2070 Squiresville Rd · Gratz, KY 40359

$48,000

2 bd · 2.0 ba · 1,120 sqft · Other public records · 11 Days on market

Built 1993 0.97 ac lot

---

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 +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Home in the Country - 3 bedrooms, 2 full baths, eat-in kitchen, large rear deck, attached storage shed on almost 1 acre level lot, includes appliances.

Key facts

• Eat-in kitchen
• Large rear deck
• 0.97 acre lot

Tags

• EAT-IN KITCHEN
• LARGE REAR DECK
• ATTACHED STORAGE SHED
• ALMOST 1 ACRE LEVEL LOT

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Septic tank sewer; Propane service
• Home design: Single-family residence (manufactured double wide); One level; Built in 1993
• Construction: Vinyl siding; Block foundation and mobile home base
• Exterior features: Deck; Cleared, level lot; Paved road frontage on a state road; Has view; Double hung windows; Shingle roof

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Primary bedroom; Bedroom 2 (needs floor covering); Bedroom 3 (needs floor covering)
• Flooring: Living room needs floor covering; Bedroom 2 needs floor covering; Bedroom 3 needs floor covering
• Bathrooms: 2 full bathrooms; Primary bath; Bathroom 2
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Eat-in kitchen; Deck (exterior porch/patio access noted in interior grouping as well)
• Laundry & utility: Washer hookup; Electric dryer hookup (main level)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $48k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($901 rent vs $48k).

Location & tenants

• Location reads 64/100 on livability (#281 in KY) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Owen County (rural): math 24% / reading 32% proficiency, ranked #120 of 165 in KY (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Owen County Elementary/Primary School (math 27% / reading 35%, grade F, #378 of 676 statewide, top 57%, 690 students, 62% FRL); Maurice Bowling Middle School (math 22% / reading 33%, grade F, #168 of 217 statewide, top 78%, 484 students, 62% FRL); Owen County High School (math 27% / reading 27%, grade F, #158 of 254 statewide, top 68%, 558 students, 53% FRL).
• Market conditions: 100 active listings in the ZIP; 18 units permitted in Owen County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($332 loan paydown + $5k appreciation (10.0% local appreciation)).
• Owen County population projected at -14% 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 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 15y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price.

Recommended offer $48,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.88% ✓
• Cap rate: 13.70%
• Cash-on-cash: 26.47%
• DSCR: 2.18
• GRM: 4.4

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: 44.3%
• Equity multiple: 4.35×
• Total profit: $45,090
• Equity at exit: $43,242

10-year hold

• IRR: 38.4%
• Equity multiple: 9.78×
• Total profit: $118,064
• Equity at exit: $93,253

Cash invested: $13,440 (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 40359

• Home prices YoY: 8.3%
• Active inventory: 100
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $901 medium
• Mortgage (P&I): −$252
• Tax from tax record: −$144 /mo · $1,727/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $296

Break-even live

Break-even rent $526

Max offer price $48,000

Occupancy floor 62%

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: $12,000
• Closing costs: $1,440
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-05-31
   status $48,000 Pending 11 DOM
2. 2026-05-30
   days on market $48,000 Active 11 DOM
3. 2026-05-19
   listed $48,000 Active
4. 2025-07-17
   historical
5. 2025-06-20
   status Pending
6. 2025-06-09
   listed $70,000 Active
7. 2023-01-31
   soldstatus $143,000 Sold 151-char remark

   Show marketing remark (151 chars)

   Home in the Country - 3 bedrooms, 2 full baths, eat-in kitchen, large rear deck, attached storage shed on almost 1 acre level lot, includes appliances.

8. 2022-12-29
   status Pending 151-char remark

   Show marketing remark (151 chars)

   Home in the Country - 3 bedrooms, 2 full baths, eat-in kitchen, large rear deck, attached storage shed on almost 1 acre level lot, includes appliances.

