101 Mammoth Cave St · Park City, KY 42160

$116,000

3 bd · 1.0 ba · 1,922 sqft · SingleFamily public records · 147 Days on market

Built 1970 10,018 sqft lot Est $213k · 46% 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 +24.6/30.0
• ARV discount +15.0/15.0
• Appreciation +8.0/10.0
• DSCR +7.9/10.0
• 1% rule +5.5/10.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 3-bedroom, 1-bath home offers exceptional potential just minutes from Mammoth Cave National Park, downtown Park City, and I-65 access. Whether you’re looking for a flip, rental, or long-term hold, this property is positioned perfectly for future value. The home is a true fixer-upper with solid bones—not in terrible condition, but ready for updates to unlock its full potential. In addition to the three existing bedrooms, the layout includes one extra room upstairs and one downstairs that are not currently classified as bedrooms but could easily be converted, creating the opportunity for additional sleeping spaces and increased value. With its prime location, flexible floor plan, and strong investment upside, this property is an ideal canvas for investors or renovators looking to capitalize on a growing area near one of Kentucky’s most visited destinations. Bring your vision and turn this into a standout investment.

Key facts

• Flexible floor plan
• Extra room upstairs
• 0.23 acre lot

Tags

• FLEXIBLE FLOOR PLAN
• EXTRA ROOM UPSTAIRS
• EXTRA ROOM DOWNSTAIRS

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: No parking provided
• Utilities: Electricity connected
• Home design: Single-family residence; One story
• Construction: Built in 1970; Vinyl siding exterior; Metal roof; Concrete block foundation
• Exterior features: Corner lot; No fencing

Interior

• Kitchen: Kitchen on the first floor; Formal dining room on the first floor
• Bedrooms: Three bedrooms total; Two bedrooms on the first floor; One bedroom on the second floor
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating
• Interior features: Nine total rooms; Foyer; Cellar (basement)
• Laundry & utility: First-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $116k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $116k).
• Recommended offer: $102k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#323 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, schools D, amenities F.
• Barren County (rural): math 31% / reading 42% proficiency, ranked #52 of 165 in KY (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 12 active listings in the ZIP; 283 units permitted in Barren County in 2024 (64 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($802 loan paydown + $7k appreciation (6.0% local appreciation)).
• Barren County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (6.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 13% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $43k; list at $116k implies a 169% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $102,080 (12.0% below list)

Questions for the listing agent

1. It's been on market 147 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 1970 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 8.78%
• Cash-on-cash: 8.88%
• DSCR: 1.39
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $213,342
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24231 Louisville Rd	0.11mi	3/2.0	1,788 (-7%)	11mo	$177,000	$99	70
24752 Louisville Rd	0.48mi	3/3.0	1,759 (-8%)	21mo	$195,000	$111	38

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

Projected returns pro-forma

5.99% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.7%
• Equity multiple: 2.50×
• Total profit: $48,697
• Equity at exit: $72,852

10-year hold

• IRR: 21.5%
• Equity multiple: 5.04×
• Total profit: $131,212
• Equity at exit: $132,052

Cash invested: $32,480 (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 42160

• Home prices YoY: 2.4%
• Active inventory: 12
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,219 medium
• Mortgage (P&I): −$608
• Tax from tax record: −$66 /mo · $790/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $240

Break-even live

Break-even rent $915

Max offer price $116,000

Occupancy floor 75%

Sensitivity live

Price	-10% $306	-5% $273	+0% $240	+5% $207	+10% $175
Rent	-10% $144	-5% $192	+0% $240	+5% $288	+10% $337
Rate	-1.0pp $299	-0.5pp $270	base $240	+0.5pp $210	+1.0pp $180

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: $29,000
• Closing costs: $3,480
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $116,000 Active 147 DOM
2. 2026-06-17
   days on market $116,000 Active 146 DOM
3. 2026-06-16
   days on market $116,000 Active 145 DOM
4. 2026-06-15
   days on market $116,000 Active 144 DOM
5. 2026-06-13
   days on market $116,000 Active 142 DOM
6. 2026-06-12
   days on market $116,000 Active 141 DOM
7. 2026-06-09
   days on market $116,000 Active 138 DOM
8. 2026-06-08
   days on market $116,000 Active 137 DOM
9. 2026-06-07
   days on market $116,000 Active 136 DOM
10. 2026-06-07
    days on market $116,000 Active 135 DOM
11. 2026-06-04
    days on market $116,000 Active 132 DOM
12. 2026-06-02
    days on market $116,000 Active 131 DOM
13. 2026-06-01
    days on market $116,000 Active 130 DOM
14. 2026-05-31
    days on market $116,000 Active 129 DOM
15. 2026-05-31
    days on market $116,000 Active 128 DOM
16. 2026-02-21
    price $116,000 950-char remark

    Show marketing remark (950 chars)

    This 3-bedroom, 1-bath home offers exceptional potential just minutes from Mammoth Cave National Park, downtown Park City, and I-65 access. Whether you’re looking for a flip, rental, or long-term hold, this property is positioned perfectly for future value. The home is a true fixer-upper with solid bones—not in terrible condition, but ready for updates to unlock its full potential. In addition to the three existing bedrooms, the layout includes one extra room upstairs and one downstairs that are not currently classified as bedrooms but could easily be converted, creating the opportunity for additional sleeping spaces and increased value. With its prime location, flexible floor plan, and strong investment upside, this property is an ideal canvas for investors or renovators looking to capitalize on a growing area near one of Kentucky’s most visited destinations. Bring your vision and turn this into a standout investment.

