2015 Old Main St · Maysville, KY 41056

$77,500

4 bd · 2.0 ba · 3,520 sqft · Other · 2 Days on market

10,759 sqft lot ↓ 50% 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
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.5/10.0

Listing remarks

Rare Opportunity in the Heart of Historic Old Washington! Bring your vision and unlock the incredible potential of this one-of-a-kind, mixed-use property located in one of Kentucky's most charming and visited historic districts. Surrounded by gift shops, local attractions, and the timeless appeal of Old Washington's town square, this property offers endless possibilities for an entrepreneur, investor, or creative dreamer. The front portion is thoughtfully designed for residential living or short-term rental use featuring, among other things, an updated bathroom, light-filled bedrooms, and unique touches such as an outdoor shower tucked among beautiful bamboo trees. Positioned away from the

Key facts

• Hardwood flooring
• Outdoor shower
• Historic district

Tags

• HISTORIC DISTRICT
• UPDATED BATHROOM
• OUTDOOR SHOWER
• HARDWOOD FLOORING
• MULTIPLE SIDE ENTRANCES

Property features AI

Exterior

• Parking: Other parking type
• Utilities: Public water; Public sewer
• Home design: House with one and a half levels; Downtown subdivision location; Property faces unspecified direction
• Construction: Vinyl siding and wood siding exterior; Block foundation; Metal roof; Built with other/unspecified structural elements
• Exterior features: Partial wood fencing; Many trees on the lot; Other outbuildings/structures

Interior

• Bedrooms: 11 total rooms (includes bedrooms and other living spaces)
• Flooring: Concrete flooring; Hardwood flooring; Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Fireplace; Crawl space basement
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $78k.

Deal economics

• At list price, monthly cash flow is $622 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Cap rate 15.9% vs local median 4.0% in Maysville — 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 (#325 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, 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.
• Zoned schools: Mason County Intermediate School (math 27% / reading 33%, grade F, #388 of 676 statewide, top 58%, 540 students, 68% FRL); Mason County Middle School (math 24% / reading 43%, grade F, #105 of 217 statewide, top 51%, 585 students, 66% FRL); Mason County High School (math 22% / reading 42%, grade F, #97 of 254 statewide, top 46%, 841 students, 57% FRL).
• Market conditions: 35 active listings in the ZIP; 30 units permitted in Mason County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $536 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Mason County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $77,500

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.76% ✓
• Cap rate: 15.92%
• Cash-on-cash: 34.37%
• DSCR: 2.53
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 29.8%
• Equity multiple: 2.24×
• Total profit: $26,998
• Equity at exit: $11,556

10-year hold

• IRR: 37.1%
• Equity multiple: 4.43×
• Total profit: $74,369
• Equity at exit: $6,701

Cash invested: $21,700 (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 41056

• Home prices YoY: -4.1%
• Active inventory: 35
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,366 medium
• Mortgage (P&I): −$406
• Tax from tax record: −$19 /mo · $229/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $622

Break-even live

Break-even rent $579

Max offer price $77,500

Occupancy floor 50%

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: $19,375
• Closing costs: $2,325
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-18
   days on market $77,500 Active 2 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $77,500 Active 1 DOM

ⓘ 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: $229 · $19/mo
• Projected year-2 tax: $666 · $56/mo
• Expected delta: +$438/yr (+$36/mo · 191.5%)

ⓘ 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 ≥101°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,394
• − Mortgage interest: −$4,341
• − Property taxes: −$229
• − Insurance: −$388
• − Repairs & maintenance: −$1,312
• − Management: −$1,312
• − Depreciation: −$2,255
• Taxable income: $6,559
• Est. tax owed @ 24.0%: −$1,574
• After-tax cash flow: $5,884/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 — Maysville

• Score: 63/100
• State rank: #325
• US rank: #15583

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maysville, KY
• County: Mason · 13,978 people
• Population (ZIP): 13,978
• Household income: $49,549
• Rent vs Own: 35.4% rent · 64.6% own
• Severe rent burden: 6.0

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 (85%)
• Race & ethnicity: White 85% Black 7% Two or more races 5% Hispanic / Latino 2% Native American 1%
• Common ancestry: Slovak 2% Serbian 1% Polish 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1%

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: ▼ -8.98%
• Current HPI: 209.1455
• 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

-50.0% since first listed

12 events — show timeline

• 2026-06-16 Listed $77,500 ImagineMLS
• 2024-02-09 Listing Removed — ImagineMLS
• 2023-12-21 Price Changed $149,900 ImagineMLS
• 2023-11-16 Price Changed $154,900 ImagineMLS
• 2023-11-01 Listed $159,000 ImagineMLS
• 2023-02-14 Listing Removed — ImagineMLS
• 2022-09-12 Price Changed $169,900 ImagineMLS
• 2022-02-15 Relisted — ImagineMLS
• 2021-12-17 Listing Removed — ImagineMLS
• 2021-12-17 Price Changed $174,900 ImagineMLS
• 2021-11-29 Price Changed $167,400 ImagineMLS
• 2021-10-11 Listed $154,900 ImagineMLS

Property tax history

-4.2%/yr

Latest (2025): $229 · -0.7% YoY. Source: county tax records.