9. 2022-12-26
   status Active 151-char remark

   Show marketing remark (151 chars)

   Home in the Country - 3 bedrooms, 2 full baths, eat-in kitchen, large rear deck, attached storage shed on almost 1 acre level lot, includes appliances.

10. 2022-12-05
    status Pending 151-char remark

    Show marketing remark (151 chars)

    Home in the Country - 3 bedrooms, 2 full baths, eat-in kitchen, large rear deck, attached storage shed on almost 1 acre level lot, includes appliances.

11. 2022-11-11
    status Active 151-char remark

    Show marketing remark (151 chars)

    Home in the Country - 3 bedrooms, 2 full baths, eat-in kitchen, large rear deck, attached storage shed on almost 1 acre level lot, includes appliances.

12. 2022-10-31
    status Pending 151-char remark

    Show marketing remark (151 chars)

    Home in the Country - 3 bedrooms, 2 full baths, eat-in kitchen, large rear deck, attached storage shed on almost 1 acre level lot, includes appliances.

13. 2022-10-24
    listed $139,900 Active 151-char remark

    Show marketing remark (151 chars)

    Home in the Country - 3 bedrooms, 2 full baths, eat-in kitchen, large rear deck, attached storage shed on almost 1 acre level lot, includes appliances.

14. 2012-01-05
    soldstatus $10,600
15. 2011-12-29
    soldstatus $10,600
16. 2011-04-22
    listed $10,000

ⓘ 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: $1,727 · $144/mo
• Projected year-2 tax: $1,727 · $144/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 ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,817
• − Mortgage interest: −$2,689
• − Property taxes: −$1,727
• − Insurance: −$240
• − Repairs & maintenance: −$865
• − Management: −$865
• − Depreciation: −$1,396
• Taxable income: $3,034
• Est. tax owed @ 24.0%: −$728
• After-tax cash flow: $2,830/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: Owen County
• NCES district ID: 2104560
• Math proficiency: 24% ▼ -19.00%
• Reading proficiency: 32% ▼ -18.00%
• Median HH income: $42,943
• Composite: 23.84/100
• National rank: #7804
• State rank: #120 of 165 in KY

Livability — Gratz

• Score: 64/100
• State rank: #281
• US rank: #13689

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,222

Population outlook (Owen County) Hauer SSP2

• Today (2025): 10,496 people
• By 2030: 10,251 · -2.3%
• By 2040: 9,650 · -8.1%
• By 2050: 8,984 · -14.4%
• By 2075: 7,589 · -27.7%
• By 2100: 6,380 · -39.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Owen

• 2024 margin: Solid R (+62.7) · D 18.0% · R 80.7% · Other 1.3%
• 2008→2024 swing: -35.9pp toward R · 2008: -26.8pp · 2024: -62.7pp
• All cycles: 2024: R+62.7 2020: R+58.5 2016: R+53.7 2012: R+32.3 2008: R+26.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.56%
• Current HPI: 215.21
• 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

+380.0% since first listed

14 events — show timeline

• 2026-05-19 Listed $48,000 NKMLS
• 2025-07-17 Listing Removed — NKMLS
• 2025-06-20 Pending — NKMLS
• 2025-06-09 Listed $70,000 NKMLS
• 2023-01-31 Sold (MLS) $143,000 NKMLS
• 2022-12-29 Pending — NKMLS
• 2022-12-26 Relisted — NKMLS
• 2022-12-05 Pending — NKMLS
• 2022-11-11 Relisted — NKMLS
• 2022-10-31 Pending — NKMLS
• 2022-10-24 Listed $139,900 NKMLS
• 2012-01-05 Sold (Public Records) $10,600 Public Records
• 2011-12-29 Sold (MLS) $10,600 ImagineMLS
• 2011-04-22 Listed $10,000 ImagineMLS

Property tax history

+12.8%/yr

Latest (2025): $1,727 · +2.7% YoY. Source: county tax records.