15995 Greenville Rd · White Plains, KY 42240

$129,900

3 bd · 1.0 ba · 2,104 sqft · SingleFamily public records · 60 Days on market

Built 1989 1.00 ac lot

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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 +28.8/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Rent growth +4.2/5.0
• Livability +3.0/5.0
• Schools +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Country living at its best! You will love this 3-bedroom 1 bath full brick home located on a beautiful 1-acre lot. Spacious living room with hardwood flooring, kitchen has lots of cabinets, stove and dishwasher with dining room combo. Large bedrooms with 2 having walk-in closets. Storage building and 1 car port. With your personal touch this home would be a perfect place.

Key facts

• 1 acre lot
• Parking
• Built 1989

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $438 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#406 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Christian County (town): math 30% / reading 34% proficiency, ranked #93 of 165 in KY (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Crofton Elementary School (math 37% / reading 42%, grade F, #208 of 676 statewide, top 34%, 409 students, 66% FRL); Christian County High School (math 20% / reading 36%, grade F, #151 of 254 statewide, top 61%, 1,187 students, 67% FRL).
• Market conditions: Rents rising fast (+6.6%/yr); 252 active listings in the ZIP; 193 units permitted in Christian County in 2024 (66 in 5+ unit buildings).
• This rent runs 36% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Christian County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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

• 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 $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.21% ✓
• Cap rate: 10.34%
• Cash-on-cash: 14.47%
• DSCR: 1.64
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.61% rent growth · sell at horizon

5-year hold

• IRR: 8.6%
• Equity multiple: 1.35×
• Total profit: $12,731
• Equity at exit: $19,369

10-year hold

• IRR: 20.5%
• Equity multiple: 3.01×
• Total profit: $72,937
• Equity at exit: $11,231

Cash invested: $36,372 (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 42240

• Home prices YoY: -17.5%
• Rents YoY: 6.6%
• Active inventory: 252
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,565 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$63 /mo · $755/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $438

Break-even live

Break-even rent $1,010

Max offer price $129,900

Occupancy floor 67%

Sensitivity live

Price	-10% $512	-5% $475	+0% $438	+5% $402	+10% $365
Rent	-10% $315	-5% $377	+0% $438	+5% $500	+10% $562
Rate	-1.0pp $504	-0.5pp $471	base $438	+0.5pp $405	+1.0pp $371

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $129,900 Active 60 DOM
2. 2026-06-17
   days on market $129,900 Active 59 DOM
3. 2026-06-16
   days on market $129,900 Active 58 DOM
4. 2026-06-15
   days on market $129,900 Active 57 DOM
5. 2026-06-14
   days on market $129,900 Active 55 DOM
6. 2026-06-13
   days on market $129,900 Active 54 DOM
7. 2026-06-10
   days on market $129,900 Active 52 DOM
8. 2026-06-09
   days on market $129,900 Active 51 DOM
9. 2026-06-08
   days on market $129,900 Active 50 DOM
10. 2026-06-07
    days on market $129,900 Active 49 DOM
11. 2026-06-02
    days on market $129,900 Active 44 DOM
12. 2026-06-01
    days on market $129,900 Active 43 DOM
13. 2026-05-31
    days on market $129,900 Active 42 DOM
14. 2026-05-30
    days on market $129,900 Active 41 DOM
15. 2026-04-16
    status Pending 374-char remark

    Show marketing remark (438 chars)

    Country living at its best! You will love this 3-bedroom 1 bath full brick home located on a beautiful 1-acre lot. Spacious living room with hardwood flooring, kitchen has lots of cabinets, stove and dishwasher with dining room combo. Large bedrooms with 2 having walk-in closets. Storage building and 1 car port. With your personal touch this home would be a perfect place. This property is being placed into an auction with Auction.com.

16. 2026-04-16
    status Pending

    Show marketing remark (438 chars)

    Country living at its best! You will love this 3-bedroom 1 bath full brick home located on a beautiful 1-acre lot. Spacious living room with hardwood flooring, kitchen has lots of cabinets, stove and dishwasher with dining room combo. Large bedrooms with 2 having walk-in closets. Storage building and 1 car port. With your personal touch this home would be a perfect place. This property is being placed into an auction with Auction.com.

