5032 Main St · Mays Lick, KY 41055

$45,000

2 bd · 1.0 ba · 1,260 sqft · SingleFamily public records · 301 Days on market

Built 1950 2.30 ac lot ↓ 30% 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Opportunity knocks! This 4 Bedroom, 1 bathroom home in Mays Lick is perfect for investors, flippers, or buyers looking to bring their vision to life. Sitting on a 100x300sft lot, this property offers a 1 1/2-story layout with tons of potential, but does need TLC and repairs to shine once again. With a desirable location, off street parking, and a good school district, this home is a fantastic investment for those willing to put in the work. Whether you're looking for a fix-and-flip, rental property, or a personal renovation project, this is a rare opportunity to add significant value. Property is being sold AS-IS. Cash or renovation loans preferred. Don't miss out—schedule a showing today!

Key facts

• 2 story layout
• 100x300sft lot
• Off street parking

Tags

• 2 STORY LAYOUT
• OFF STREET PARKING
• GOOD SCHOOL DISTRICT
• 100X300SFT LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($675 rent vs $45k).
• Recommended offer: $40k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#190 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools F, amenities F, commute F.
• Mason County (town): math 25% / reading 39% proficiency, ranked #92 of 165 in KY (top 56%) — 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; 30 units permitted in Mason County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($311 loan paydown + $4k appreciation (10.0% local appreciation)).
• Mason County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 301 days — a 12% lower offer ($40k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $20k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $39,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 301 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 1.50% ✓
• Cap rate: 12.20%
• Cash-on-cash: 21.09%
• DSCR: 1.94
• GRM: 5.6

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: 40.1%
• Equity multiple: 4.07×
• Total profit: $38,624
• Equity at exit: $40,540

10-year hold

• IRR: 34.5%
• Equity multiple: 9.15×
• Total profit: $102,670
• Equity at exit: $87,425

Cash invested: $12,600 (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 41055

• Home prices YoY: 22.3%
• Active inventory: 8
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $675 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$57 /mo · $685/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$142
• Net cashflow: $221

Break-even live

Break-even rent $395

Max offer price $45,000

Occupancy floor 62%

Sensitivity live

Price	-10% $247	-5% $234	+0% $221	+5% $209	+10% $196
Rent	-10% $168	-5% $195	+0% $221	+5% $248	+10% $275
Rate	-1.0pp $244	-0.5pp $233	base $221	+0.5pp $210	+1.0pp $198

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5016 Main St Unit 3 Mayslick, KY	2.0	1.0	1000	$675	$0.68	15d	1	0.18mi

Listing history 29 events

1. 2026-06-21
   days on market $45,000 Active 301 DOM
2. 2026-06-18
   days on market $45,000 Active 299 DOM
3. 2026-06-17
   days on market $45,000 Active 298 DOM
4. 2026-06-16
   days on market $45,000 Active 297 DOM
5. 2026-06-15
   days on market $45,000 Active 296 DOM
6. 2026-06-13
   days on market $45,000 Active 294 DOM
7. 2026-06-12
   days on market $45,000 Active 293 DOM
8. 2026-06-09
   days on market $45,000 Active 290 DOM
9. 2026-06-08
   days on market $45,000 Active 289 DOM
10. 2026-06-07
    days on market $45,000 Active 288 DOM
11. 2026-06-07
    days on market $45,000 Active 287 DOM
12. 2026-06-04
    days on market $45,000 Active 284 DOM
13. 2026-06-03
    price $45,000 Active 283 DOM
14. 2026-06-02
    days on market $48,000 Active 283 DOM
15. 2026-06-01
    days on market $48,000 Active 282 DOM
16. 2026-05-31
    days on market $48,000 Active 281 DOM
17. 2026-05-31
    days on market $48,000 Active 280 DOM
18. 2026-04-22
    price $48,000 718-char remark

    Show marketing remark (718 chars)

    Opportunity knocks! This 4 Bedroom, 1 bathroom home in Mays Lick is perfect for investors, flippers, or buyers looking to bring their vision to life. Sitting on a 100x300sft lot, this property offers a 1 1/2-story layout with tons of potential, but does need TLC and repairs to shine once again. With a desirable location, off street parking, and a good school district, this home is a fantastic investment for those willing to put in the work. Whether you're looking for a fix-and-flip, rental property, or a personal renovation project, this is a rare opportunity to add significant value. Property is being sold AS-IS. Cash or renovation loans preferred. Don't miss out—schedule a showing today!

