226 Madison's Frk · Betsy Layne, KY 41615

$55,000

3 bd · 1.0 ba · 2,000 sqft · SingleFamily · 257 Days on market

Built 1985 3.00 ac lot ↓ 14% since listing

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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
• Appreciation +4.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Privacy, seclusion, acreage. 3 bedroom, 1 bath needs improvements. On a 3 acre lot with hillside road access. Well and city water are available. Would make a great getaway spot. 203k loan eligible. Free available as well.

Key facts

• Acreage
• Hillside road access
• Well and city water

Tags

• ACREAGE
• HILLSIDE ROAD ACCESS
• WELL AND CITY WATER

Property features AI

Finance

• Other: 3-acre lot; Not in a subdivision; Directions provided by listing agent

Exterior

• Utilities: Public water available; Private well available; Septic tank sewer
• Home design: Single-family residence; Residential property
• Construction: Wood siding construction; Shingle roof
• Exterior features: Garden; Front porch

Interior

• Kitchen: Refrigerator
• Flooring: Laminate
• Heating & cooling: Electric heating; Window air conditioning units; Ceiling fans
• Interior features: Refrigerator included; Laminate flooring; 7 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $450 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#260 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• 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: Betsy Layne High School (math 12% / reading 27%, grade F, #213 of 254 statewide, top 86%, 407 students, 74% FRL).
• Market conditions: 5 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 (-0.8%/yr); year-one equity from $380 of loan paydown is wiped out by about $440 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.
• At projected returns (-0.8% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 257 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 257 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.06% ✓
• Cap rate: 17.56%
• Cash-on-cash: 40.25%
• DSCR: 2.79
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.8% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.6%
• Equity multiple: 2.63×
• Total profit: $25,082
• Equity at exit: $13,803

10-year hold

• IRR: 38.9%
• Equity multiple: 5.16×
• Total profit: $63,989
• Equity at exit: $14,948

Cash invested: $15,400 (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 41615

• Home prices YoY: -0.8%
• Active inventory: 5
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,135 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $825/yr
• Insurance: −$23
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $450

Break-even live

Break-even rent $565

Max offer price $55,000

Occupancy floor 55%

Sensitivity live

Price	-10% $488	-5% $469	+0% $450	+5% $431	+10% $412
Rent	-10% $360	-5% $405	+0% $450	+5% $495	+10% $540
Rate	-1.0pp $478	-0.5pp $464	base $450	+0.5pp $436	+1.0pp $421

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $55,000 Active 257 DOM
2. 2026-06-21
   days on market $55,000 Active 256 DOM
3. 2026-06-18
   days on market $55,000 Active 254 DOM
4. 2026-06-17
   days on market $55,000 Active 253 DOM
5. 2026-06-16
   days on market $55,000 Active 252 DOM
6. 2026-06-15
   days on market $55,000 Active 251 DOM
7. 2026-06-13
   days on market $55,000 Active 249 DOM
8. 2026-06-12
   pricedays on market $55,000 Active 248 DOM
9. 2026-06-09
   days on market $59,500 Active 245 DOM
10. 2026-06-08
    days on market $59,500 Active 244 DOM
11. 2026-06-07
    days on market $59,500 Active 243 DOM
12. 2026-06-07
    days on market $59,500 Active 242 DOM
13. 2026-06-04
    days on market $59,500 Active 239 DOM
14. 2026-06-02
    days on market $59,500 Active 238 DOM
15. 2026-06-01
    days on market $59,500 Active 237 DOM
16. 2026-05-31
    days on market $59,500 Active 236 DOM
17. 2026-05-31
    days on market $59,500 Active 235 DOM
18. 2026-03-11
    price $60,000
19. 2026-02-17
    price $62,000
20. 2025-11-22
    price $63,000
21. 2025-10-23
    price $65,000
22. 2025-10-08
    listed $70,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 20 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: $13,621
• − Mortgage interest: −$3,081
• − Property taxes: −$825
• − Insurance: −$1,072
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − Depreciation: −$1,600
• Taxable income: $4,863
• Est. tax owed @ 24.0%: −$1,167
• After-tax cash flow: $4,235/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: 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 — Betsy Layne

• Score: 65/100
• State rank: #260
• US rank: #12887

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

• City population: 546
• Population (ZIP): 547

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%
• Common ancestry: Slovak 8%

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: ▼ -0.80%
• Current HPI: 106.5643
• 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

-14.3% since first listed

5 events — show timeline

• 2026-03-11 Price Changed $60,000 EKAR
• 2026-02-17 Price Changed $62,000 EKAR
• 2025-11-22 Price Changed $63,000 EKAR
• 2025-10-23 Price Changed $65,000 EKAR
• 2025-10-08 Listed $70,000 EKAR

Property tax history

+1.0%/yr

Latest (2025): $84 · -0.2% YoY. Source: county tax records.