14 Braxton Ln · Mount Vernon, KY 40456

$177,000

3 bd · 2.0 ba · 1,334 sqft · SingleFamily · 102 Days on market

Built 2013 0.75 ac lot $133/sqft · 24% below area Est $232k · 24% under ↓ 4% since listing

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +3.7/30.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

BACK ON THE MARKET! NO fault of Seller!! Here's your chance before its gone. Located in a $0 money down location if you qualify 100% Rural Housing Loan. First time home buyers, downsizers come on and escape to a peaceful country setting with this charming and well-maintained 3-bedroom, 2-bath home just minutes from Berea. Imagine unwinding after a long day on the inviting covered front porch, the perfect spot to relax and enjoy the quiet surroundings. Spacious Great Room featuring beautiful hardwood flooring, offering plenty of room to gather, entertain, or simply relax. The large eat-in kitchen provides abundant cabinetry and space for cooking and casual dining. The primary suite offers comfort and privacy with its own full bath, while the additional bedrooms provide flexibility for family, guests, or a home office. Major updates provide peace of mind, including a new heat pump and hot water heater installed in 2025. Schedule your private showing today before this opportunity is gone.

Key facts

• Covered front porch
• Hardwood flooring
• Large eat-in kitchen

Tags

• COVERED FRONT PORCH
• HARDWOOD FLOORING
• LARGE EAT-IN KITCHEN
• ABUNDANT CABINETRY
• PRIMARY SUITE
• FULL BATH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $177k.

Deal economics

• At list price, monthly cash flow is $-519 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $102k (42.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $89k (49.6% below list).
• Recommended offer: $89k (49.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#321 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: housing C-, amenities F, commute F.
• Rockcastle County (rural): math 23% / reading 40% proficiency, ranked #102 of 165 in KY (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Roundstone Elementary School (math 42% / reading 47%, grade F, #148 of 676 statewide, top 24%, 247 students, 71% FRL); Rockcastle County Middle School (math 20% / reading 43%, grade F, #125 of 217 statewide, top 63%, 578 students, 63% FRL); Rockcastle County High School (math 22% / reading 32%, grade F, #158 of 254 statewide, top 68%, 819 students, 64% FRL).
• Market conditions: 64 active listings in the ZIP.

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Rockcastle County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($161k) is reasonable based on typical stale-listing flexibility.
• 2 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: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $89,156 (49.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 50% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.50% ✗
• Cap rate: 2.78%
• Cash-on-cash: -12.56%
• DSCR: 0.44
• GRM: 16.5

CMA / ARV

• ARV (median comp): $231,589
• List price: $177,000
• Delta: -23.57%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.5%
• Equity multiple: 2.28×
• Total profit: $63,365
• Equity at exit: $159,456

10-year hold

• IRR: 15.1%
• Equity multiple: 5.29×
• Total profit: $212,614
• Equity at exit: $343,872

Cash invested: $49,560 (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 40456

• Home prices YoY: 11.6%
• Active inventory: 64
• Price-to-rent: 16.5×

Monthly cashflow live

• Estimated rent: $892 medium
• Mortgage (P&I): −$928
• Tax est. 1.5%: −$221 /mo · $2,655/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $-519

Break-even live

Break-even rent $1,548

Max offer price $101,918

Occupancy floor —

Sensitivity live

Price	-10% $-397	-5% $-458	+0% $-519	+5% $-580	+10% $-641
Rent	-10% $-589	-5% $-554	+0% $-519	+5% $-484	+10% $-448
Rate	-1.0pp $-430	-0.5pp $-474	base $-519	+0.5pp $-565	+1.0pp $-611

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: $44,250
• Closing costs: $5,310
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $177,000 Active 102 DOM
2. 2026-06-19
   days on market $177,000 Active 100 DOM
3. 2026-06-18
   days on market $177,000 Active 99 DOM
4. 2026-06-17
   days on market $177,000 Active 98 DOM
5. 2026-06-16
   days on market $177,000 Active 97 DOM
6. 2026-06-15
   days on market $177,000 Active 96 DOM
7. 2026-06-14
   days on market $177,000 Active 94 DOM
8. 2026-06-13
   days on market $177,000 Active 93 DOM
9. 2026-06-10
   days on market $177,000 Active 91 DOM
10. 2026-06-09
    days on market $177,000 Active 90 DOM
11. 2026-06-08
    days on market $177,000 Active 89 DOM
12. 2026-06-07
    days on market $177,000 Active 88 DOM
13. 2026-06-05
    days on market $177,000 Active 85 DOM
14. 2026-06-03
    days on market $177,000 Active 84 DOM
15. 2026-06-02
    days on market $177,000 Active 83 DOM
16. 2026-06-01
    days on market $177,000 Active 82 DOM
17. 2026-05-31
    days on market $177,000 Active 81 DOM
18. 2026-05-30
    days on market $177,000 Active 80 DOM
19. 2026-04-29
    status Active 1008-char remark

    Show marketing remark (1008 chars)

    BACK ON THE MARKET! NO fault of Seller!! Here's your chance before its gone. Located in a $0 money down location if you qualify 100% Rural Housing Loan. First time home buyers, downsizers come on and escape to a peaceful country setting with this charming and well-maintained 3-bedroom, 2-bath home just minutes from Berea. Imagine unwinding after a long day on the inviting covered front porch, the perfect spot to relax and enjoy the quiet surroundings. Spacious Great Room featuring beautiful hardwood flooring, offering plenty of room to gather, entertain, or simply relax. The large eat-in kitchen provides abundant cabinetry and space for cooking and casual dining. The primary suite offers comfort and privacy with its own full bath, while the additional bedrooms provide flexibility for family, guests, or a home office. Major updates provide peace of mind, including a new heat pump and hot water heater installed in 2025. Schedule your private showing today before this opportunity is gone.

