2858 Hillspring Rd · Pleasureville, KY 40057

$84,900

4 bd · 2.0 ba · 1,928 sqft · Other public records · 100 Days on market

0.43 ac lot

---

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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Four bedrooms, two full bath, fireplace and fenced yard are some of what you will find here. There are enhancements needed to get this home move in ready. Take a look today, see what you can accomplish here. REO Property. Property Sold AS-IS W/O Repair, Warranty or Seller Disclosure. The Listing Broker & Seller assume no responsibility & make no guarantees, warranties or representations as to the availability or accuracy of information contained herein. Effective tax rate has not been verified; please contact the local county tax authority for accurate tax rate.

Key facts

• 0.43 acre lot
• Parking
• Listed 100 days

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: Driveway parking
• Utilities: Electricity connected
• Home design: Single family residence; Two-story home
• Construction: Vinyl siding; Shingle roof; Year built not specified
• Exterior features: Level lot

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Three bedrooms total; Primary bedroom on the first floor; Two additional bedrooms on the second floor
• Bathrooms: Two full bathrooms
• Heating & cooling: Electric heating
• Interior features: Six total rooms; Basement: none; First-floor laundry
• Laundry & utility: Laundry located on the first floor

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $85k.

Deal economics

• At list price, monthly cash flow is $565 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $77k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#379 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Henry County (rural): math 30% / reading 38% proficiency, ranked #68 of 165 in KY (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Eastern Elementary School (math 42% / reading 52%, grade D-, #119 of 676 statewide, top 19%, 173 students, 53% FRL); Henry County Middle School (math 26% / reading 38%, grade F, #121 of 217 statewide, top 57%, 454 students, 55% FRL); Henry County High School (math 32% / reading 37%, grade F, #76 of 254 statewide, top 34%, 620 students, 47% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: 29 active listings in the ZIP; 65 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($587 loan paydown + $8k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $44k; list at $85k implies a 92% gain — meaningful room to come down on a strong offer.

Recommended offer $77,259 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 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: 1.75% ✓
• Cap rate: 14.29%
• Cash-on-cash: 28.54%
• DSCR: 2.27
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.9%
• Equity multiple: 4.46×
• Total profit: $82,288
• Equity at exit: $76,485

10-year hold

• IRR: 39.9%
• Equity multiple: 10.01×
• Total profit: $214,071
• Equity at exit: $164,942

Cash invested: $23,772 (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 40057

• Home prices YoY: 9.8%
• Active inventory: 29
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,484 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$126 /mo · $1,511/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $565

Break-even live

Break-even rent $768

Max offer price $84,900

Occupancy floor 57%

Sensitivity live

Price	-10% $614	-5% $589	+0% $565	+5% $541	+10% $517
Rent	-10% $448	-5% $507	+0% $565	+5% $624	+10% $683
Rate	-1.0pp $608	-0.5pp $587	base $565	+0.5pp $543	+1.0pp $521

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-22
   days on market $84,900 Active 100 DOM
2. 2026-06-21
   days on market $84,900 Active 99 DOM
3. 2026-06-19
   days on market $84,900 Active 97 DOM
4. 2026-06-18
   days on market $84,900 Active 96 DOM
5. 2026-06-17
   days on market $84,900 Active 95 DOM
6. 2026-06-16
   days on market $84,900 Active 94 DOM
7. 2026-06-15
   days on market $84,900 Active 93 DOM
8. 2026-06-14
   days on market $84,900 Active 91 DOM
9. 2026-06-12
   days on market $84,900 Active 90 DOM
10. 2026-06-09
    days on market $84,900 Active 87 DOM
11. 2026-06-08
    days on market $84,900 Active 86 DOM
12. 2026-06-07
    days on market $84,900 Active 85 DOM
13. 2026-06-02
    days on market $84,900 Active 80 DOM
14. 2026-06-01
    days on market $84,900 Active 79 DOM
15. 2026-05-31
    days on market $84,900 Active 78 DOM
16. 2026-05-30
    days on market $84,900 Active 77 DOM
17. 2026-05-19
    price $84,900
18. 2026-04-10
    status Active
19. 2026-04-02
    historical Active Under Contract
20. 2026-04-01
    status Active
21. 2026-03-22
    status Pending
22. 2026-03-07
    historical Active Under Contract
23. 2026-03-04
    listed $89,900 Active
24. 2017-08-28
    soldstatus $44,189 576-char remark