17. 2026-02-21
    price $116,000

    Show marketing remark (950 chars)

    This 3-bedroom, 1-bath home offers exceptional potential just minutes from Mammoth Cave National Park, downtown Park City, and I-65 access. Whether you’re looking for a flip, rental, or long-term hold, this property is positioned perfectly for future value. The home is a true fixer-upper with solid bones—not in terrible condition, but ready for updates to unlock its full potential. In addition to the three existing bedrooms, the layout includes one extra room upstairs and one downstairs that are not currently classified as bedrooms but could easily be converted, creating the opportunity for additional sleeping spaces and increased value. With its prime location, flexible floor plan, and strong investment upside, this property is an ideal canvas for investors or renovators looking to capitalize on a growing area near one of Kentucky’s most visited destinations. Bring your vision and turn this into a standout investment.

18. 2026-01-22
    listed $103,000 Active 950-char remark

    Show marketing remark (950 chars)

    This 3-bedroom, 1-bath home offers exceptional potential just minutes from Mammoth Cave National Park, downtown Park City, and I-65 access. Whether you’re looking for a flip, rental, or long-term hold, this property is positioned perfectly for future value. The home is a true fixer-upper with solid bones—not in terrible condition, but ready for updates to unlock its full potential. In addition to the three existing bedrooms, the layout includes one extra room upstairs and one downstairs that are not currently classified as bedrooms but could easily be converted, creating the opportunity for additional sleeping spaces and increased value. With its prime location, flexible floor plan, and strong investment upside, this property is an ideal canvas for investors or renovators looking to capitalize on a growing area near one of Kentucky’s most visited destinations. Bring your vision and turn this into a standout investment.

19. 2026-01-22
    listed $103,000 Active

    Show marketing remark (950 chars)

    This 3-bedroom, 1-bath home offers exceptional potential just minutes from Mammoth Cave National Park, downtown Park City, and I-65 access. Whether you’re looking for a flip, rental, or long-term hold, this property is positioned perfectly for future value. The home is a true fixer-upper with solid bones—not in terrible condition, but ready for updates to unlock its full potential. In addition to the three existing bedrooms, the layout includes one extra room upstairs and one downstairs that are not currently classified as bedrooms but could easily be converted, creating the opportunity for additional sleeping spaces and increased value. With its prime location, flexible floor plan, and strong investment upside, this property is an ideal canvas for investors or renovators looking to capitalize on a growing area near one of Kentucky’s most visited destinations. Bring your vision and turn this into a standout investment.

20. 2025-09-23
    historical Active Under Contract
21. 2025-09-12
    price $108,000
22. 2025-06-23
    listed $124,900 Active
23. 2004-12-09
    soldstatus $43,100
24. 1998-02-19
    soldstatus $30,000

ⓘ 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: $790 · $66/mo
• Projected year-2 tax: $998 · $83/mo
• Expected delta: +$208/yr (+$17/mo · 26.3%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 57% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $14,624
• − Mortgage interest: −$6,498
• − Property taxes: −$790
• − Insurance: −$580
• − Repairs & maintenance: −$1,170
• − Management: −$1,170
• − Depreciation: −$3,375
• Taxable income: $1,042
• Est. tax owed @ 24.0%: −$250
• After-tax cash flow: $2,633/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: Barren County
• NCES district ID: 2100300
• Math proficiency: 31% ▼ -18.00%
• Reading proficiency: 42% ▼ -18.00%
• Median HH income: $45,000
• Composite: 31.08/100
• National rank: #6077
• State rank: #52 of 165 in KY

Livability — Park City

• Score: 63/100
• State rank: #323
• US rank: #15466

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Park City, KY
• Population (ZIP): 2,693

Population outlook (Barren County) Hauer SSP2

• Today (2025): 46,858 people
• By 2030: 48,311 · +3.1%
• By 2040: 50,931 · +8.7%
• By 2050: 52,820 · +12.7%
• By 2075: 56,499 · +20.6%
• By 2100: 55,831 · +19.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 8% Black 3% Two or more races 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Slovak 2% Serbian 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 75% English-only · German/W. Germanic 16% Spanish 9%

Political lean MEDSL · Barren

• 2024 margin: Solid R (+52.8) · D 23.1% · R 75.9% · Other 1.1%
• 2008→2024 swing: -18.9pp toward R · 2008: -33.9pp · 2024: -52.8pp
• All cycles: 2024: R+52.8 2020: R+47.5 2016: R+49.9 2012: R+33.3 2008: R+33.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.99%
• Current HPI: 251.3296
• 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

+286.7% since first listed

9 events — show timeline

• 2026-02-21 Price Changed $116,000 HKARMLS
• 2026-02-21 Price Changed $116,000 Metro Search MLS
• 2026-01-22 Listed $103,000 Metro Search MLS
• 2026-01-22 Listed $103,000 HKARMLS
• 2025-09-23 Contingent — RASKMLS
• 2025-09-12 Price Changed $108,000 RASKMLS
• 2025-06-23 Listed $124,900 RASKMLS
• 2004-12-09 Sold (Public Records) $43,100 Public Records
• 1998-02-19 Sold (Public Records) $30,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $790 · -5.9% YoY. Source: county tax records.