304 Wampler Br · Greenup, KY 41144

$179,000

3 bd · 1.5 ba · 2,088 sqft · SingleFamily public records · 14 Days on market

Built 1979 Est $140k · 28% over

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Why this score? — see what drove the D- 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).

• Appreciation +10.0/10.0
• Cash flow +9.7/30.0
• Livability +3.4/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• 1% rule +1.9/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Being sold as is. Geo Dome House with 8 acres +/- Det. 2 car garage. Great floor plan with 3 bedrooms 1 and 1/2 bath. Good size Eat in Kitchen and large living room.

Key facts

• Dome house
• Garage
• Listed 13 days

Tags

• DOME HOUSE
• VENTILATION WALL CAVITY
• SUPER-LOCK CONNECTION SYSTEM

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Septic tank
• Home design: Single-family residence; Single-story
• Construction: Block foundation; Block and wood siding construction; Composition roof; Built with finished space both above and below grade
• Exterior features: Front porch; Wooded, rolling lot

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating
• Interior features: Master bedroom on the main level; Walk-out basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $-117 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (11.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $123k (31.4% below list).
• Recommended offer: $123k (31.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#192 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Greenup County (suburban): math 23% / reading 35% proficiency, ranked #118 of 165 in KY (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Argillite Elementary School (math 22% / reading 32%, grade F, #434 of 676 statewide, top 69%, 205 students, 73% FRL); Wurtland Middle School (math 20% / reading 38%, grade F, #156 of 217 statewide, top 74%, 250 students, 74% FRL); Greenup County High School (math 30% / reading 30%, grade F, #122 of 254 statewide, top 49%, 849 students, 62% FRL) — zoned schools average 70% FRL vs 52% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 36 active listings in the ZIP; 20 units permitted in Greenup County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Greenup County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.
• Current owner paid $52k; list at $179k implies a 244% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,743 (31.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.69% ✗
• Cap rate: 5.51%
• Cash-on-cash: -2.81%
• DSCR: 0.87
• GRM: 12.2

CMA / ARV

• ARV (on-the-fly): $139,896
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 A&a Drive Dr	0.47mi	4/3.0 (+1)	1,971 (-6%)	23mo	$132,900	$67	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.3%
• Equity multiple: 2.79×
• Total profit: $89,934
• Equity at exit: $161,257

10-year hold

• IRR: 20.0%
• Equity multiple: 6.40×
• Total profit: $270,577
• Equity at exit: $347,758

Cash invested: $50,120 (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 41144

• Home prices YoY: 8.4%
• Active inventory: 36
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,227 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$74 /mo · $886/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $-117

Break-even live

Break-even rent $1,376

Max offer price $158,252

Occupancy floor —

Sensitivity live

Price	-10% $-16	-5% $-67	+0% $-117	+5% $-168	+10% $-219
Rent	-10% $-214	-5% $-166	+0% $-117	+5% $-69	+10% $-20
Rate	-1.0pp $-27	-0.5pp $-72	base $-117	+0.5pp $-164	+1.0pp $-211

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-22
   days on market $179,000 Active 14 DOM
2. 2026-06-21
   days on market $179,000 Active 13 DOM
3. 2026-06-21
   days on market $179,000 Active 12 DOM
4. 2026-06-18
   days on market $179,000 Active 10 DOM
5. 2026-06-17
   days on market $179,000 Active 9 DOM
6. 2026-06-16
   days on market $179,000 Active 8 DOM
7. 2026-06-15
   days on market $179,000 Active 7 DOM
8. 2026-06-13
   days on market $179,000 Active 5 DOM
9. 2026-06-12
   days on market $179,000 Active 4 DOM
10. 2026-06-09
    remarks 221-char remark
11. 2026-06-09
    listed $179,000 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: $886 · $74/mo
• Projected year-2 tax: $1,539 · $128/mo
• Expected delta: +$653/yr (+$54/mo · 73.7%)

ⓘ 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 7/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,729
• − Mortgage interest: −$10,027
• − Property taxes: −$886
• − Insurance: −$895
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$5,207
• Taxable loss: −$4,643
• Est. tax savings @ 24.0%: +$1,114
• After-tax cash flow: $-295/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: Greenup County
• NCES district ID: 2102400
• Math proficiency: 23% ▼ -19.00%
• Reading proficiency: 35% ▼ -18.00%
• Median HH income: $39,526
• Composite: 24.33/100
• National rank: #7702
• State rank: #118 of 165 in KY

Livability — Greenup

• Score: 68/100
• State rank: #192
• US rank: #9586

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Greenup · 24,497 people
• Metro: Huntington-Ashland, WV-KY-OH
• Population (ZIP): 8,457
• Household income: $57,782
• Rent vs Own: 16.7% rent · 83.3% own

Population outlook (Greenup County) Hauer SSP2

• Today (2025): 34,374 people
• By 2030: 33,145 · -3.6%
• By 2040: 30,407 · -11.5%
• By 2050: 27,702 · -19.4%
• By 2075: 21,970 · -36.1%
• By 2100: 16,670 · -51.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2%
• Common ancestry: Slovak 2% Italian 1% Romanian 1%
• Foreign-born: 0%

Political lean MEDSL · Greenup

• 2024 margin: Solid R (+50.5) · D 24.1% · R 74.6% · Other 1.3%
• 2008→2024 swing: -36.4pp toward R · 2008: -14.1pp · 2024: -50.5pp
• All cycles: 2024: R+50.5 2020: R+45.1 2016: R+45.5 2012: R+18.6 2008: R+14.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 17.56%
• Current HPI: 225.77
• 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

+198.8% since first listed

6 events — show timeline

• 2026-06-08 Listed $179,000 AABOR
• 2021-05-24 Sold (Public Records) $52,000 Public Records
• 2021-05-21 Sold (MLS) $52,000 AABOR
• 2021-04-16 Sold (MLS) $52,000 HBRMLS
• 2021-03-18 Listed $59,900 HBRMLS
• 2021-03-18 Listed $59,900 AABOR

Property tax history

-1.9%/yr

Latest (2025): $886 · +6.2% YoY. Source: county tax records.