104 Sunny View Rd · Doe Valley, KY 40108

$195,000

2 bd · 2.0 ba · 2,613 sqft · Other · 9 Days on market

Built 1979 0.75 ac lot $75/sqft · 43% below area Est $344k · 43% under $16/mo HOA · 1% of rent ↓ 5% since listing

---

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
• Cash flow +8.0/30.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Due to no fault of its own it is back on the market. Buyers got cold feet about moving here from out of state. Located in the gated community of Doe Valley, 104 Sunny View Rd is a unique A-frame home with classic mid-century vibes on a rare double lot near the lake. This 2-bedroom, 2-bath home features soaring ceilings and large windows that highlight the open design. The great room showcases a two-story creek stone chimney with a gas fireplace, while the basement offers a huge family room with its own gas fireplace. In need of some TLC but a true diamond in the rough, this home is being sold as-is, with inspections welcome—a rare opportunity to create something special in a sought-a

Key facts

• 0.75 acre lot
• Parking
• Community pool

Property features AI

Finance

• Other: Living area reported as 2,613 total with 1,568 above grade and 1,045 below grade
• HOA & community: HOA with monthly association fee (listed as $190); Community amenities include clubhouse, golf course, marina, playground, and pool

Exterior

• Parking: Driveway
• Utilities: Electricity connected; Propane
• Home design: Single-family residence; 2 stories; Built in 1979
• Construction: Wood frame construction; Shingle roof; Poured concrete foundation
• Exterior features: Corner lot; Dead-end street location; Wooded lot; Waterfront

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: 2 bedrooms total — one on the first floor and one on the second floor
• Bathrooms: 2 full bathrooms (main-level full bathrooms indicated)
• Heating & cooling: Electric and propane heating; Central air conditioning
• Interior features: Two fireplaces (one on main level, one in finished walkout basement); Finished walkout basement; Great room on the main level; Family room in the basement; Total of 5 principal rooms (7 total rooms)
• Laundry & utility: No first-floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $195k.

Deal economics

• At list price, monthly cash flow is $-201 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (14.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (24.5% below list).
• Recommended offer: $147k (24.5% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 2.8% in Doe Valley — 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 69/100 on livability (#169 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools D+, amenities F, commute F.
• Meade County (rural): math 41% / reading 48% proficiency, ranked #21 of 165 in KY (top 13%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 173 active listings in the ZIP; 124 units permitted in Meade County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Meade County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $147,155 (24.5% 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. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.75% ✗
• Cap rate: 5.06%
• Cash-on-cash: -4.42%
• DSCR: 0.80
• GRM: 11.0

CMA / ARV

• ARV (median comp): $344,453
• List price: $195,000
• Delta: -40.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -23.8%
• Equity multiple: 0.19×
• Total profit: $-44,373
• Equity at exit: $29,075

10-year hold

• IRR: -18.7%
• Equity multiple: -0.01×
• Total profit: $-55,000
• Equity at exit: $16,860

Cash invested: $54,600 (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 40108

• Home prices YoY: -17.0%
• Active inventory: 173
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,472 medium
• Mortgage (P&I): −$1,023
• Tax est. 1.5%: −$244 /mo · $2,925/yr
• Insurance: −$81
• HOA: −$16
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $-201

Break-even live

Break-even rent $1,726

Max offer price $165,904

Occupancy floor —

Sensitivity live

Price	-10% $-66	-5% $-134	+0% $-201	+5% $-268	+10% $-336
Rent	-10% $-317	-5% $-259	+0% $-201	+5% $-143	+10% $-85
Rate	-1.0pp $-103	-0.5pp $-151	base $-201	+0.5pp $-252	+1.0pp $-303

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $16 · $192/yr
• Likely covers: gassecurity

Listing history 22 events

1. 2026-06-21
   days on market $195,000 Active 9 DOM
2. 2026-06-21
   days on market $195,000 Active 8 DOM
3. 2026-06-18
   days on market $195,000 Active 6 DOM
4. 2026-06-17
   days on market $195,000 Active 5 DOM
5. 2026-06-16
   days on market $195,000 Active 4 DOM
6. 2026-06-15
   days on market $195,000 Active 3 DOM
7. 2026-06-12
   pricedays on marketlisting id $195,000 Active 1 DOM
8. 2026-06-09
   days on market $205,000 Active 87 DOM
9. 2026-06-08
   days on market $205,000 Active 86 DOM
10. 2026-06-07
    days on market $205,000 Active 85 DOM
11. 2026-06-07
    days on market $205,000 Active 84 DOM
12. 2026-06-04
    days on market $205,000 Active 81 DOM
13. 2026-06-02
    days on market $205,000 Active 80 DOM
14. 2026-06-01
    days on market $205,000 Active 79 DOM
15. 2026-05-31
    days on market $205,000 Active 78 DOM
16. 2026-05-31
    days on market $205,000 Active 77 DOM
17. 2026-05-06
    price $205,000 608-char remark
18. 2026-04-16
    status Active 719-char remark
19. 2026-04-15
    status Pending 719-char remark
20. 2026-04-11
    price $205,000 719-char remark
21. 2026-03-13
    listed $215,000 Active 608-char remark
22. 2026-03-13
    listed $215,000 Active 719-char remark

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $17,659
• − Mortgage interest: −$10,923
• − Property taxes: −$2,925
• − Insurance: −$975
• − Repairs & maintenance: −$1,413
• − Management: −$1,413
• − HOA: −$192
• − Depreciation: −$5,673
• Taxable loss: −$5,855
• Est. tax savings @ 24.0%: +$1,405
• After-tax cash flow: $-1,008/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: Meade County
• NCES district ID: 2104050
• Math proficiency: 41% ▼ -15.00%
• Reading proficiency: 48% ▼ -12.00%
• Median HH income: $49,628
• Composite: 38.17/100
• National rank: #4265
• State rank: #21 of 165 in KY

Livability — Doe Valley

• Score: 69/100
• State rank: #169
• US rank: #8518

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

• Census place: Doe Valley, KY
• Population (ZIP): 12,469

Population outlook (Meade County) Hauer SSP2

• Today (2025): 26,977 people
• By 2030: 26,162 · -3.0%
• By 2040: 24,029 · -10.9%
• By 2050: 21,658 · -19.7%
• By 2075: 16,994 · -37.0%
• By 2100: 15,586 · -42.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 4% Asian 1%
• Common ancestry: Serbian 1% Italian 1% Romanian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Meade

• 2024 margin: Solid R (+52.1) · D 23.2% · R 75.3% · Other 1.5%
• 2008→2024 swing: -31.1pp toward R · 2008: -20.9pp · 2024: -52.1pp
• All cycles: 2024: R+52.1 2020: R+46.4 2016: R+46.1 2012: R+22.8 2008: R+20.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.25%
• Current HPI: 205.7001
• 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

-4.9% since first listed

3 events — show timeline

• 2026-06-12 Listed $195,000 Metro Search MLS
• 2026-05-06 Price Changed $205,000 HKARMLS
• 2026-04-11 Price Changed $205,000 Metro Search MLS

Property tax history

-0.2%/yr

Latest (2025): $102 · -1.1% YoY. Source: county tax records.