9620 Woodburn Allen Springs Rd · Plano, KY 42122

$119,900

3 bd · 1.0 ba · 880 sqft · SingleFamily public records · 76 Days on market

Built 1980 0.51 ac lot ↓ 18% since listing

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

--PRICE IMPROVEMENT-- MOTIVATED SELLER -- PRIME LOCATION!! Perfectly positioned on more than half an acre lot in the South Warren County School District, this 3 bedroom/1 bath ranch offers you the chance to move into a well established area with a country setting, unbelieveable sunsets and you don't have to break the bank to do so. Other property features include a 750 square foot workshop, long asphalt driveway, fenced back yard with mature shade trees, and an entire roof replacement in 2018. Nearby houses with similar floorplans were recently converted into someone's dream home, this is a great opportunity for you to bring your ideas and personal touch to do the same. This house is being offered for sale AS-IS with welcomed inspections. May qualify for the very popular FHA 203K renovation loan, talk to your lender about that today and then come on out to Alvaton for a walkthrough.

Key facts

• 0.51 acre lot
• Built 1980
• Listed 76 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $747 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.8% vs local median 1.9% in Plano — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 76/100 on livability (#95 in KY, #3,793 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Warren County (rural): math 30% / reading 43% proficiency, ranked #48 of 165 in KY (top 29%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Plano Elementary (math 48% / reading 53%, grade D+, #95 of 676 statewide, top 14%, 698 students, 45% FRL); Warren County Day Treatment (math 24% / reading 24%, 16 students, 88% FRL) — zoned schools average 66% FRL vs 42% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 195 active listings in the ZIP; 2,286 units permitted in Warren County in 2024 (1,410 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Warren County population projected at +41% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask has dropped $20k (14%) 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→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.60% ✓
• Cap rate: 13.77%
• Cash-on-cash: 26.71%
• DSCR: 2.19
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 20.6%
• Equity multiple: 1.84×
• Total profit: $28,153
• Equity at exit: $17,877

10-year hold

• IRR: 28.8%
• Equity multiple: 3.55×
• Total profit: $85,754
• Equity at exit: $10,367

Cash invested: $33,572 (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 42122

• Home prices YoY: -26.2%
• Active inventory: 195
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,913 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$85 /mo · $1,019/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $747

Break-even live

Break-even rent $967

Max offer price $119,900

Occupancy floor 56%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2023-10-28
   historical Active Under Contract 895-char remark

   Show marketing remark (895 chars)

   --PRICE IMPROVEMENT-- MOTIVATED SELLER -- PRIME LOCATION!! Perfectly positioned on more than half an acre lot in the South Warren County School District, this 3 bedroom/1 bath ranch offers you the chance to move into a well established area with a country setting, unbelieveable sunsets and you don't have to break the bank to do so. Other property features include a 750 square foot workshop, long asphalt driveway, fenced back yard with mature shade trees, and an entire roof replacement in 2018. Nearby houses with similar floorplans were recently converted into someone's dream home, this is a great opportunity for you to bring your ideas and personal touch to do the same. This house is being offered for sale AS-IS with welcomed inspections. May qualify for the very popular FHA 203K renovation loan, talk to your lender about that today and then come on out to Alvaton for a walkthrough.

2. 2023-08-10
   historical 895-char remark

   Show marketing remark (895 chars)

   --PRICE IMPROVEMENT-- MOTIVATED SELLER -- PRIME LOCATION!! Perfectly positioned on more than half an acre lot in the South Warren County School District, this 3 bedroom/1 bath ranch offers you the chance to move into a well established area with a country setting, unbelieveable sunsets and you don't have to break the bank to do so. Other property features include a 750 square foot workshop, long asphalt driveway, fenced back yard with mature shade trees, and an entire roof replacement in 2018. Nearby houses with similar floorplans were recently converted into someone's dream home, this is a great opportunity for you to bring your ideas and personal touch to do the same. This house is being offered for sale AS-IS with welcomed inspections. May qualify for the very popular FHA 203K renovation loan, talk to your lender about that today and then come on out to Alvaton for a walkthrough.

