110 W Pierson St · Fredonia, KY 42411

$94,900

3 bd · 1.0 ba · 1,648 sqft · SingleFamily public records · 62 Days on market

Built 1970 8,712 sqft lot Est $155k · 39% under ↓ 20% 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 +24.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +6.5/10.0
• Appreciation +3.8/10.0
• Livability +3.3/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Located in the quiet rural setting of Fredonia, 110 W Pierson Street offers a solid opportunity in a tightly held local market with limited turnover. This 3-bedroom, 1.5-bath ranch sits on a spacious lot and features a functional layout typical for the area, along with a 2-car carport. Demand in this pocket is driven by affordability and limited inventory, making value-add properties like this increasingly attractive. With only minor repairs needed, this home presents a strong upside for investors or buyers looking to build equity in a steady, small-town market. Sold As Is.

Key facts

• 2-car carport
• Quiet rural setting
• Spacious lot

Tags

• QUIET RURAL SETTING
• SPACIOUS LOT
• FUNCTIONAL LAYOUT
• 2-CAR CARPORT

Property features AI

Finance

• HOA & community: No association fee reported

Exterior

• Parking: Detached parking
• Utilities: Electricity connected; One HVAC unit
• Home design: Single-family ranch; One story; Built in 1970
• Construction: Brick construction; Shingle roof; Slab foundation
• Exterior features: Partial fencing; Level lot

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: 3 bedrooms — all on the first floor
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Cooling present (type not specified)
• Interior features: One fireplace on the main level; Six rooms (eight total room count reported); Four closets; Basement: None; First-floor primary bedroom; First-floor laundry
• Laundry & utility: Laundry located on the first floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#240 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: employment D+, schools F, amenities F.
• Caldwell County (rural): math 28% / reading 39% proficiency, ranked #78 of 165 in KY (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 9 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-2.5%/yr); year-one equity from $656 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Caldwell County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $25k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $89,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.15% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.10%
• DSCR: 1.40
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $154,912
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 Dorroh St	0.21mi	3/2.0	1,732 (+5%)	9mo	$190,000	$110	70
225 W Crider St	0.34mi	3/1.0	1,600 (-3%)	10mo	$152,500	$95	70
107 E Wilson St	0.25mi	3/2.0	1,816 (+10%)	12mo	$159,900	$88	57
116 Willow St	0.56mi	3/1.0	1,566 (-5%)	14mo	$139,000	$89	54
105 Aaron Dr	0.42mi	2/2.0 (-1)	1,491 (-10%)	18mo	$139,500	$94	40

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

Projected returns pro-forma

-2.45% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.3%
• Equity multiple: 0.99×
• Total profit: $-347
• Equity at exit: $16,466

10-year hold

• IRR: 8.4%
• Equity multiple: 1.68×
• Total profit: $18,200
• Equity at exit: $12,239

Cash invested: $26,572 (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 42411

• Home prices YoY: -1.2%
• Active inventory: 9
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,092 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$124 /mo · $1,490/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $202

Break-even live

Break-even rent $837

Max offer price $94,900

Occupancy floor 77%

Sensitivity live

Price	-10% $255	-5% $228	+0% $202	+5% $175	+10% $148
Rent	-10% $115	-5% $158	+0% $202	+5% $245	+10% $288
Rate	-1.0pp $249	-0.5pp $226	base $202	+0.5pp $177	+1.0pp $152

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   pricedays on market $94,900 Active 62 DOM
2. 2026-06-18
   days on market $109,900 Active 60 DOM
3. 2026-06-17
   days on market $109,900 Active 59 DOM
4. 2026-06-16
   days on market $109,900 Active 58 DOM
5. 2026-06-15
   days on market $109,900 Active 57 DOM
6. 2026-06-13
   days on market $109,900 Active 55 DOM
7. 2026-06-12
   days on market $109,900 Active 54 DOM
8. 2026-06-09
   days on market $109,900 Active 51 DOM
9. 2026-06-08
   days on market $109,900 Active 50 DOM
10. 2026-06-07
    days on market $109,900 Active 49 DOM
11. 2026-06-07
    days on market $109,900 Active 48 DOM
12. 2026-06-04
    days on market $109,900 Active 45 DOM
13. 2026-06-02
    days on market $109,900 Active 44 DOM
14. 2026-06-01
    days on market $109,900 Active 43 DOM
15. 2026-05-31
    days on market $109,900 Active 42 DOM
16. 2026-05-31
    days on market $109,900 Active 41 DOM
17. 2026-05-18
    price $109,900 580-char remark

    Show marketing remark (580 chars)

    Located in the quiet rural setting of Fredonia, 110 W Pierson Street offers a solid opportunity in a tightly held local market with limited turnover. This 3-bedroom, 1.5-bath ranch sits on a spacious lot and features a functional layout typical for the area, along with a 2-car carport. Demand in this pocket is driven by affordability and limited inventory, making value-add properties like this increasingly attractive. With only minor repairs needed, this home presents a strong upside for investors or buyers looking to build equity in a steady, small-town market. Sold As Is.