19. 2026-02-18
    price $51,500 718-char remark

    Show marketing remark (718 chars)

    Opportunity knocks! This 4 Bedroom, 1 bathroom home in Mays Lick is perfect for investors, flippers, or buyers looking to bring their vision to life. Sitting on a 100x300sft lot, this property offers a 1 1/2-story layout with tons of potential, but does need TLC and repairs to shine once again. With a desirable location, off street parking, and a good school district, this home is a fantastic investment for those willing to put in the work. Whether you're looking for a fix-and-flip, rental property, or a personal renovation project, this is a rare opportunity to add significant value. Property is being sold AS-IS. Cash or renovation loans preferred. Don't miss out—schedule a showing today!

20. 2025-12-30
    status Active 718-char remark

    Show marketing remark (718 chars)

    Opportunity knocks! This 4 Bedroom, 1 bathroom home in Mays Lick is perfect for investors, flippers, or buyers looking to bring their vision to life. Sitting on a 100x300sft lot, this property offers a 1 1/2-story layout with tons of potential, but does need TLC and repairs to shine once again. With a desirable location, off street parking, and a good school district, this home is a fantastic investment for those willing to put in the work. Whether you're looking for a fix-and-flip, rental property, or a personal renovation project, this is a rare opportunity to add significant value. Property is being sold AS-IS. Cash or renovation loans preferred. Don't miss out—schedule a showing today!

21. 2025-10-21
    price $58,050 718-char remark

    Show marketing remark (718 chars)

    Opportunity knocks! This 4 Bedroom, 1 bathroom home in Mays Lick is perfect for investors, flippers, or buyers looking to bring their vision to life. Sitting on a 100x300sft lot, this property offers a 1 1/2-story layout with tons of potential, but does need TLC and repairs to shine once again. With a desirable location, off street parking, and a good school district, this home is a fantastic investment for those willing to put in the work. Whether you're looking for a fix-and-flip, rental property, or a personal renovation project, this is a rare opportunity to add significant value. Property is being sold AS-IS. Cash or renovation loans preferred. Don't miss out—schedule a showing today!

22. 2025-09-25
    status Active 718-char remark

    Show marketing remark (718 chars)

    Opportunity knocks! This 4 Bedroom, 1 bathroom home in Mays Lick is perfect for investors, flippers, or buyers looking to bring their vision to life. Sitting on a 100x300sft lot, this property offers a 1 1/2-story layout with tons of potential, but does need TLC and repairs to shine once again. With a desirable location, off street parking, and a good school district, this home is a fantastic investment for those willing to put in the work. Whether you're looking for a fix-and-flip, rental property, or a personal renovation project, this is a rare opportunity to add significant value. Property is being sold AS-IS. Cash or renovation loans preferred. Don't miss out—schedule a showing today!

23. 2025-08-06
    status Pending 718-char remark

    Show marketing remark (718 chars)

    Opportunity knocks! This 4 Bedroom, 1 bathroom home in Mays Lick is perfect for investors, flippers, or buyers looking to bring their vision to life. Sitting on a 100x300sft lot, this property offers a 1 1/2-story layout with tons of potential, but does need TLC and repairs to shine once again. With a desirable location, off street parking, and a good school district, this home is a fantastic investment for those willing to put in the work. Whether you're looking for a fix-and-flip, rental property, or a personal renovation project, this is a rare opportunity to add significant value. Property is being sold AS-IS. Cash or renovation loans preferred. Don't miss out—schedule a showing today!

24. 2025-08-06
    historical 718-char remark

    Show marketing remark (718 chars)

    Opportunity knocks! This 4 Bedroom, 1 bathroom home in Mays Lick is perfect for investors, flippers, or buyers looking to bring their vision to life. Sitting on a 100x300sft lot, this property offers a 1 1/2-story layout with tons of potential, but does need TLC and repairs to shine once again. With a desirable location, off street parking, and a good school district, this home is a fantastic investment for those willing to put in the work. Whether you're looking for a fix-and-flip, rental property, or a personal renovation project, this is a rare opportunity to add significant value. Property is being sold AS-IS. Cash or renovation loans preferred. Don't miss out—schedule a showing today!

25. 2025-08-04
    status Active 718-char remark

    Show marketing remark (718 chars)

    Opportunity knocks! This 4 Bedroom, 1 bathroom home in Mays Lick is perfect for investors, flippers, or buyers looking to bring their vision to life. Sitting on a 100x300sft lot, this property offers a 1 1/2-story layout with tons of potential, but does need TLC and repairs to shine once again. With a desirable location, off street parking, and a good school district, this home is a fantastic investment for those willing to put in the work. Whether you're looking for a fix-and-flip, rental property, or a personal renovation project, this is a rare opportunity to add significant value. Property is being sold AS-IS. Cash or renovation loans preferred. Don't miss out—schedule a showing today!

