324 Beverly Dr · Princeton, KY 42445

$75,000

2 bd · 1.0 ba · 996 sqft · SingleFamily public records · 82 Days on market

Built 1958 0.75 ac lot Est $103k · 27% 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 +29.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special! This 2 bed / 1 bath property is conveniently located in the center of Princeton and would make an excellent starter home, or a solid income property to add to your portfolio. This property does need some cosmetic updating and would be a great fixer-upper at a great price for someone wanting to put their own personal touch on it. Call today for your personal tour!

Key facts

• 0.75 acre lot
• Built 1958
• Listed 82 days

Property features AI

Exterior

• Parking: Attached parking
• Utilities: Public sewer
• Home design: Single-family residence; Residential property
• Construction: Brick construction
• Exterior features: Shingle roof; Approximately 0.75-acre lot

Interior

• Kitchen: Microwave; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Electric heating; Window unit cooling
• Interior features: Eat-in kitchen
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($918 rent vs $75k).
• Recommended offer: $70k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 5.8% in Princeton — 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 (#88 in KY, #3,490 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: employment D+, commute 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.
• Zoned schools: Caldwell County Primary School (523 students, 64% FRL); Caldwell County Middle School (math 25% / reading 42%, grade F, #105 of 217 statewide, top 51%, 421 students, 55% FRL); Caldwell County High School (math 32% / reading 37%, grade F, #76 of 254 statewide, top 34%, 544 students, 43% FRL) — zoned schools at 54% FRL track the district average.
• Market conditions: 58 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $75k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $70,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 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 1958 — 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 D-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: 1.22% ✓
• Cap rate: 10.71%
• Cash-on-cash: 15.78%
• DSCR: 1.70
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $102,588
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
509 S Seminary St	0.24mi	3/1.0 (+1)	1,050 (+5%)	1mo	$120,000	$114	74
204 Ratliff St	0.17mi	3/1.0 (+1)	1,062 (+7%)	3mo	$103,000	$97	74
524 S Seminary St	0.33mi	2/1.0	1,042 (+5%)	10mo	$22,000	$21	68
108 Ratliff St	0.09mi	2/1.0	914 (-8%)	18mo	$68,000	$74	67
502 S Seminary St	0.20mi	2/1.0	1,096 (+10%)	8mo	$98,500	$90	67
102 Ratliff St	0.06mi	2/1.0	1,110 (+11%)	14mo	$114,500	$103	66
303 White St	0.61mi	2/1.0	990 (-1%)	14mo	$116,600	$118	59
212 Ratliff St	0.20mi	2/1.0	1,082 (+9%)	23mo	$69,900	$65	57
118 Jacob Dr	0.34mi	2/1.0	858 (-14%)	14mo	$100,000	$117	49
521 N Plum St Unit 1/2	0.68mi	3/1.0 (+1)	960 (-4%)	15mo	$124,000	$129	45
510 E Main St	0.64mi	3/1.0 (+1)	1,056 (+6%)	22mo	$125,000	$118	37

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

Projected returns pro-forma

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

5-year hold

• IRR: 6.6%
• Equity multiple: 1.26×
• Total profit: $5,404
• Equity at exit: $11,183

10-year hold

• IRR: 15.9%
• Equity multiple: 2.30×
• Total profit: $27,234
• Equity at exit: $6,485

Cash invested: $21,000 (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 42445

• Home prices YoY: -7.9%
• Active inventory: 58
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $918 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$24 /mo · $292/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$193
• Net cashflow: $276

Break-even live

Break-even rent $568

Max offer price $75,000

Occupancy floor 65%

Sensitivity live

Price	-10% $319	-5% $297	+0% $276	+5% $255	+10% $234
Rent	-10% $204	-5% $240	+0% $276	+5% $312	+10% $349
Rate	-1.0pp $314	-0.5pp $295	base $276	+0.5pp $257	+1.0pp $237

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-02
   days on market $75,000 Active 82 DOM
2. 2026-06-01
   days on market $75,000 Active 81 DOM
3. 2026-05-31
   days on market $75,000 Active 80 DOM
4. 2026-05-31
   days on market $75,000 Active 79 DOM
5. 2026-05-03
   price $75,000
6. 2026-03-26
   price $85,000
7. 2026-03-12
   listed $99,000 Active
8. 2006-06-21
   soldstatus $30,000
9. 1989-10-01
   soldstatus $9,400

ⓘ 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: $292 · $24/mo
• Projected year-2 tax: $645 · $54/mo
• Expected delta: +$353/yr (+$29/mo · 120.7%)

ⓘ 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,013
• − Mortgage interest: −$4,201
• − Property taxes: −$292
• − Insurance: −$375
• − Repairs & maintenance: −$881
• − Management: −$881
• − Depreciation: −$2,182
• Taxable income: $2,201
• Est. tax owed @ 24.0%: −$528
• After-tax cash flow: $2,785/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 — Princeton

• Score: 76/100
• State rank: #88
• US rank: #3490

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Princeton, KY
• Population (ZIP): 10,371

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 (88%)
• Race & ethnicity: White 88% Black 6% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Italian 3% Serbian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 1%

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: ▼ -20.07%
• Current HPI: 232.7067
• 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

+697.9% since first listed

5 events — show timeline

• 2026-05-03 Price Changed $75,000 RASKMLS
• 2026-03-26 Price Changed $85,000 RASKMLS
• 2026-03-12 Listed $99,000 RASKMLS
• 2006-06-21 Sold (Public Records) $30,000 Public Records
• 1989-10-01 Sold (Public Records) $9,400 Public Records

Property tax history

+2.0%/yr

Latest (2025): $292 · -0.4% YoY. Source: county tax records.