18. 2026-05-17
    price $109,900
19. 2026-05-05
    status Active
20. 2026-04-30
    status Pending
21. 2026-04-14
    listed $119,900 Active 580-char remark

    Show marketing remark (580 chars)

    Located in the quiet rural setting of Fredonia, 110 W Pierson Street offers a solid opportunity in a tightly held local market with limited turnover. This 3-bedroom, 1.5-bath ranch sits on a spacious lot and features a functional layout typical for the area, along with a 2-car carport. Demand in this pocket is driven by affordability and limited inventory, making value-add properties like this increasingly attractive. With only minor repairs needed, this home presents a strong upside for investors or buyers looking to build equity in a steady, small-town market. Sold As Is.

22. 2026-04-14
    listed $119,900 Active

    Show marketing remark (580 chars)

    Located in the quiet rural setting of Fredonia, 110 W Pierson Street offers a solid opportunity in a tightly held local market with limited turnover. This 3-bedroom, 1.5-bath ranch sits on a spacious lot and features a functional layout typical for the area, along with a 2-car carport. Demand in this pocket is driven by affordability and limited inventory, making value-add properties like this increasingly attractive. With only minor repairs needed, this home presents a strong upside for investors or buyers looking to build equity in a steady, small-town market. Sold As Is.

23. 2023-03-03
    soldstatus $138,000 23-char remark

    Show marketing remark (23 chars)

    For comparison purposes

24. 2023-01-17
    soldstatus $138,000
25. 2022-12-01
    listed $138,000 23-char remark

    Show marketing remark (23 chars)

    For comparison purposes

ⓘ 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: $1,490 · $124/mo
• Projected year-2 tax: $1,490 · $124/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $13,107
• − Mortgage interest: −$5,316
• − Property taxes: −$1,490
• − Insurance: −$474
• − Repairs & maintenance: −$1,049
• − Management: −$1,049
• − Depreciation: −$2,761
• Taxable income: $969
• Est. tax owed @ 24.0%: −$233
• After-tax cash flow: $2,186/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: Caldwell County
• NCES district ID: 2100840
• Math proficiency: 28% ▼ -29.00%
• Reading proficiency: 39% ▼ -19.00%
• Median HH income: $40,080
• Composite: 28.12/100
• National rank: #6819
• State rank: #78 of 165 in KY

Livability — Fredonia

• Score: 66/100
• State rank: #240
• US rank: #11765

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fredonia, KY
• Population (ZIP): 1,926

Population outlook (Caldwell County) Hauer SSP2

• Today (2025): 12,100 people
• By 2030: 11,739 · -3.0%
• By 2040: 11,088 · -8.4%
• By 2050: 10,543 · -12.9%
• By 2075: 9,406 · -22.3%
• By 2100: 8,084 · -33.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Italian 7% Lithuanian 2% Serbian 1%
• Languages at home: 95% English-only · German/W. Germanic 5%

Political lean MEDSL · Caldwell

• 2024 margin: Solid R (+58.2) · D 20.3% · R 78.5% · Other 1.2%
• 2008→2024 swing: -31.6pp toward R · 2008: -26.7pp · 2024: -58.2pp
• All cycles: 2024: R+58.2 2020: R+54.0 2016: R+54.4 2012: R+35.0 2008: R+26.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.45%
• Current HPI: 199.8293
• 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

-20.4% since first listed

9 events — show timeline

• 2026-05-18 Price Changed $109,900 WKRMLS
• 2026-05-17 Price Changed $109,900 Metro Search MLS
• 2026-05-05 Relisted — Metro Search MLS
• 2026-04-30 Pending — Metro Search MLS
• 2026-04-14 Listed $119,900 Metro Search MLS
• 2026-04-14 Listed $119,900 WKRMLS
• 2023-03-03 Sold (MLS) $138,000 WKRMLS
• 2023-01-17 Sold (Public Records) $138,000 Public Records
• 2022-12-01 Listed $138,000 WKRMLS

Property tax history

+28.3%/yr

Latest (2025): $1,490 · -0.8% YoY. Source: county tax records.