413 Cook St · Greensburg, KY 42743

$58,000

1 bd · 1.0 ba · 552 sqft · Other · 433 Days on market

Built 1965 8,712 sqft lot ↓ 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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• Livability +3.6/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming Fully Rebuilt 1-Bedroom Home with Rustic Hardwood Interior and Expansion Potential This unique property began as a mobile home; however, only the original metal exterior structure and three doors remain. The home has been completely rebuilt with new interior studding, insulation, wiring, plumbing, roof, and ceiling, offering the benefits of new construction within an established footprint. The interior features a distinctive custom finish with 1-inch thick mixed hardwood walls, including walnut, heart pine, American chestnut, maple, and rainbow poplar. Wood flooring throughout enhances the warm, rustic aesthetic. The current layout offers a 1-bedroom configuration but could easily be converted into a 2-bedroom by enclosing the left side of the front porch, providing added flexibility for future use. The home includes a kitchen equipped with stove, refrigerator, dishwasher, and microwave, along with a washer and dryer. Select furnishings will remain with the property. Exterior features include barn lumber siding, covered front and back porches, and multiple outbuildings suitable for storage or workshop space. A nearby shed includes a walk-out cellar that can serve as a storm shelter or additional storage. Conveniently located near town with easy access to shopping, dining, and other amenities. This property is ideal for a primary residence, weekend retreat, or investment opportunity, including short-term rental potential.

Key facts

• Wood flooring
• Barn lumber siding
• Wood paneled walls

Tags

• WOOD FLOORING
• WOOD PANELED WALLS
• BARN LUMBER SIDING
• COVERED FRONT AND BACK PORCHES
• MULTIPLE OUTBUILDINGS
• STORM SHELTER STORAGE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $58k.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($770 rent vs $58k).
• Recommended offer: $51k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#146 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities F, commute F.
• Green County (rural): math 39% / reading 43% proficiency, ranked #30 of 165 in KY (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 56 active listings in the ZIP; 3 units permitted in Green County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($401 loan paydown + $3k appreciation (5.0% local appreciation)).
• Green County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 433 days — a 12% lower offer ($51k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $14k (20%) 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→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $51,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 433 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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. 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: 1.33% ✓
• Cap rate: 10.58%
• Cash-on-cash: 15.31%
• DSCR: 1.68
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.1%
• Equity multiple: 2.64×
• Total profit: $26,575
• Equity at exit: $32,868

10-year hold

• IRR: 25.2%
• Equity multiple: 5.25×
• Total profit: $68,962
• Equity at exit: $56,725

Cash invested: $16,240 (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 42743

• Home prices YoY: 1.9%
• Active inventory: 56
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $770 medium
• Mortgage (P&I): −$304
• Tax est. 1.5%: −$72 /mo · $870/yr
• Insurance: −$24
• HOA: −$0
• Vacancy / Maint / Mgmt: −$162
• Net cashflow: $207

Break-even live

Break-even rent $507

Max offer price $58,000

Occupancy floor 68%

Sensitivity live

Price	-10% $247	-5% $227	+0% $207	+5% $187	+10% $167
Rent	-10% $146	-5% $177	+0% $207	+5% $238	+10% $268
Rate	-1.0pp $236	-0.5pp $222	base $207	+0.5pp $192	+1.0pp $177

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: $14,500
• Closing costs: $1,740
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $58,000 Active 433 DOM
2. 2026-06-21
   days on market $58,000 Active 432 DOM
3. 2026-06-18
   days on market $58,000 Active 430 DOM
4. 2026-06-17
   days on market $58,000 Active 429 DOM
5. 2026-06-16
   days on market $58,000 Active 428 DOM
6. 2026-06-15
   days on market $58,000 Active 427 DOM
7. 2026-06-13
   days on market $58,000 Active 425 DOM
8. 2026-06-12
   days on market $58,000 Active 424 DOM
9. 2026-06-09
   days on market $58,000 Active 421 DOM
10. 2026-06-08
    days on market $58,000 Active 420 DOM
11. 2026-06-07
    days on market $58,000 Active 419 DOM
12. 2026-06-07
    days on market $58,000 Active 418 DOM
13. 2026-06-04
    days on market $58,000 Active 415 DOM
14. 2026-06-02
    days on market $58,000 Active 414 DOM
15. 2026-06-01
    days on market $58,000 Active 413 DOM
16. 2026-05-31
    days on market $58,000 Active 412 DOM
17. 2026-05-31
    days on market $58,000 Active 411 DOM
18. 2026-04-08
    status Active 1454-char remark

    Show marketing remark (1454 chars)

