104 North Lafayette St · Beaver Dam, KY 42320

$59,900

1 bd · 1.0 ba · 912 sqft · Other · 15 Days on market

Built 1890 $66/sqft · 46% below area Est $111k · 46% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits at 104 North Lafayette! This 1 bedroom, 1 bathroom home sits on a spacious corner lot at Lafayette and Hwy 62 in the heart of Beaver Dam. With renovations already started and a new HVAC system installed, this property is full of potential for investors, landlords, flippers, or buyers looking for an affordable place to make their own. Enjoy the convenience of being within walking distance to downtown Beaver Dam, local shopping, dining, and the Beaver Dam Amphitheater. The large lot offers extra space and possibilities rarely found at this price point. Whether you’re searching for your next investment property or a budget-friendly home with room to finish to your tast

Key facts

• Built 1890
• Listed 15 days

Property features AI

Exterior

• Utilities: Natural gas available; Public sewer
• Home design: Single-family residence; 1 story
• Construction: Vinyl siding; Metal roof
• Exterior features: Porch; Corner lot

Interior

• Kitchen: Range; Refrigerator
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Ceiling fan(s) for cooling
• Interior features: Eat-in kitchen; Crawl space basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $60k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($862 rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#361 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Ohio County (rural): math 29% / reading 44% proficiency, ranked #58 of 165 in KY (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Beaver Dam Elementary School (math 20% / reading 52%, grade F, #287 of 676 statewide, top 43%, 537 students, 66% FRL); Ohio County Middle School (math 30% / reading 44%, grade F, #80 of 217 statewide, top 41%, 550 students, 62% FRL); Ohio County High School (math 39% / reading 48%, grade F, #28 of 254 statewide, top 11%, 1,144 students, 57% FRL).
• Market conditions: 17 active listings in the ZIP; 17 units permitted in Ohio County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,001 (1.5% below list)

Questions for the listing agent

1. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.44% ✓
• Cap rate: 11.64%
• Cash-on-cash: 19.09%
• DSCR: 1.85
• GRM: 5.8

CMA / ARV

• ARV (median comp): $111,178
• List price: $59,900
• Delta: -46.12%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 11.0%
• Equity multiple: 1.44×
• Total profit: $7,304
• Equity at exit: $8,931

10-year hold

• IRR: 20.0%
• Equity multiple: 2.69×
• Total profit: $28,300
• Equity at exit: $5,179

Cash invested: $16,772 (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 42320

• Home prices YoY: -20.1%
• Active inventory: 17
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $862 medium
• Mortgage (P&I): −$314
• Tax est. 1.5%: −$75 /mo · $898/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $267

Break-even live

Break-even rent $524

Max offer price $59,900

Occupancy floor 64%

Sensitivity live

Price	-10% $308	-5% $288	+0% $267	+5% $246	+10% $225
Rent	-10% $199	-5% $233	+0% $267	+5% $301	+10% $335
Rate	-1.0pp $297	-0.5pp $282	base $267	+0.5pp $251	+1.0pp $236

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-07
   listed $59,900 Active 762-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,342
• − Mortgage interest: −$3,355
• − Property taxes: −$898
• − Insurance: −$300
• − Repairs & maintenance: −$827
• − Management: −$827
• − Depreciation: −$1,743
• Taxable income: $2,391
• Est. tax owed @ 24.0%: −$574
• After-tax cash flow: $2,629/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: Ohio County
• NCES district ID: 2104500
• Math proficiency: 29% ▼ -15.00%
• Reading proficiency: 44% ▼ -13.00%
• Median HH income: $39,068
• Composite: 30.49/100
• National rank: #6219
• State rank: #58 of 165 in KY

Livability — Beaver Dam

• Score: 62/100
• State rank: #361
• US rank: #17225

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beaver Dam, KY
• Population (ZIP): 8,630

Population outlook (Ohio County) Hauer SSP2

• Today (2025): 24,945 people
• By 2030: 25,153 · +0.8%
• By 2040: 25,267 · +1.3%
• By 2050: 25,019 · +0.3%
• By 2075: 23,435 · -6.1%
• By 2100: 19,314 · -22.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 11% Two or more races 8%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Iranian 1% Serbian 1% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Ohio

• 2024 margin: Solid R (+60.2) · D 19.1% · R 79.4% · Other 1.5%
• 2008→2024 swing: -43.8pp toward R · 2008: -16.4pp · 2024: -60.2pp
• All cycles: 2024: R+60.2 2020: R+55.5 2016: R+56.4 2012: R+36.1 2008: R+16.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -43.26%
• Current HPI: 171.8186
• 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

2 events — show timeline

• 2026-05-22 Pending — GORAMLS
• 2026-05-07 Listed $59,900 GORAMLS

Property tax history

-4.1%/yr

Latest (2020): $47 · +1.9% YoY. Source: county tax records.