2519 Wickliffe Rd · Wickliffe, KY 42087

$64,500

2 bd · 1.5 ba · 840 sqft · Other · 94 Days on market

Built 1998 0.91 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
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Appreciation +4.5/10.0
• Schools +3.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Rural setting on just under an acre in Ballard County, but easy access to Paducah and Mayfield. This home has an open floorplan, and is flanked by farm land and a wood line - perfect for those looking for some privacy. Would be a great rental, hunting home, or even a place to stay while you build. The home could use some minor projects, but offers opportunity to have a home for under $75,000, which is near impossible in today's market.

Key facts

• Open floorplan
• Flanked by farm land
• Flanked by wood line

Tags

• OPEN FLOORPLAN
• EASY ACCESS TO PADUCAH
• EASY ACCESS TO MAYFIELD
• FLANKED BY FARM LAND
• FLANKED BY WOOD LINE

Property features AI

Exterior

• Utilities: Private well water; Septic tank
• Home design: Manufactured home; Residential property
• Construction: Manufactured construction
• Exterior features: Rubber roof

Interior

• Kitchen: Cooktop; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning
• Interior features: Refrigerator; Cooktop; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath other listed at $64k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($853 rent vs $64k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#429 in KY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: amenities F, commute F, employment F.
• Ballard County (rural): math 31% / reading 40% proficiency, ranked #61 of 165 in KY (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ballard County Elementary School (math 38% / reading 41%, grade F, #208 of 676 statewide, top 34%, 467 students, 58% FRL); Ballard County Middle School (math 24% / reading 39%, grade F, #125 of 217 statewide, top 63%, 215 students, 58% FRL).
• Market conditions: 16 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-1.0%/yr); year-one equity from $446 of loan paydown is wiped out by about $673 of value loss. Plan a longer hold.
• Ballard County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-1.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.

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 $58,695 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 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 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?
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: 1.32% ✓
• Cap rate: 11.18%
• Cash-on-cash: 17.44%
• DSCR: 1.78
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.4%
• Equity multiple: 1.65×
• Total profit: $11,725
• Equity at exit: $15,431

10-year hold

• IRR: 20.3%
• Equity multiple: 3.04×
• Total profit: $36,826
• Equity at exit: $16,087

Cash invested: $18,060 (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 42087

• Home prices YoY: -0.5%
• Active inventory: 16
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $853 medium
• Mortgage (P&I): −$338
• Tax from tax record: −$46 /mo · $557/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$179
• Net cashflow: $263

Break-even live

Break-even rent $521

Max offer price $64,500

Occupancy floor 64%

Sensitivity live

Price	-10% $299	-5% $281	+0% $263	+5% $244	+10% $226
Rent	-10% $195	-5% $229	+0% $263	+5% $296	+10% $330
Rate	-1.0pp $295	-0.5pp $279	base $263	+0.5pp $246	+1.0pp $229

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: $16,125
• Closing costs: $1,935
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $64,500 Active 94 DOM
2. 2026-06-18
   days on market $64,500 Active 93 DOM
3. 2026-06-17
   days on market $64,500 Active 92 DOM
4. 2026-06-16
   days on market $64,500 Active 91 DOM
5. 2026-06-15
   days on market $64,500 Active 90 DOM
6. 2026-06-14
   days on market $64,500 Active 88 DOM
7. 2026-06-12
   days on market $64,500 Active 87 DOM
8. 2026-06-09
   days on market $64,500 Active 84 DOM
9. 2026-06-08
   days on market $64,500 Active 83 DOM
10. 2026-06-07
    days on market $64,500 Active 82 DOM
11. 2026-06-02
    days on market $64,500 Active 77 DOM
12. 2026-06-01
    days on market $64,500 Active 76 DOM
13. 2026-05-31
    days on market $64,500 Active 75 DOM
14. 2026-05-30
    days on market $64,500 Active 74 DOM
15. 2026-03-18
    listed $64,500 Active
16. 2021-08-25
    soldstatus $170,000

ⓘ 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: $557 · $46/mo
• Projected year-2 tax: $557 · $46/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,239
• − Mortgage interest: −$3,613
• − Property taxes: −$557
• − Insurance: −$322
• − Repairs & maintenance: −$819
• − Management: −$819
• − Depreciation: −$1,876
• Taxable income: $2,232
• Est. tax owed @ 24.0%: −$536
• After-tax cash flow: $2,615/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: Ballard County
• NCES district ID: 2100210
• Math proficiency: 31% ▼ -12.00%
• Reading proficiency: 40% ▼ -16.00%
• Median HH income: $42,202
• Composite: 29.99/100
• National rank: #6363
• State rank: #61 of 165 in KY

Livability — Wickliffe

• Score: 58/100
• State rank: #429
• US rank: #20847

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,369

Population outlook (Ballard County) Hauer SSP2

• Today (2025): 8,166 people
• By 2030: 8,092 · -0.9%
• By 2040: 7,905 · -3.2%
• By 2050: 7,648 · -6.3%
• By 2075: 7,237 · -11.4%
• By 2100: 6,537 · -19.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 6% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Romanian 2% Slovak 2% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Ballard

• 2024 margin: Solid R (+64.4) · D 17.1% · R 81.5% · Other 1.5%
• 2008→2024 swing: -37.1pp toward R · 2008: -27.3pp · 2024: -64.4pp
• All cycles: 2024: R+64.4 2020: R+59.9 2016: R+57.2 2012: R+37.4 2008: R+27.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.04%
• Current HPI: 223.1088
• 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

-62.1% since first listed

2 events — show timeline

• 2026-03-18 Listed $64,500 WKRMLS
• 2021-08-25 Sold (Public Records) $170,000 Public Records

Property tax history

+40.7%/yr

Latest (2025): $557 · +173.9% YoY. Source: county tax records.