301 Collins Ln Ln · Greenup, KY 41144

$99,900

3 bd · 2.0 ba · 1,360 sqft · SingleFamily · 30 Days on market

$73/sqft · 26% below area Est $135k · 26% under

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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 +27.4/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +9.6/10.0
• 1% rule +6.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Check out this beautiful home in Greenup, Kentucky. The kitchen is large with plenty of cabinets and space, it features appliances such as a refrigerator and dishwasher. The primary bedroom is extra large. The home has central heating and cooling. There is a nice garage building. Perfect for the person who likes to work on cars, collect vehicles, have extra storage, work on their vehicles, etc… Call today to set up your private showing.

Key facts

• Large flat yard
• Detached garage
• 2 garage spots

Tags

• LARGE FLAT YARD
• DETACHED GARAGE

Property features AI

Finance

• Other: Level, cleared lot

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Residential property
• Construction: Vinyl siding; Block foundation; Composition roof; Above-grade finished area (information available)
• Exterior features: Screened porch; Porch

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Total of 6 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $-133 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $76k (23.6% below list).
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $76k (23.6% below list) — sets the bar for cash-flow.

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-, schools D, amenities 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.
• Market conditions: 35 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 $11k of equity ($691 loan paydown + $10k 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 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $19k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $100k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,363 (23.6% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.17% ✓
• Cap rate: 9.82%
• Cash-on-cash: 12.58%
• DSCR: 1.56
• GRM: 7.1

CMA / ARV

• ARV (median comp): $134,946
• List price: $99,900
• Delta: -25.97%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1700 Main Street St	0.19mi	3/1.0	1,344 (-1%)	1mo	$147,000	$109	84
1917 E Main St	0.10mi	3/2.0	1,200 (-12%)	11mo	$145,000	$121	67
2020 E Main St	0.21mi	3/1.0	1,254 (-8%)	10mo	$100,000	$80	65
1425 Walnut St. St	0.39mi	3/1.5	1,500 (+10%)	3mo	$205,000	$137	61
2014 E Main St	0.18mi	4/1.0 (+1)	1,190 (-12%)	10mo	$145,000	$122	54

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: 20.3%
• Equity multiple: 2.65×
• Total profit: $46,166
• Equity at exit: $89,998

10-year hold

• IRR: 18.6%
• Equity multiple: 6.12×
• Total profit: $143,111
• Equity at exit: $194,084

Cash invested: $27,972 (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: 35
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,172 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$67 /mo · $802/yr
• Insurance: −$42
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $-133

Break-even live

Break-even rent $1,340

Max offer price $76,363

Occupancy floor —

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-29
   price $110,000 476-char remark
2. 2026-04-27
   listed $119,000 Active 476-char remark
3. 2022-05-19
   soldstatus $50,000 Closed 447-char remark

   Show marketing remark (447 chars)

   Check out this beautiful home in Greenup, Kentucky. The kitchen is large with plenty of cabinets and space, it features appliances such as a refrigerator and dishwasher. The primary bedroom is extra large. The home has central heating and cooling. There is a nice garage building. Perfect for the person who likes to work on cars, collect vehicles, have extra storage, work on their vehicles, etc… Call today to set up your private showing.

4. 2022-01-31
   listed $89,900 447-char remark

   Show marketing remark (447 chars)

   Check out this beautiful home in Greenup, Kentucky. The kitchen is large with plenty of cabinets and space, it features appliances such as a refrigerator and dishwasher. The primary bedroom is extra large. The home has central heating and cooling. There is a nice garage building. Perfect for the person who likes to work on cars, collect vehicles, have extra storage, work on their vehicles, etc… Call today to set up your private showing.

5. 2009-09-29
   soldstatus $41,280

ⓘ 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: $802 · $67/mo
• Projected year-2 tax: $859 · $72/mo
• Expected delta: +$57/yr (+$5/mo · 7.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 79% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $14,061
• − Mortgage interest: −$5,596
• − Property taxes: −$802
• − Insurance: −$5,618
• − Repairs & maintenance: −$1,125
• − Management: −$1,125
• − Depreciation: −$2,906
• Taxable loss: −$3,111
• Est. tax savings @ 24.0%: +$747
• After-tax cash flow: $-852/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

• Census place: Greenup, KY
• 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

+142.0% since first listed

6 events — show timeline

• 2026-05-26 Price Changed $99,900 AABOR
• 2026-04-29 Price Changed $110,000 AABOR
• 2026-04-27 Listed $119,000 AABOR
• 2022-05-19 Sold (MLS) $50,000 AABOR
• 2022-01-31 Listed $89,900 AABOR
• 2009-09-29 Sold (Public Records) $41,280 Public Records

Property tax history

+2.3%/yr

Latest (2025): $802 · -0.1% YoY. Source: county tax records.