101 Mammoth Cave St

Park City, KY 42160

$116,000B

3 bd · 1.0 ba · 1,922 sqft · Built 1970 · SingleFamily · Active · 147 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,219/mo
• Mortgage (P&I): −$608
• Tax + insurance: −$114
• HOA: −$0
• Vac / Maint / Mgmt: −$256
• Net cashflow: $240/mo
• Annual: $2,883/yr
• Cap rate: 8.78%
• Cash-on-cash: 8.88%
• DSCR: 1.39
• 1% rule: 1.05%
• Cash to close: $32,480

Investor read

• This is a 3-bed/1.0-bath single-family listed at $116k.
• 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).
• It's been on market 147 days — a 12% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $102k (12.0% below list) — sets the bar for market timing.
• In year one you build about $8k of equity ($802 loan paydown + $7k appreciation (6.0% local appreciation)).
• 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+, amenities F, commute 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.
• Zoned schools: Park City Elementary School (math 27% / reading 37%, grade F, #348 of 676 statewide, top 55%, 382 students, 70% FRL); Barren County Middle School (math 25% / reading 42%, grade F, #105 of 217 statewide, top 51%, 652 students, 53% FRL); Barren County High School (math 27% / reading 41%, grade F, #89 of 254 statewide, top 36%, 1,389 students, 50% FRL).
• Market conditions: 12 active listings in the ZIP; 283 units permitted in Barren County in 2024 (64 in 5+ unit buildings).
• Barren County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• 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.
• 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.
• 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.

Questions for listing agent

• 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?
• Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.