2400 Bethany Church Rd · Princeton, KY 42445

$70,000

3 bd · 2.0 ba · 1,248 sqft · Other · 111 Days on market

Built 1992 0.38 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits! This 0.38 acre rural property offers a country setting with utilities available at the road. The existing double-wide manufactured home is being sold as-is and could be renovated, repurposed, or removed to make way for a new build. Whether you're an investor, builder, or looking for an affordable homesite, this property offers flexibility and potential in a quiet location just outside Princeton.

Key facts

• Utilities available
• Quiet location
• 0.38 acre lot

Tags

• 0.38 ACRE RURAL PROPERTY
• UTILITIES AVAILABLE
• DOUBLE-WIDE MANUFACTURED HOME
• QUIET LOCATION

Property features AI

Finance

• Financial info: Annual tax amount listed (not included per instructions)
• HOA & community: Pets allowed

Exterior

• Parking: No covered parking listed; No designated parking total listed
• Utilities: Electric service available; Private water; Private sewer
• Home design: Residential mobile home; One story
• Construction: Aluminum siding; Year built listed as approximate
• Exterior features: Private water source; Private sewer; Utilities: electricity available, water available; Lot approximately 0.38 acres

Interior

• Kitchen: No appliances listed
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Laminate flooring; No basement
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $70k.

Deal economics

• At list price, monthly cash flow is $542 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.6% vs local median 5.8% in Princeton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 76/100 on livability (#88 in KY, #3,490 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: employment D+, commute F.
• Caldwell County (rural): math 28% / reading 39% proficiency, ranked #78 of 165 in KY (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Caldwell County Elementary School (math 30% / reading 36%, grade F, #338 of 676 statewide, top 50%, 403 students, 56% FRL); Caldwell County High School (math 32% / reading 37%, grade F, #76 of 254 statewide, top 34%, 544 students, 43% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: 55 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Caldwell County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $50k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $63,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.73% ✓
• Cap rate: 15.58%
• Cash-on-cash: 33.17%
• DSCR: 2.48
• GRM: 4.8

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: 28.3%
• Equity multiple: 2.18×
• Total profit: $23,138
• Equity at exit: $10,437

10-year hold

• IRR: 35.8%
• Equity multiple: 4.29×
• Total profit: $64,479
• Equity at exit: $6,052

Cash invested: $19,600 (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 42445

• Home prices YoY: -7.9%
• Active inventory: 55
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,209 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$17 /mo · $203/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $542

Break-even live

Break-even rent $523

Max offer price $70,000

Occupancy floor 50%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $70,000 Active 111 DOM
2. 2026-06-17
   days on market $70,000 Active 110 DOM
3. 2026-06-16
   days on market $70,000 Active 109 DOM
4. 2026-06-15
   days on market $70,000 Active 108 DOM
5. 2026-06-13
   days on market $70,000 Active 106 DOM
6. 2026-06-12
   days on market $70,000 Active 105 DOM
7. 2026-06-09
   days on market $70,000 Active 102 DOM
8. 2026-06-08
   days on market $70,000 Active 101 DOM
9. 2026-06-07
   days on market $70,000 Active 100 DOM
10. 2026-06-07
    days on market $70,000 Active 99 DOM
11. 2026-06-04
    days on market $70,000 Active 96 DOM
12. 2026-06-02
    days on market $70,000 Active 95 DOM
13. 2026-06-01
    days on market $70,000 Active 94 DOM
14. 2026-05-31
    days on market $70,000 Active 93 DOM
15. 2026-05-31
    days on market $70,000 Active 92 DOM
16. 2026-02-27
    listed $70,000 Active
17. 2026-02-24
    listed $70,000 Active 418-char remark

    Show marketing remark (418 chars)

    Opportunity awaits! This 0.38 acre rural property offers a country setting with utilities available at the road. The existing double-wide manufactured home is being sold as-is and could be renovated, repurposed, or removed to make way for a new build. Whether you're an investor, builder, or looking for an affordable homesite, this property offers flexibility and potential in a quiet location just outside Princeton.

18. 2015-04-08
    soldstatus $50,000
19. 2000-09-01
    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: $203 · $17/mo
• Projected year-2 tax: $602 · $50/mo
• Expected delta: +$399/yr (+$33/mo · 196.9%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $14,505
• − Mortgage interest: −$3,921
• − Property taxes: −$203
• − Insurance: −$350
• − Repairs & maintenance: −$1,160
• − Management: −$1,160
• − Depreciation: −$2,036
• Taxable income: $5,674
• Est. tax owed @ 24.0%: −$1,362
• After-tax cash flow: $5,140/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: Caldwell County
• NCES district ID: 2100840
• Math proficiency: 28% ▼ -29.00%
• Reading proficiency: 39% ▼ -19.00%
• Median HH income: $40,080
• Composite: 28.12/100
• National rank: #6819
• State rank: #78 of 165 in KY

Livability — Princeton

• Score: 76/100
• State rank: #88
• US rank: #3490

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,371

Population outlook (Caldwell County) Hauer SSP2

• Today (2025): 12,100 people
• By 2030: 11,739 · -3.0%
• By 2040: 11,088 · -8.4%
• By 2050: 10,543 · -12.9%
• By 2075: 9,406 · -22.3%
• By 2100: 8,084 · -33.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 6% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Italian 3% Serbian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Caldwell

• 2024 margin: Solid R (+58.2) · D 20.3% · R 78.5% · Other 1.2%
• 2008→2024 swing: -31.6pp toward R · 2008: -26.7pp · 2024: -58.2pp
• All cycles: 2024: R+58.2 2020: R+54.0 2016: R+54.4 2012: R+35.0 2008: R+26.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -20.07%
• Current HPI: 232.7067
• 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

+133.3% since first listed

4 events — show timeline

• 2026-02-27 Listed $70,000 REALTRACS as Distributed by MLS Grid
• 2026-02-24 Listed $70,000 HCTCBOR
• 2015-04-08 Sold (Public Records) $50,000 Public Records
• 2000-09-01 Sold (Public Records) $30,000 Public Records

Property tax history

-5.9%/yr

Latest (2025): $203 · -50.2% YoY. Source: county tax records.