlook (Floyd County) Hauer SSP2

• Today (2025): 33,016 people
• By 2030: 30,683 · -7.1%
• By 2040: 25,378 · -23.1%
• By 2050: 21,013 · -36.4%
• By 2075: 14,361 · -56.5%
• By 2100: 10,464 · -68.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Floyd

• 2024 margin: Solid R (+59.2) · D 19.6% · R 78.8% · Other 1.7%
• 2008→2024 swing: -57.9pp toward R · 2008: -1.3pp · 2024: -59.2pp
• All cycles: 2024: R+59.2 2020: R+51.2 2016: R+48.3 2012: R+33.9 2008: R+1.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -6.13%
• Current HPI: 77.7573
• 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

• 2026-04-09 Listed $109,000 EKAR

Property tax history

+63.4%/yr

Latest (2025): $451 · +63.4% YoY. Source: county tax records.