    Charming Fully Rebuilt 1-Bedroom Home with Rustic Hardwood Interior and Expansion Potential This unique property began as a mobile home; however, only the original metal exterior structure and three doors remain. The home has been completely rebuilt with new interior studding, insulation, wiring, plumbing, roof, and ceiling, offering the benefits of new construction within an established footprint. The interior features a distinctive custom finish with 1-inch thick mixed hardwood walls, including walnut, heart pine, American chestnut, maple, and rainbow poplar. Wood flooring throughout enhances the warm, rustic aesthetic. The current layout offers a 1-bedroom configuration but could easily be converted into a 2-bedroom by enclosing the left side of the front porch, providing added flexibility for future use. The home includes a kitchen equipped with stove, refrigerator, dishwasher, and microwave, along with a washer and dryer. Select furnishings will remain with the property. Exterior features include barn lumber siding, covered front and back porches, and multiple outbuildings suitable for storage or workshop space. A nearby shed includes a walk-out cellar that can serve as a storm shelter or additional storage. Conveniently located near town with easy access to shopping, dining, and other amenities. This property is ideal for a primary residence, weekend retreat, or investment opportunity, including short-term rental potential.

19. 2025-10-04
    status Active 1454-char remark

    Show marketing remark (1454 chars)

    Charming Fully Rebuilt 1-Bedroom Home with Rustic Hardwood Interior and Expansion Potential This unique property began as a mobile home; however, only the original metal exterior structure and three doors remain. The home has been completely rebuilt with new interior studding, insulation, wiring, plumbing, roof, and ceiling, offering the benefits of new construction within an established footprint. The interior features a distinctive custom finish with 1-inch thick mixed hardwood walls, including walnut, heart pine, American chestnut, maple, and rainbow poplar. Wood flooring throughout enhances the warm, rustic aesthetic. The current layout offers a 1-bedroom configuration but could easily be converted into a 2-bedroom by enclosing the left side of the front porch, providing added flexibility for future use. The home includes a kitchen equipped with stove, refrigerator, dishwasher, and microwave, along with a washer and dryer. Select furnishings will remain with the property. Exterior features include barn lumber siding, covered front and back porches, and multiple outbuildings suitable for storage or workshop space. A nearby shed includes a walk-out cellar that can serve as a storm shelter or additional storage. Conveniently located near town with easy access to shopping, dining, and other amenities. This property is ideal for a primary residence, weekend retreat, or investment opportunity, including short-term rental potential.

20. 2025-10-04
    price $58,000 1454-char remark

    Show marketing remark (1454 chars)

    Charming Fully Rebuilt 1-Bedroom Home with Rustic Hardwood Interior and Expansion Potential This unique property began as a mobile home; however, only the original metal exterior structure and three doors remain. The home has been completely rebuilt with new interior studding, insulation, wiring, plumbing, roof, and ceiling, offering the benefits of new construction within an established footprint. The interior features a distinctive custom finish with 1-inch thick mixed hardwood walls, including walnut, heart pine, American chestnut, maple, and rainbow poplar. Wood flooring throughout enhances the warm, rustic aesthetic. The current layout offers a 1-bedroom configuration but could easily be converted into a 2-bedroom by enclosing the left side of the front porch, providing added flexibility for future use. The home includes a kitchen equipped with stove, refrigerator, dishwasher, and microwave, along with a washer and dryer. Select furnishings will remain with the property. Exterior features include barn lumber siding, covered front and back porches, and multiple outbuildings suitable for storage or workshop space. A nearby shed includes a walk-out cellar that can serve as a storm shelter or additional storage. Conveniently located near town with easy access to shopping, dining, and other amenities. This property is ideal for a primary residence, weekend retreat, or investment opportunity, including short-term rental potential.

21. 2025-09-26
    historical 1454-char remark

    Show marketing remark (1454 chars)

    Charming Fully Rebuilt 1-Bedroom Home with Rustic Hardwood Interior and Expansion Potential This unique property began as a mobile home; however, only the original metal exterior structure and three doors remain. The home has been completely rebuilt with new interior studding, insulation, wiring, plumbing, roof, and ceiling, offering the benefits of new construction within an established footprint. The interior features a distinctive custom finish with 1-inch thick mixed hardwood walls, including walnut, heart pine, American chestnut, maple, and rainbow poplar. Wood flooring throughout enhances the warm, rustic aesthetic. The current layout offers a 1-bedroom configuration but could easily be converted into a 2-bedroom by enclosing the left side of the front porch, providing added flexibility for future use. The home includes a kitchen equipped with stove, refrigerator, dishwasher, and microwave, along with a washer and dryer. Select furnishings will remain with the property. Exterior features include barn lumber siding, covered front and back porches, and multiple outbuildings suitable for storage or workshop space. A nearby shed includes a walk-out cellar that can serve as a storm shelter or additional storage. Conveniently located near town with easy access to shopping, dining, and other amenities. This property is ideal for a primary residence, weekend retreat, or investment opportunity, including short-term rental potential.