    Show marketing remark (576 chars)

    Four bedrooms, two full bath, fireplace and fenced yard are some of what you will find here. There are enhancements needed to get this home move in ready. Take a look today, see what you can accomplish here. REO Property. Property Sold AS-IS W/O Repair, Warranty or Seller Disclosure. The Listing Broker & Seller assume no responsibility & make no guarantees, warranties or representations as to the availability or accuracy of information contained herein. Effective tax rate has not been verified; please contact the local county tax authority for accurate tax rate.

25. 2016-12-20
    listed $60,700 576-char remark

    Show marketing remark (576 chars)

    Four bedrooms, two full bath, fireplace and fenced yard are some of what you will find here. There are enhancements needed to get this home move in ready. Take a look today, see what you can accomplish here. REO Property. Property Sold AS-IS W/O Repair, Warranty or Seller Disclosure. The Listing Broker & Seller assume no responsibility & make no guarantees, warranties or representations as to the availability or accuracy of information contained herein. Effective tax rate has not been verified; please contact the local county tax authority for accurate tax rate.

26. 1995-08-01
    soldstatus $45,000

ⓘ 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: $1,511 · $126/mo
• Projected year-2 tax: $1,511 · $126/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 4/10 Moderate 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,802
• − Mortgage interest: −$4,756
• − Property taxes: −$1,511
• − Insurance: −$424
• − Repairs & maintenance: −$1,424
• − Management: −$1,424
• − Depreciation: −$2,470
• Taxable income: $5,793
• Est. tax owed @ 24.0%: −$1,390
• After-tax cash flow: $5,395/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: Henry County
• NCES district ID: 2102760
• Math proficiency: 30% ▼ -12.00%
• Reading proficiency: 38% ▼ -9.00%
• Median HH income: $47,899
• Composite: 29.29/100
• National rank: #6557
• State rank: #68 of 165 in KY

Livability — Pleasureville

• Score: 61/100
• State rank: #379
• US rank: #18051

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pleasureville, KY
• Population (ZIP): 4,275

Population outlook (Henry County) Hauer SSP2

• Today (2025): 16,009 people
• By 2030: 16,127 · +0.7%
• By 2040: 16,109 · +0.6%
• By 2050: 15,749 · -1.6%
• By 2075: 14,586 · -8.9%
• By 2100: 12,181 · -23.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 1% Black 1%
• Common ancestry: Romanian 5% Iranian 5% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Henry

• 2024 margin: Solid R (+52.5) · D 23.0% · R 75.5% · Other 1.5%
• 2008→2024 swing: -32.9pp toward R · 2008: -19.6pp · 2024: -52.5pp
• All cycles: 2024: R+52.5 2020: R+45.6 2016: R+43.6 2012: R+21.4 2008: R+19.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 23.98%
• Current HPI: 268.6994
• 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

+88.7% since first listed

10 events — show timeline

• 2026-05-19 Price Changed $84,900 Metro Search MLS
• 2026-04-10 Relisted — Metro Search MLS
• 2026-04-02 Contingent — Metro Search MLS
• 2026-04-01 Relisted — Metro Search MLS
• 2026-03-22 Pending — Metro Search MLS
• 2026-03-07 Contingent — Metro Search MLS
• 2026-03-04 Listed $89,900 Metro Search MLS
• 2017-08-28 Sold (MLS) $44,189 ImagineMLS
• 2016-12-20 Listed $60,700 ImagineMLS
• 1995-08-01 Sold (Public Records) $45,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $1,511 · +0.9% YoY. Source: county tax records.