20. 2026-04-24
    historical Contingent 1008-char remark

    Show marketing remark (1008 chars)

    BACK ON THE MARKET! NO fault of Seller!! Here's your chance before its gone. Located in a $0 money down location if you qualify 100% Rural Housing Loan. First time home buyers, downsizers come on and escape to a peaceful country setting with this charming and well-maintained 3-bedroom, 2-bath home just minutes from Berea. Imagine unwinding after a long day on the inviting covered front porch, the perfect spot to relax and enjoy the quiet surroundings. Spacious Great Room featuring beautiful hardwood flooring, offering plenty of room to gather, entertain, or simply relax. The large eat-in kitchen provides abundant cabinetry and space for cooking and casual dining. The primary suite offers comfort and privacy with its own full bath, while the additional bedrooms provide flexibility for family, guests, or a home office. Major updates provide peace of mind, including a new heat pump and hot water heater installed in 2025. Schedule your private showing today before this opportunity is gone.

21. 2026-04-13
    price $177,000 1008-char remark

    Show marketing remark (1008 chars)

    BACK ON THE MARKET! NO fault of Seller!! Here's your chance before its gone. Located in a $0 money down location if you qualify 100% Rural Housing Loan. First time home buyers, downsizers come on and escape to a peaceful country setting with this charming and well-maintained 3-bedroom, 2-bath home just minutes from Berea. Imagine unwinding after a long day on the inviting covered front porch, the perfect spot to relax and enjoy the quiet surroundings. Spacious Great Room featuring beautiful hardwood flooring, offering plenty of room to gather, entertain, or simply relax. The large eat-in kitchen provides abundant cabinetry and space for cooking and casual dining. The primary suite offers comfort and privacy with its own full bath, while the additional bedrooms provide flexibility for family, guests, or a home office. Major updates provide peace of mind, including a new heat pump and hot water heater installed in 2025. Schedule your private showing today before this opportunity is gone.

22. 2026-03-06
    listed $185,000 Active 1008-char remark

    Show marketing remark (1008 chars)

    BACK ON THE MARKET! NO fault of Seller!! Here's your chance before its gone. Located in a $0 money down location if you qualify 100% Rural Housing Loan. First time home buyers, downsizers come on and escape to a peaceful country setting with this charming and well-maintained 3-bedroom, 2-bath home just minutes from Berea. Imagine unwinding after a long day on the inviting covered front porch, the perfect spot to relax and enjoy the quiet surroundings. Spacious Great Room featuring beautiful hardwood flooring, offering plenty of room to gather, entertain, or simply relax. The large eat-in kitchen provides abundant cabinetry and space for cooking and casual dining. The primary suite offers comfort and privacy with its own full bath, while the additional bedrooms provide flexibility for family, guests, or a home office. Major updates provide peace of mind, including a new heat pump and hot water heater installed in 2025. Schedule your private showing today before this opportunity is gone.

ⓘ 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 7/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥101°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $10,699
• − Mortgage interest: −$9,915
• − Property taxes: −$2,655
• − Insurance: −$885
• − Repairs & maintenance: −$856
• − Management: −$856
• − Depreciation: −$5,149
• Taxable loss: −$9,617
• Est. tax savings @ 24.0%: +$2,308
• After-tax cash flow: $-3,918/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: Rockcastle County
• NCES district ID: 2105070
• Math proficiency: 23% ▼ -21.00%
• Reading proficiency: 40% ▼ -18.00%
• Median HH income: $30,809
• Composite: 25.55/100
• National rank: #7430
• State rank: #102 of 165 in KY

Livability — Mount Vernon

• Score: 63/100
• State rank: #321
• US rank: #15406

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,324

Population outlook (Rockcastle County) Hauer SSP2

• Today (2025): 17,003 people
• By 2030: 16,913 · -0.5%
• By 2040: 16,504 · -2.9%
• By 2050: 15,697 · -7.7%
• By 2075: 13,724 · -19.3%
• By 2100: 11,369 · -33.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Serbian 1% Italian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Rockcastle

• 2024 margin: Solid R (+73.1) · D 12.8% · R 85.9% · Other 1.3%
• 2008→2024 swing: -19.8pp toward R · 2008: -53.4pp · 2024: -73.1pp
• All cycles: 2024: R+73.1 2020: R+69.9 2016: R+70.2 2012: R+63.2 2008: R+53.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 23.63%
• Current HPI: 227.3369
• 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

-4.3% since first listed

4 events — show timeline

• 2026-04-29 Relisted — ImagineMLS
• 2026-04-24 Contingent — ImagineMLS
• 2026-04-13 Price Changed $177,000 ImagineMLS
• 2026-03-06 Listed $185,000 ImagineMLS