8100 Lebanon Rd · Danville, KY 40422

$1

3 bd · 2.0 ba · 2,001 sqft · Other public records · 38 Days on market

Built 2001 9.46 ac lot

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.5/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Absolute Auction Saturday May 9, 2026, at 10am by Swisher Bros Auction. Discover the perfect blend of privacy, acreage, and convenience with this 3-bedroom, 2 full bath home situated on just under 10 beautiful acres. Whether you're looking for a country retreat, hobby farm, or investment opportunity, this property offers incredible potential in a highly desirable location. Conveniently positioned within 6 miles of Highway 127, offering quick access to surrounding communities. Interior features include a comfortable living room plus an additional family room with dedicated office space, providing excellent flexibility for work or recreation. The open concept kitchen and dining area creates a

Key facts

• 9.46 acre lot
• Built 2001
• Listed 38 days

Property features AI

Finance

• Other: Lot size about 9.457 acres

Exterior

• Parking: Driveway
• Utilities: Lagoon sewer system; Electricity connected; Water connected
• Home design: House; One story
• Construction: Brick veneer exterior; Metal roof; Block foundation; Built area approximately 2,001
• Exterior features: Shed(s); Workshop; Partial wire fencing; Public water

Interior

• Kitchen: Eat-in kitchen; No built-in appliances listed
• Bedrooms: Primary bedroom on the first floor
• Flooring: Carpet; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Heat pump; Electric cooling
• Interior features: Eat-in kitchen; Primary bedroom on the first floor; Ceiling fan(s); Insulated windows with screens
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry on the main level

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $1 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $1.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).
• Cap rate 1319547.6% vs local median 3.0% in Danville — 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 77/100 on livability (#85 in KY, #3,148 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Boyle County (town): math 49% / reading 57% proficiency, ranked #7 of 165 in KY (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Woodlawn Elementary School (math 50% / reading 61%, grade C, #60 of 676 statewide, top 9%, 660 students, 44% FRL); Boyle County Middle School (math 52% / reading 58%, grade B-, #9 of 217 statewide, top 5%, 679 students, 50% FRL); Boyle County High School (math 42% / reading 57%, grade D, #13 of 254 statewide, top 5%, 884 students, 45% FRL).
• Market conditions: 165 active listings in the ZIP; 85 units permitted in Boyle County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $0 of loan paydown is wiped out by about $0 of value loss. Plan a longer hold.
• Boyle County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $0 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($0) is reasonable based on typical stale-listing flexibility.

Recommended offer $1

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 5% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 139193.00% ✓
• Cap rate: 1319547.64%
• Cash-on-cash: 4712647.67%
• DSCR: 209687.30
• GRM: 0.0

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: —
• Equity multiple: 250201.29×
• Total profit: $70,056
• Equity at exit: $0

10-year hold

• IRR: —
• Equity multiple: 540252.74×
• Total profit: $151,270
• Equity at exit: $0

Cash invested: $0 (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 40422

• Home prices YoY: -12.8%
• Active inventory: 165

Monthly cashflow live

• Estimated rent: $1,392 medium
• Mortgage (P&I): −$0
• Tax est. 1.5%: −$0 /mo · $0/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $1,100

Break-even live

Break-even rent —

Max offer price $1

Occupancy floor 16%

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: $0
• Closing costs: $0
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-10
   status Pending
2. 2026-04-01
   listed $1 Active
3. 2000-11-11
   soldstatus $60,000
4. 1998-03-01
   soldstatus $44,500

ⓘ 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 4/10 Moderate 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 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: $16,703
• − Mortgage interest: −$0
• − Property taxes: −$0
• − Insurance: −$0
• − Repairs & maintenance: −$1,336
• − Management: −$1,336
• − Depreciation: −$0
• Taxable income: $14,031
• Est. tax owed @ 24.0%: −$3,367
• After-tax cash flow: $9,828/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: Boyle County
• NCES district ID: 2100630
• Math proficiency: 49% ▼ -18.00%
• Reading proficiency: 57% ▼ -18.00%
• Median HH income: $48,352
• Composite: 45.09/100
• National rank: #2692
• State rank: #7 of 165 in KY

Livability — Danville

• Score: 77/100
• State rank: #85
• US rank: #3148

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Boyle County · 25,950 people
• City population: 25,950
• Metro: Danville, KY
• Population (ZIP): 25,950
• Household income: $59,615
• Rent vs Own: 36.1% rent · 63.9% own
• Severe rent burden: 1047.0

Population outlook (Boyle County) Hauer SSP2

• Today (2025): 31,908 people
• By 2030: 32,875 · +3.0%
• By 2040: 34,549 · +8.3%
• By 2050: 36,095 · +13.1%
• By 2075: 39,800 · +24.7%
• By 2100: 40,157 · +25.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 9% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Boyle

• 2024 margin: Strong R (+29.0) · D 34.7% · R 63.7% · Other 1.5%
• 2008→2024 swing: -5.8pp toward R · 2008: -23.2pp · 2024: -29.0pp
• All cycles: 2024: R+29.0 2020: R+24.7 2016: R+29.1 2012: R+26.1 2008: R+23.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.55%
• Current HPI: 262.516
• Rent YoY: —
• Metro: Danville, 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

+34.8% since first listed

4 events — show timeline

• 2026-05-10 Pending — ImagineMLS
• 2026-04-01 Listed $1 ImagineMLS
• 2000-11-11 Sold (Public Records) $60,000 Public Records
• 1998-03-01 Sold (Public Records) $44,500 Public Records