253 High St · Upton, KY 42784

$72,900

2 bd · 1.0 ba · 780 sqft · Other public records · 62 Days on market

Built 1955 8,276 sqft lot ↓ 14% since listing

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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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Appreciation +6.0/10.0
• Livability +3.0/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Calling all first-time homebuyers - do not miss this incredible opportunity to own a home for under $75,000! It's a perfect chance to step into homeownership and make this property truly your own! Located in Upton, Kentucky, this 780 square foot home offers 1 true bedroom with a closet, along with a multipurpose room that could easily function as a second bedroom. Additionally, you'll find 1 full bath and an unfinished walk-out basement. Washer, dryer, refrigerator, and oven/range remain. Property is being sold "As-Is". Some photos include AI virtual staging to help demonstrate the home's potential. Furnishings shown are for visual representation only.

Key facts

• 8,276 sq ft lot
• Built 1955
• Listed 62 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $73k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($842 rent vs $73k).
• Recommended offer: $69k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#390 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, schools F, amenities F.
• Larue County (rural): math 26% / reading 40% proficiency, ranked #82 of 165 in KY (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 21 active listings in the ZIP; 65 units permitted in Larue County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($504 loan paydown + $1k appreciation (1.9% local appreciation)).
• Larue County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($69k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,526 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 1.15% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.47%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.7%
• Equity multiple: 1.74×
• Total profit: $15,034
• Equity at exit: $28,507

10-year hold

• IRR: 16.4%
• Equity multiple: 3.18×
• Total profit: $44,397
• Equity at exit: $40,862

Cash invested: $20,412 (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 42784

• Home prices YoY: 0.7%
• Active inventory: 21
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $842 medium
• Mortgage (P&I): −$382
• Tax est. 1.5%: −$91 /mo · $1,094/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $161

Break-even live

Break-even rent $638

Max offer price $72,900

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: $18,225
• Closing costs: $2,187
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-07
   status Pending 670-char remark

   Show marketing remark (670 chars)

   Calling all first-time homebuyers - do not miss this incredible opportunity to own a home for under $75,000! It's a perfect chance to step into homeownership and make this property truly your own! Located in Upton, Kentucky, this 780 square foot home offers 1 true bedroom with a closet, along with a multipurpose room that could easily function as a second bedroom. Additionally, you'll find 1 full bath and an unfinished walk-out basement. Washer, dryer, refrigerator, and oven/range remain. Property is being sold "As-Is". Some photos include AI virtual staging to help demonstrate the home's potential. Furnishings shown are for visual representation only.

2. 2026-04-28
   price $72,900 670-char remark

   Show marketing remark (670 chars)

   Calling all first-time homebuyers - do not miss this incredible opportunity to own a home for under $75,000! It's a perfect chance to step into homeownership and make this property truly your own! Located in Upton, Kentucky, this 780 square foot home offers 1 true bedroom with a closet, along with a multipurpose room that could easily function as a second bedroom. Additionally, you'll find 1 full bath and an unfinished walk-out basement. Washer, dryer, refrigerator, and oven/range remain. Property is being sold "As-Is". Some photos include AI virtual staging to help demonstrate the home's potential. Furnishings shown are for visual representation only.

3. 2026-04-07
   price $74,900 670-char remark

   Show marketing remark (670 chars)

   Calling all first-time homebuyers - do not miss this incredible opportunity to own a home for under $75,000! It's a perfect chance to step into homeownership and make this property truly your own! Located in Upton, Kentucky, this 780 square foot home offers 1 true bedroom with a closet, along with a multipurpose room that could easily function as a second bedroom. Additionally, you'll find 1 full bath and an unfinished walk-out basement. Washer, dryer, refrigerator, and oven/range remain. Property is being sold "As-Is". Some photos include AI virtual staging to help demonstrate the home's potential. Furnishings shown are for visual representation only.

4. 2026-03-06
   listed $84,900 Active 670-char remark

   Show marketing remark (670 chars)

   Calling all first-time homebuyers - do not miss this incredible opportunity to own a home for under $75,000! It's a perfect chance to step into homeownership and make this property truly your own! Located in Upton, Kentucky, this 780 square foot home offers 1 true bedroom with a closet, along with a multipurpose room that could easily function as a second bedroom. Additionally, you'll find 1 full bath and an unfinished walk-out basement. Washer, dryer, refrigerator, and oven/range remain. Property is being sold "As-Is". Some photos include AI virtual staging to help demonstrate the home's potential. Furnishings shown are for visual representation only.

ⓘ 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 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 21 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: $10,098
• − Mortgage interest: −$4,084
• − Property taxes: −$1,094
• − Insurance: −$364
• − Repairs & maintenance: −$808
• − Management: −$808
• − Depreciation: −$2,121
• Taxable income: $820
• Est. tax owed @ 24.0%: −$197
• After-tax cash flow: $1,735/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: Larue County
• NCES district ID: 2103180
• Math proficiency: 26% ▼ -20.00%
• Reading proficiency: 40% ▼ -19.00%
• Median HH income: $39,784
• Composite: 27.66/100
• National rank: #6918
• State rank: #82 of 165 in KY

Livability — Upton

• Score: 60/100
• State rank: #390
• US rank: #18769

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Upton, KY
• Population (ZIP): 2,948

Population outlook (Larue County) Hauer SSP2

• Today (2025): 14,441 people
• By 2030: 14,453 · +0.1%
• By 2040: 14,258 · -1.3%
• By 2050: 13,687 · -5.2%
• By 2075: 12,271 · -15.0%
• By 2100: 10,639 · -26.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 3% Italian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Larue

• 2024 margin: Solid R (+60.4) · D 19.1% · R 79.5% · Other 1.3%
• 2008→2024 swing: -24.1pp toward R · 2008: -36.3pp · 2024: -60.4pp
• All cycles: 2024: R+60.4 2020: R+57.3 2016: R+55.4 2012: R+37.8 2008: R+36.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.94%
• Current HPI: 296.9976
• 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

-14.1% since first listed

4 events — show timeline

• 2026-05-07 Pending — HKARMLS
• 2026-04-28 Price Changed $72,900 HKARMLS
• 2026-04-07 Price Changed $74,900 HKARMLS
• 2026-03-06 Listed $84,900 HKARMLS