3. 2023-02-17
   soldstatus $115,000
4. 2023-02-12
   status Pending

   Show marketing remark (895 chars)

   --PRICE IMPROVEMENT-- MOTIVATED SELLER -- PRIME LOCATION!! Perfectly positioned on more than half an acre lot in the South Warren County School District, this 3 bedroom/1 bath ranch offers you the chance to move into a well established area with a country setting, unbelieveable sunsets and you don't have to break the bank to do so. Other property features include a 750 square foot workshop, long asphalt driveway, fenced back yard with mature shade trees, and an entire roof replacement in 2018. Nearby houses with similar floorplans were recently converted into someone's dream home, this is a great opportunity for you to bring your ideas and personal touch to do the same. This house is being offered for sale AS-IS with welcomed inspections. May qualify for the very popular FHA 203K renovation loan, talk to your lender about that today and then come on out to Alvaton for a walkthrough.

5. 2023-02-12
   historical Active Under Contract 895-char remark

   Show marketing remark (895 chars)

   --PRICE IMPROVEMENT-- MOTIVATED SELLER -- PRIME LOCATION!! Perfectly positioned on more than half an acre lot in the South Warren County School District, this 3 bedroom/1 bath ranch offers you the chance to move into a well established area with a country setting, unbelieveable sunsets and you don't have to break the bank to do so. Other property features include a 750 square foot workshop, long asphalt driveway, fenced back yard with mature shade trees, and an entire roof replacement in 2018. Nearby houses with similar floorplans were recently converted into someone's dream home, this is a great opportunity for you to bring your ideas and personal touch to do the same. This house is being offered for sale AS-IS with welcomed inspections. May qualify for the very popular FHA 203K renovation loan, talk to your lender about that today and then come on out to Alvaton for a walkthrough.

6. 2023-02-06
   status Active
7. 2023-02-05
   status Active 895-char remark

   Show marketing remark (895 chars)

   --PRICE IMPROVEMENT-- MOTIVATED SELLER -- PRIME LOCATION!! Perfectly positioned on more than half an acre lot in the South Warren County School District, this 3 bedroom/1 bath ranch offers you the chance to move into a well established area with a country setting, unbelieveable sunsets and you don't have to break the bank to do so. Other property features include a 750 square foot workshop, long asphalt driveway, fenced back yard with mature shade trees, and an entire roof replacement in 2018. Nearby houses with similar floorplans were recently converted into someone's dream home, this is a great opportunity for you to bring your ideas and personal touch to do the same. This house is being offered for sale AS-IS with welcomed inspections. May qualify for the very popular FHA 203K renovation loan, talk to your lender about that today and then come on out to Alvaton for a walkthrough.

8. 2023-02-05
   price $119,900 895-char remark

   Show marketing remark (895 chars)

   --PRICE IMPROVEMENT-- MOTIVATED SELLER -- PRIME LOCATION!! Perfectly positioned on more than half an acre lot in the South Warren County School District, this 3 bedroom/1 bath ranch offers you the chance to move into a well established area with a country setting, unbelieveable sunsets and you don't have to break the bank to do so. Other property features include a 750 square foot workshop, long asphalt driveway, fenced back yard with mature shade trees, and an entire roof replacement in 2018. Nearby houses with similar floorplans were recently converted into someone's dream home, this is a great opportunity for you to bring your ideas and personal touch to do the same. This house is being offered for sale AS-IS with welcomed inspections. May qualify for the very popular FHA 203K renovation loan, talk to your lender about that today and then come on out to Alvaton for a walkthrough.

9. 2023-02-05
   price $119,900

   Show marketing remark (895 chars)

   --PRICE IMPROVEMENT-- MOTIVATED SELLER -- PRIME LOCATION!! Perfectly positioned on more than half an acre lot in the South Warren County School District, this 3 bedroom/1 bath ranch offers you the chance to move into a well established area with a country setting, unbelieveable sunsets and you don't have to break the bank to do so. Other property features include a 750 square foot workshop, long asphalt driveway, fenced back yard with mature shade trees, and an entire roof replacement in 2018. Nearby houses with similar floorplans were recently converted into someone's dream home, this is a great opportunity for you to bring your ideas and personal touch to do the same. This house is being offered for sale AS-IS with welcomed inspections. May qualify for the very popular FHA 203K renovation loan, talk to your lender about that today and then come on out to Alvaton for a walkthrough.

