0 Kentucky 15 · Stanton, KY 40380

$75,000

2 bd · None ba · 640 sqft · SingleFamily · 49 Days on market

Poor condition 0.68 ac lot $117/sqft · 71% below area

---

Why this score? — see what drove the C 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 +25.2/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Schools +1.8/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled in the heart of Bowen, Kentucky, often called one of the area's best-kept secret. This . 68-acre property with public water access offers endless potential and breathtaking mountain views. Whether you choose to restore the existing fixer-upper cabin or start fresh and build your dream home, the opportunity here is yours to shape. Located just minutes from the Slade exit and the world-renowned Red River Gorge, you'll enjoy both convenience and the natural beauty that draws visitors from everywhere, yet still feel tucked away in a peaceful, close-knit community. With plenty of room for a garden, outdoor living, and space to grow, this property is perfect for creating your own slice of

Key facts

• Public water access
• Fixer-upper cabin
• Outdoor living

Tags

• PUBLIC WATER ACCESS
• MOUNTAIN VIEWS
• FIXER-UPPER CABIN
• GARDEN SPACE
• OUTDOOR LIVING

Property features AI

Finance

• Other: Located in Powell County; Directions provided from downtown Stanton to KY-15 North
• HOA & community: Located in the Red River Gorge subdivision

Exterior

• Utilities: Septic tank for sewer
• Home design: Cabin; Single-story structure (640 building area)
• Construction: Log siding; Pillar/post/pier foundation
• Exterior features: Lot with a few trees; Public water supply

Interior

• Interior features: Two total rooms; No fireplace reported

What this means for you Summary

Snapshot

• This is a 2-bed/?-bath single-family listed at $75k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $168 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($869 rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 1.7% in Stanton — 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 71/100 on livability (#143 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Powell County (rural): math 14% / reading 31% proficiency, ranked #156 of 165 in KY (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Bowen Elementary School (math 12% / reading 32%, grade F, #525 of 676 statewide, top 82%, 225 students, 61% FRL); Powell County Middle School (math 14% / reading 35%, grade F, #189 of 217 statewide, top 89%, 462 students, 68% FRL); Powell County Academy (11 students, 73% FRL) — zoned schools at 67% FRL track the district average.
• Market conditions: 100 active listings in the ZIP; 5 units permitted in Powell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Powell County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.16% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.62%
• DSCR: 1.43
• GRM: 7.2

CMA / ARV

• ARV (median comp): $260,000
• List price: $75,000
• Delta: -71.15%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -1.8%
• Equity multiple: 0.93×
• Total profit: $-1,413
• Equity at exit: $11,183

10-year hold

• IRR: 7.9%
• Equity multiple: 1.60×
• Total profit: $12,636
• Equity at exit: $6,485

Cash invested: $21,000 (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 40380

• Home prices YoY: -23.2%
• Active inventory: 100
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $869 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $168

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 76%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $75,000 Active 49 DOM
2. 2026-06-17
   days on market $75,000 Active 48 DOM
3. 2026-06-16
   days on market $75,000 Active 47 DOM
4. 2026-06-15
   days on market $75,000 Active 46 DOM
5. 2026-06-14
   days on market $75,000 Active 44 DOM
6. 2026-06-13
   days on market $75,000 Active 43 DOM
7. 2026-06-10
   days on market $75,000 Active 41 DOM
8. 2026-06-09
   days on market $75,000 Active 40 DOM
9. 2026-06-08
   days on market $75,000 Active 39 DOM
10. 2026-06-07
    days on market $75,000 Active 38 DOM
11. 2026-06-03
    days on market $75,000 Active 34 DOM
12. 2026-06-02
    days on market $75,000 Active 33 DOM
13. 2026-06-01
    days on market $75,000 Active 32 DOM
14. 2026-05-31
    days on market $75,000 Active 31 DOM
15. 2026-05-31
    days on market $75,000 Active 30 DOM
16. 2026-04-30
    listed $75,000 Active 840-char remark

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $10,431
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$835
• − Management: −$835
• − Depreciation: −$2,182
• Taxable income: $879
• Est. tax owed @ 24.0%: −$211
• After-tax cash flow: $1,810/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.

