1466 Carter Church Rd · Scottsville, KY 42120

$110,000

3 bd · 1.5 ba · 1,316 sqft · SingleFamily public records · 167 Days on market

Built 2021 0.75 ac lot $84/sqft · 57% below area

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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 +22.6/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +5.9/10.0
• Appreciation +4.3/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Home is unfinished. The agent has not been to property and is scheduled to soon for more pictures and info

Key facts

• 0.75 acre lot
• 2 garage spots
• Built 2021

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $188 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 2.1% in Scottsville — 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 63/100 on livability (#329 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: schools F, amenities F, commute F.
• Allen County (rural): math 29% / reading 37% proficiency, ranked #85 of 165 in KY (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 9 units permitted in Allen County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.4%/yr); year-one equity from $761 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Allen County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-1.4% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 167 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $28k; list at $110k implies a 293% gain — meaningful room to come down on a strong offer.

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 $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 167 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.09% ✓
• Cap rate: 8.34%
• Cash-on-cash: 7.32%
• DSCR: 1.33
• GRM: 7.6

CMA / ARV

• ARV (median comp): $288,981
• List price: $110,000
• Delta: -61.94%
• Verdict: UNDERPRICED
• Comps: 5 within 2.0 mi

Projected returns pro-forma

-1.44% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.2%
• Equity multiple: 1.05×
• Total profit: $1,535
• Equity at exit: $24,252

10-year hold

• IRR: 8.3%
• Equity multiple: 1.77×
• Total profit: $23,588
• Equity at exit: $23,555

Cash invested: $30,800 (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 42120

• Home prices YoY: -0.8%
• Active inventory: 8
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $188

Break-even live

Break-even rent $962

Max offer price $110,000

Occupancy floor 79%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
49 Christmas Ln Adolphus, KY	3.0	1.5	980	$1,200	$1.22	23d	1	0.22mi

Listing history 11 events

1. 2026-06-08
   days on market $110,000 Active 167 DOM
2. 2026-06-07
   days on market $110,000 Active 166 DOM
3. 2026-06-05
   days on market $110,000 Active 163 DOM
4. 2026-06-02
   days on market $110,000 Active 161 DOM
5. 2026-06-01
   days on market $110,000 Active 160 DOM
6. 2026-05-31
   days on market $110,000 Active 159 DOM
7. 2026-05-30
   days on market $110,000 Active 158 DOM
8. 2026-01-27
   price $110,000 106-char remark

   Show marketing remark (106 chars)

   Home is unfinished. The agent has not been to property and is scheduled to soon for more pictures and info

9. 2025-12-23
   listed $200,000 Active 106-char remark

   Show marketing remark (106 chars)

   Home is unfinished. The agent has not been to property and is scheduled to soon for more pictures and info

10. 2007-09-14
    soldstatus $28,000
11. 1996-07-01
    soldstatus $10,000

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,400
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$3,200
• Taxable income: $534
• Est. tax owed @ 24.0%: −$128
• After-tax cash flow: $2,126/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: Allen County
• NCES district ID: 2100070
• Math proficiency: 29% ▼ -18.00%
• Reading proficiency: 37% ▼ -19.00%
• Median HH income: $38,248
• Composite: 27.54/100
• National rank: #6946
• State rank: #85 of 165 in KY

Livability — Scottsville

• Score: 63/100
• State rank: #329
• US rank: #15741

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,595

Population outlook (Allen County) Hauer SSP2

• Today (2025): 21,553 people
• By 2030: 21,947 · +1.8%
• By 2040: 22,574 · +4.7%
• By 2050: 22,739 · +5.5%
• By 2075: 22,607 · +4.9%
• By 2100: 20,793 · -3.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 6% Italian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · German/W. Germanic 3% Spanish 1%

Political lean MEDSL · Allen

• 2024 margin: Solid R (+67.1) · D 16.0% · R 83.1%
• 2008→2024 swing: -23.3pp toward R · 2008: -43.8pp · 2024: -67.1pp
• All cycles: 2024: R+67.1 2020: R+63.5 2016: R+63.3 2012: R+47.5 2008: R+43.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.44%
• Current HPI: 173.6811
• 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

+1000.0% since first listed

4 events — show timeline

• 2026-01-27 Price Changed $110,000 RASKMLS
• 2025-12-23 Listed $200,000 RASKMLS
• 2007-09-14 Sold (Public Records) $28,000 Public Records
• 1996-07-01 Sold (Public Records) $10,000 Public Records