26. 2025-08-04
    price $61,275 718-char remark

    Show marketing remark (718 chars)

    Opportunity knocks! This 4 Bedroom, 1 bathroom home in Mays Lick is perfect for investors, flippers, or buyers looking to bring their vision to life. Sitting on a 100x300sft lot, this property offers a 1 1/2-story layout with tons of potential, but does need TLC and repairs to shine once again. With a desirable location, off street parking, and a good school district, this home is a fantastic investment for those willing to put in the work. Whether you're looking for a fix-and-flip, rental property, or a personal renovation project, this is a rare opportunity to add significant value. Property is being sold AS-IS. Cash or renovation loans preferred. Don't miss out—schedule a showing today!

27. 2025-07-31
    historical 718-char remark

    Show marketing remark (718 chars)

    Opportunity knocks! This 4 Bedroom, 1 bathroom home in Mays Lick is perfect for investors, flippers, or buyers looking to bring their vision to life. Sitting on a 100x300sft lot, this property offers a 1 1/2-story layout with tons of potential, but does need TLC and repairs to shine once again. With a desirable location, off street parking, and a good school district, this home is a fantastic investment for those willing to put in the work. Whether you're looking for a fix-and-flip, rental property, or a personal renovation project, this is a rare opportunity to add significant value. Property is being sold AS-IS. Cash or renovation loans preferred. Don't miss out—schedule a showing today!

28. 2025-03-20
    listed $64,500 Active 718-char remark

    Show marketing remark (718 chars)

    Opportunity knocks! This 4 Bedroom, 1 bathroom home in Mays Lick is perfect for investors, flippers, or buyers looking to bring their vision to life. Sitting on a 100x300sft lot, this property offers a 1 1/2-story layout with tons of potential, but does need TLC and repairs to shine once again. With a desirable location, off street parking, and a good school district, this home is a fantastic investment for those willing to put in the work. Whether you're looking for a fix-and-flip, rental property, or a personal renovation project, this is a rare opportunity to add significant value. Property is being sold AS-IS. Cash or renovation loans preferred. Don't miss out—schedule a showing today!

29. 1999-06-01
    soldstatus $69,000

ⓘ 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: $685 · $57/mo
• Projected year-2 tax: $685 · $57/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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $8,100
• − Mortgage interest: −$2,521
• − Property taxes: −$685
• − Insurance: −$225
• − Repairs & maintenance: −$648
• − Management: −$648
• − Depreciation: −$1,309
• Taxable income: $2,065
• Est. tax owed @ 24.0%: −$496
• After-tax cash flow: $2,162/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: Mason County
• NCES district ID: 2103870
• Math proficiency: 25% ▼ -18.00%
• Reading proficiency: 39% ▼ -12.00%
• Median HH income: $39,917
• Composite: 26.84/100
• National rank: #7109
• State rank: #92 of 165 in KY

Livability — Mays Lick

• Score: 68/100
• State rank: #190
• US rank: #9546

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mays Lick, KY
• Population (ZIP): 1,611

Population outlook (Mason County) Hauer SSP2

• Today (2025): 16,224 people
• By 2030: 15,618 · -3.7%
• By 2040: 14,261 · -12.1%
• By 2050: 12,858 · -20.7%
• By 2075: 9,913 · -38.9%
• By 2100: 7,142 · -56.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 3%
• Common ancestry: Polish 6% Serbian 2% German 2%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · German/W. Germanic 4%

Political lean MEDSL · Mason

• 2024 margin: Solid R (+43.7) · D 27.5% · R 71.2% · Other 1.4%
• 2008→2024 swing: -26.7pp toward R · 2008: -17.0pp · 2024: -43.7pp
• All cycles: 2024: R+43.7 2020: R+39.1 2016: R+41.2 2012: R+23.3 2008: R+17.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 25.45%
• Current HPI: 139.64
• 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

-30.4% since first listed

12 events — show timeline

• 2026-04-22 Price Changed $48,000 NKMLS
• 2026-02-18 Price Changed $51,500 NKMLS
• 2025-12-30 Relisted — NKMLS
• 2025-10-21 Price Changed $58,050 NKMLS
• 2025-09-25 Relisted — NKMLS
• 2025-08-06 Pending — NKMLS
• 2025-08-06 Listing Removed — NKMLS
• 2025-08-04 Relisted — NKMLS
• 2025-08-04 Price Changed $61,275 NKMLS
• 2025-07-31 Listing Removed — NKMLS
• 2025-03-20 Listed $64,500 NKMLS
• 1999-06-01 Sold (Public Records) $69,000 Public Records

Property tax history

-1.0%/yr

Latest (2025): $685 · -6.4% YoY. Source: county tax records.