Condition & rehab AI · 11 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including roof replacement, exterior siding repair, flooring replacement, interior wall repair, HVAC system replacement, and landscaping. The home's poor condition and lack of maintenance significantly impact its value.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible damage and potential leaks.
• Major exterior siding — The exterior siding is in poor condition, with visible damage and peeling paint.
• Major flooring — The flooring appears to be in poor condition, with visible damage and wear.
• Major interior walls — The interior walls appear to be in poor condition, with visible damage and peeling paint.
• Major HVAC system — The HVAC system appears to be in poor condition, with visible damage and potential leaks.

Value-add opportunities

• Resale roof replacement — A new roof will significantly improve the home's appearance and increase its resale value.
• Resale exterior siding repair and painting — A new exterior siding and paint job will improve the home's appearance and increase its resale value.
• Resale flooring replacement — New flooring will improve the home's appearance and increase its resale value.
• Resale interior wall repair and painting — New interior walls and paint job will improve the home's appearance and increase its resale value.
• Resale HVAC system replacement — A new HVAC system will improve the home's comfort and energy efficiency, increasing its resale value.
• Both landscaping and yard maintenance — A well-maintained yard and landscaping will improve the home's curb appeal and increase its resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be in poor condition, with visible damage and potential leaks.	Major	$15,000–50,000
exterior siding · The exterior siding is in poor condition, with visible damage and peeling paint.	Major	$15,000–50,000
flooring · The flooring appears to be in poor condition, with visible damage and wear.	Major	$15,000–50,000
interior walls · The interior walls appear to be in poor condition, with visible damage and peeling paint.	Major	$15,000–50,000
HVAC system · The HVAC system appears to be in poor condition, with visible damage and potential leaks.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale roof replacement — A new roof will significantly improve the home's appearance and increase its resale value. ↑
• Resale exterior siding repair and painting — A new exterior siding and paint job will improve the home's appearance and increase its resale value. ↑
• Resale flooring replacement — New flooring will improve the home's appearance and increase its resale value. ↑
• Resale interior wall repair and painting — New interior walls and paint job will improve the home's appearance and increase its resale value. ↑
• Resale HVAC system replacement — A new HVAC system will improve the home's comfort and energy efficiency, increasing its resale value. ↑
• Both landscaping and yard maintenance — A well-maintained yard and landscaping will improve the home's curb appeal and increase its resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Powell County
• NCES district ID: 2104890
• Math proficiency: 14% ▼ -25.00%
• Reading proficiency: 31% ▼ -19.00%
• Median HH income: $31,309
• Composite: 18.13/100
• National rank: #8967
• State rank: #156 of 165 in KY

Livability — Stanton

• Score: 71/100
• State rank: #143
• US rank: #6791

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,943

Population outlook (Powell County) Hauer SSP2

• Today (2025): 11,535 people
• By 2030: 11,076 · -4.0%
• By 2040: 10,174 · -11.8%
• By 2050: 9,307 · -19.3%
• By 2075: 7,369 · -36.1%
• By 2100: 5,806 · -49.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Black 3%
• Common ancestry: Serbian 4% Lithuanian 3% Ukrainian 2%
• Foreign-born: 2%

Political lean MEDSL · Powell

• 2024 margin: Solid R (+54.4) · D 21.9% · R 76.3% · Other 1.8%
• 2008→2024 swing: -38.9pp toward R · 2008: -15.5pp · 2024: -54.4pp
• All cycles: 2024: R+54.4 2020: R+48.6 2016: R+45.2 2012: R+24.9 2008: R+15.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.93%
• Current HPI: 227.5937
• 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

1 event — show timeline

• 2026-04-30 Listed $75,000 ImagineMLS