17. 2026-04-16
    status Pending 438-char remark

    Show marketing remark (438 chars)

    Country living at its best! You will love this 3-bedroom 1 bath full brick home located on a beautiful 1-acre lot. Spacious living room with hardwood flooring, kitchen has lots of cabinets, stove and dishwasher with dining room combo. Large bedrooms with 2 having walk-in closets. Storage building and 1 car port. With your personal touch this home would be a perfect place. This property is being placed into an auction with Auction.com.

18. 2026-03-11
    listed $129,900 Active 438-char remark

    Show marketing remark (438 chars)

    Country living at its best! You will love this 3-bedroom 1 bath full brick home located on a beautiful 1-acre lot. Spacious living room with hardwood flooring, kitchen has lots of cabinets, stove and dishwasher with dining room combo. Large bedrooms with 2 having walk-in closets. Storage building and 1 car port. With your personal touch this home would be a perfect place. This property is being placed into an auction with Auction.com.

19. 2026-03-11
    listed $129,900 Active

    Show marketing remark (438 chars)

    Country living at its best! You will love this 3-bedroom 1 bath full brick home located on a beautiful 1-acre lot. Spacious living room with hardwood flooring, kitchen has lots of cabinets, stove and dishwasher with dining room combo. Large bedrooms with 2 having walk-in closets. Storage building and 1 car port. With your personal touch this home would be a perfect place. This property is being placed into an auction with Auction.com.

20. 2026-03-10
    listed $129,900 Active 374-char remark

    Show marketing remark (374 chars)

    Country living at its best! You will love this 3-bedroom 1 bath full brick home located on a beautiful 1-acre lot. Spacious living room with hardwood flooring, kitchen has lots of cabinets, stove and dishwasher with dining room combo. Large bedrooms with 2 having walk-in closets. Storage building and 1 car port. With your personal touch this home would be a perfect place.

ⓘ 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: $755 · $63/mo
• Projected year-2 tax: $1,117 · $93/mo
• Expected delta: +$362/yr (+$30/mo · 47.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,786
• − Mortgage interest: −$7,276
• − Property taxes: −$755
• − Insurance: −$650
• − Repairs & maintenance: −$1,503
• − Management: −$1,503
• − Depreciation: −$3,779
• Taxable income: $3,320
• Est. tax owed @ 24.0%: −$797
• After-tax cash flow: $4,465/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: Christian County
• NCES district ID: 2101150
• Math proficiency: 30% ▼ -9.00%
• Reading proficiency: 34% ▼ -10.00%
• Median HH income: $38,961
• Composite: 26.8/100
• National rank: #7118
• State rank: #93 of 165 in KY

Livability — White Plains

• Score: 60/100
• State rank: #406
• US rank: #19378

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Christian County · 51,080 people
• Metro: Clarksville, TN-KY
• Population (ZIP): 41,415
• Household income: $51,534
• Rent vs Own: 46.8% rent · 53.2% own
• Severe rent burden: 1475.0

Population outlook (Christian County) Hauer SSP2

• Today (2025): 67,861 people
• By 2030: 65,808 · -3.0%
• By 2040: 60,090 · -11.5%
• By 2050: 54,561 · -19.6%
• By 2075: 45,859 · -32.4%
• By 2100: 38,310 · -43.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Black 23% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Slovak 3% Italian 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Christian

• 2024 margin: Solid R (+33.6) · D 32.6% · R 66.1% · Other 1.3%
• 2008→2024 swing: -12.4pp toward R · 2008: -21.2pp · 2024: -33.6pp
• All cycles: 2024: R+33.6 2020: R+28.4 2016: R+31.4 2012: R+23.8 2008: R+21.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -49.36%
• Current HPI: 233.3958
• Rent YoY: ▲ 6.61%
• Metro: Clarksville, TN-KY
• 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

+0.0% since first listed

6 events — show timeline

• 2026-04-16 Pending — WKRMLS
• 2026-04-16 Pending — REALTRACS as Distributed by MLS Grid
• 2026-04-16 Pending — HCTCBOR
• 2026-03-11 Listed $129,900 HCTCBOR
• 2026-03-11 Listed $129,900 REALTRACS as Distributed by MLS Grid
• 2026-03-10 Listed $129,900 WKRMLS

Property tax history

-0.3%/yr

Latest (2025): $755 · -3.8% YoY. Source: county tax records.