22. 2025-06-14
    price $62,000 1454-char remark

    Show marketing remark (1454 chars)

    Charming Fully Rebuilt 1-Bedroom Home with Rustic Hardwood Interior and Expansion Potential This unique property began as a mobile home; however, only the original metal exterior structure and three doors remain. The home has been completely rebuilt with new interior studding, insulation, wiring, plumbing, roof, and ceiling, offering the benefits of new construction within an established footprint. The interior features a distinctive custom finish with 1-inch thick mixed hardwood walls, including walnut, heart pine, American chestnut, maple, and rainbow poplar. Wood flooring throughout enhances the warm, rustic aesthetic. The current layout offers a 1-bedroom configuration but could easily be converted into a 2-bedroom by enclosing the left side of the front porch, providing added flexibility for future use. The home includes a kitchen equipped with stove, refrigerator, dishwasher, and microwave, along with a washer and dryer. Select furnishings will remain with the property. Exterior features include barn lumber siding, covered front and back porches, and multiple outbuildings suitable for storage or workshop space. A nearby shed includes a walk-out cellar that can serve as a storm shelter or additional storage. Conveniently located near town with easy access to shopping, dining, and other amenities. This property is ideal for a primary residence, weekend retreat, or investment opportunity, including short-term rental potential.

23. 2025-03-25
    listed $72,500 Active 1454-char remark

    Show marketing remark (1454 chars)

    Charming Fully Rebuilt 1-Bedroom Home with Rustic Hardwood Interior and Expansion Potential This unique property began as a mobile home; however, only the original metal exterior structure and three doors remain. The home has been completely rebuilt with new interior studding, insulation, wiring, plumbing, roof, and ceiling, offering the benefits of new construction within an established footprint. The interior features a distinctive custom finish with 1-inch thick mixed hardwood walls, including walnut, heart pine, American chestnut, maple, and rainbow poplar. Wood flooring throughout enhances the warm, rustic aesthetic. The current layout offers a 1-bedroom configuration but could easily be converted into a 2-bedroom by enclosing the left side of the front porch, providing added flexibility for future use. The home includes a kitchen equipped with stove, refrigerator, dishwasher, and microwave, along with a washer and dryer. Select furnishings will remain with the property. Exterior features include barn lumber siding, covered front and back porches, and multiple outbuildings suitable for storage or workshop space. A nearby shed includes a walk-out cellar that can serve as a storm shelter or additional storage. Conveniently located near town with easy access to shopping, dining, and other amenities. This property is ideal for a primary residence, weekend retreat, or investment opportunity, including short-term rental potential.

ⓘ 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 ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $9,235
• − Mortgage interest: −$3,249
• − Property taxes: −$870
• − Insurance: −$290
• − Repairs & maintenance: −$739
• − Management: −$739
• − Depreciation: −$1,687
• Taxable income: $1,662
• Est. tax owed @ 24.0%: −$399
• After-tax cash flow: $2,087/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: Green County
• NCES district ID: 2102340
• Math proficiency: 39% ▼ -14.00%
• Reading proficiency: 43% ▼ -16.00%
• Median HH income: $35,616
• Composite: 33.94/100
• National rank: #5332
• State rank: #30 of 165 in KY

Livability — Greensburg

• Score: 71/100
• State rank: #146
• US rank: #6845

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greensburg, KY
• Population (ZIP): 9,008

Population outlook (Green County) Hauer SSP2

• Today (2025): 10,576 people
• By 2030: 10,191 · -3.6%
• By 2040: 9,263 · -12.4%
• By 2050: 8,189 · -22.6%
• By 2075: 5,849 · -44.7%
• By 2100: 3,833 · -63.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Hispanic / Latino 3% Black 2%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 0%
• Languages at home: 97% English-only · German/W. Germanic 2%

Political lean MEDSL · Green

• 2024 margin: Solid R (+72.6) · D 13.3% · R 85.9%
• 2008→2024 swing: -21.8pp toward R · 2008: -50.8pp · 2024: -72.6pp
• All cycles: 2024: R+72.6 2020: R+67.4 2016: R+66.4 2012: R+50.9 2008: R+50.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.00%
• Current HPI: 265.9882
• 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

-20.0% since first listed

6 events — show timeline

• 2026-04-08 Relisted — HKARMLS
• 2025-10-04 Relisted — HKARMLS
• 2025-10-04 Price Changed $58,000 HKARMLS
• 2025-09-26 Delisted — HKARMLS
• 2025-06-14 Price Changed $62,000 HKARMLS
• 2025-03-25 Listed $72,500 HKARMLS

Property tax history

-2.1%/yr

Latest (2025): $75 · -2.1% YoY. Source: county tax records.