10. 2023-01-22
    historical Contingent
11. 2023-01-19
    historical Active Under Contract 895-char remark

    Show marketing remark (895 chars)

    --PRICE IMPROVEMENT-- MOTIVATED SELLER -- PRIME LOCATION!! Perfectly positioned on more than half an acre lot in the South Warren County School District, this 3 bedroom/1 bath ranch offers you the chance to move into a well established area with a country setting, unbelieveable sunsets and you don't have to break the bank to do so. Other property features include a 750 square foot workshop, long asphalt driveway, fenced back yard with mature shade trees, and an entire roof replacement in 2018. Nearby houses with similar floorplans were recently converted into someone's dream home, this is a great opportunity for you to bring your ideas and personal touch to do the same. This house is being offered for sale AS-IS with welcomed inspections. May qualify for the very popular FHA 203K renovation loan, talk to your lender about that today and then come on out to Alvaton for a walkthrough.

12. 2023-01-17
    price $135,000

    Show marketing remark (895 chars)

    --PRICE IMPROVEMENT-- MOTIVATED SELLER -- PRIME LOCATION!! Perfectly positioned on more than half an acre lot in the South Warren County School District, this 3 bedroom/1 bath ranch offers you the chance to move into a well established area with a country setting, unbelieveable sunsets and you don't have to break the bank to do so. Other property features include a 750 square foot workshop, long asphalt driveway, fenced back yard with mature shade trees, and an entire roof replacement in 2018. Nearby houses with similar floorplans were recently converted into someone's dream home, this is a great opportunity for you to bring your ideas and personal touch to do the same. This house is being offered for sale AS-IS with welcomed inspections. May qualify for the very popular FHA 203K renovation loan, talk to your lender about that today and then come on out to Alvaton for a walkthrough.

13. 2023-01-17
    price $135,000 895-char remark

    Show marketing remark (895 chars)

    --PRICE IMPROVEMENT-- MOTIVATED SELLER -- PRIME LOCATION!! Perfectly positioned on more than half an acre lot in the South Warren County School District, this 3 bedroom/1 bath ranch offers you the chance to move into a well established area with a country setting, unbelieveable sunsets and you don't have to break the bank to do so. Other property features include a 750 square foot workshop, long asphalt driveway, fenced back yard with mature shade trees, and an entire roof replacement in 2018. Nearby houses with similar floorplans were recently converted into someone's dream home, this is a great opportunity for you to bring your ideas and personal touch to do the same. This house is being offered for sale AS-IS with welcomed inspections. May qualify for the very popular FHA 203K renovation loan, talk to your lender about that today and then come on out to Alvaton for a walkthrough.

14. 2022-12-27
    status Active
15. 2022-12-27
    price $139,400
16. 2022-12-22
    status Active 895-char remark

    Show marketing remark (895 chars)

    --PRICE IMPROVEMENT-- MOTIVATED SELLER -- PRIME LOCATION!! Perfectly positioned on more than half an acre lot in the South Warren County School District, this 3 bedroom/1 bath ranch offers you the chance to move into a well established area with a country setting, unbelieveable sunsets and you don't have to break the bank to do so. Other property features include a 750 square foot workshop, long asphalt driveway, fenced back yard with mature shade trees, and an entire roof replacement in 2018. Nearby houses with similar floorplans were recently converted into someone's dream home, this is a great opportunity for you to bring your ideas and personal touch to do the same. This house is being offered for sale AS-IS with welcomed inspections. May qualify for the very popular FHA 203K renovation loan, talk to your lender about that today and then come on out to Alvaton for a walkthrough.

17. 2022-12-22
    price $139,400 895-char remark

    Show marketing remark (895 chars)

    --PRICE IMPROVEMENT-- MOTIVATED SELLER -- PRIME LOCATION!! Perfectly positioned on more than half an acre lot in the South Warren County School District, this 3 bedroom/1 bath ranch offers you the chance to move into a well established area with a country setting, unbelieveable sunsets and you don't have to break the bank to do so. Other property features include a 750 square foot workshop, long asphalt driveway, fenced back yard with mature shade trees, and an entire roof replacement in 2018. Nearby houses with similar floorplans were recently converted into someone's dream home, this is a great opportunity for you to bring your ideas and personal touch to do the same. This house is being offered for sale AS-IS with welcomed inspections. May qualify for the very popular FHA 203K renovation loan, talk to your lender about that today and then come on out to Alvaton for a walkthrough.

18. 2022-12-02
    historical
19. 2022-11-04
    listed $140,000 Active 895-char remark

    Show marketing remark (895 chars)

    --PRICE IMPROVEMENT-- MOTIVATED SELLER -- PRIME LOCATION!! Perfectly positioned on more than half an acre lot in the South Warren County School District, this 3 bedroom/1 bath ranch offers you the chance to move into a well established area with a country setting, unbelieveable sunsets and you don't have to break the bank to do so. Other property features include a 750 square foot workshop, long asphalt driveway, fenced back yard with mature shade trees, and an entire roof replacement in 2018. Nearby houses with similar floorplans were recently converted into someone's dream home, this is a great opportunity for you to bring your ideas and personal touch to do the same. This house is being offered for sale AS-IS with welcomed inspections. May qualify for the very popular FHA 203K renovation loan, talk to your lender about that today and then come on out to Alvaton for a walkthrough.

20. 2022-11-03
    listed $140,000 Active

ⓘ 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: $1,019 · $85/mo
• Projected year-2 tax: $1,031 · $86/mo
• Expected delta: +$12/yr (+$1/mo · 1.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,950
• − Mortgage interest: −$6,716
• − Property taxes: −$1,019
• − Insurance: −$600
• − Repairs & maintenance: −$1,836
• − Management: −$1,836
• − Depreciation: −$3,488
• Taxable income: $7,456
• Est. tax owed @ 24.0%: −$1,789
• After-tax cash flow: $7,178/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: Warren County
• NCES district ID: 2105730
• Math proficiency: 30% ▼ -18.00%
• Reading proficiency: 43% ▼ -16.00%
• Median HH income: $50,092
• Composite: 31.55/100
• National rank: #5958
• State rank: #48 of 165 in KY

Livability — Plano

• Score: 76/100
• State rank: #95
• US rank: #3793

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,362

Population outlook (Warren County) Hauer SSP2

• Today (2025): 144,620 people
• By 2030: 155,977 · +7.9%
• By 2040: 179,381 · +24.0%
• By 2050: 203,713 · +40.9%
• By 2075: 267,291 · +84.8%
• By 2100: 314,019 · +117.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 6% Hispanic / Latino 1%
• Common ancestry: Italian 3% Slovak 3% Serbian 3%
• Foreign-born: 3% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Warren

• 2024 margin: Strong R (+24.3) · D 37.0% · R 61.3% · Other 1.6%
• 2008→2024 swing: -5.4pp toward R · 2008: -18.9pp · 2024: -24.3pp
• All cycles: 2024: R+24.3 2020: R+16.8 2016: R+24.2 2012: R+21.8 2008: R+18.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -80.18%
• Current HPI: 225.8273
• 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

-17.9% since first listed

20 events — show timeline

• 2023-10-28 Contingent — RASKMLS
• 2023-08-10 Delisted — RASKMLS
• 2023-02-17 Sold (Public Records) $115,000 Public Records
• 2023-02-12 Pending — ImagineMLS
• 2023-02-12 Contingent — RASKMLS
• 2023-02-06 Relisted — ImagineMLS
• 2023-02-05 Relisted — RASKMLS
• 2023-02-05 Price Changed $119,900 RASKMLS
• 2023-02-05 Price Changed $119,900 ImagineMLS
• 2023-01-22 Contingent — ImagineMLS
• 2023-01-19 Contingent — RASKMLS
• 2023-01-17 Price Changed $135,000 ImagineMLS
• 2023-01-17 Price Changed $135,000 RASKMLS
• 2022-12-27 Relisted — ImagineMLS
• 2022-12-27 Price Changed $139,400 ImagineMLS
• 2022-12-22 Relisted — RASKMLS
• 2022-12-22 Price Changed $139,400 RASKMLS
• 2022-12-02 Listing Removed — ImagineMLS
• 2022-11-04 Listed $140,000 RASKMLS
• 2022-11-03 Listed $140,000 ImagineMLS

Property tax history

+4.6%/yr

Latest (2025): $1,019 · -0.9% YoY. Source: county tax records.