18 Maysville Ave · Mount Sterling, KY 40353

$190,000

4 bd · 1.5 ba · 2,644 sqft · SingleFamily public records · 168 Days on market

7,405 sqft lot $72/sqft · 39% below area Est $310k · 39% under

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Why this score? — see what drove the C- 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 +17.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• 1% rule +3.5/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover this spacious 4-bedroom, 2-bath home offering approximately 2,625 sq ft of living space in Mt. Sterling, KY. With classic character, flexible living areas, and room to grow, this property is a standout opportunity for buyers seeking value and potential in Montgomery County. The large eat-in kitchen is perfectly suited for everyday meals and entertaining, while the inviting living room fireplace creates a warm, comfortable retreat year-round. The flexible floor plan allows each room to serve your unique needs — whether a home office, guest room, or hobby space. Step outside to the outdoor patio, an ideal space for morning coffee, weekend gatherings, or simply unwinding after a long day. The detached one-car garage offers added convenience and generous storage capacity. Whether you're a first-time buyer, investor, or looking to plant roots in a welcoming Kentucky community, this home delivers a solid foundation with exceptional upside.

Key facts

• 7,405 sq ft lot
• Garage
• Listed 168 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $134 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (15.1% below list).
• Recommended offer: $161k (15.1% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 3.5% in Mount Sterling — 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 64/100 on livability (#297 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment F.
• Montgomery County (rural): math 24% / reading 44% proficiency, ranked #76 of 165 in KY (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 114 active listings in the ZIP; 56 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Montgomery County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 168 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 22y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $161,252 (15.1% below list)

Questions for the listing agent

1. It's been on market 168 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.85% ✗
• Cap rate: 7.14%
• Cash-on-cash: 3.01%
• DSCR: 1.13
• GRM: 9.8

CMA / ARV

• ARV (median comp): $309,675
• List price: $190,000
• Delta: -38.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
327 N Maysville St	0.25mi	4/1.5	2,310 (-13%)	3mo	$200,000	$87	65
610 Virginia Ave	0.32mi	5/2.5 (+1)	2,792 (+6%)	6mo	$338,500	$121	61
209 Holt Ave	0.30mi	4/2.0	2,293 (-13%)	1mo	$359,000	$157	61
1004 Ashlyn Dr	0.58mi	3/2.5 (-1)	2,599 (-2%)	5mo	$315,000	$121	57
208 Holt Ave	0.33mi	4/2.5	2,930 (+11%)	7mo	$268,000	$91	57
424 Vista Ct	0.71mi	4/2.0	2,500 (-5%)	1mo	$265,000	$106	55
231 Winn St	0.21mi	3/2.0 (-1)	2,288 (-14%)	7mo	$60,000	$26	55
211 Antwerp Ave	0.41mi	3/2.5 (-1)	2,295 (-13%)	3mo	$272,500	$119	47
221 Holt Ave	0.31mi	4/1.5	2,256 (-15%)	17mo	$200,000	$89	47
576 Cardinal Dr	0.48mi	3/2.0 (-1)	2,429 (-8%)	14mo	$280,000	$115	45
236 W High St	0.54mi	3/2.5 (-1)	2,877 (+9%)	9mo	$200,000	$70	44
1108 Sierra Ct	0.51mi	5/3.5 (+1)	3,000 (+14%)	17mo	$364,000	$121	27

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: -11.6%
• Equity multiple: 0.58×
• Total profit: $-22,359
• Equity at exit: $28,330

10-year hold

• IRR: -2.5%
• Equity multiple: 0.83×
• Total profit: $-8,844
• Equity at exit: $16,428

Cash invested: $53,200 (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 40353

• Home prices YoY: -24.4%
• Active inventory: 114
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,613 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$65 /mo · $777/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $134

Break-even live

Break-even rent $1,443

Max offer price $190,000

Occupancy floor 87%

Sensitivity live

Price	-10% $241	-5% $187	+0% $134	+5% $80	+10% $26
Rent	-10% $6	-5% $70	+0% $134	+5% $197	+10% $261
Rate	-1.0pp $229	-0.5pp $182	base $134	+0.5pp $84	+1.0pp $34

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 42 events

1. 2026-06-18
   days on market $190,000 Active 168 DOM
2. 2026-06-17
   days on market $190,000 Active 167 DOM
3. 2026-06-16
   days on market $190,000 Active 166 DOM
4. 2026-06-15
   days on market $190,000 Active 165 DOM
5. 2026-06-14
   days on market $190,000 Active 163 DOM
6. 2026-06-13
   days on market $190,000 Active 162 DOM
7. 2026-06-10
   days on market $190,000 Active 160 DOM
8. 2026-06-09
   days on market $190,000 Active 159 DOM
9. 2026-06-08
   days on market $190,000 Active 158 DOM
10. 2026-06-07
    days on market $190,000 Active 157 DOM
11. 2026-06-03
    days on market $190,000 Active 153 DOM
12. 2026-06-02
    days on market $190,000 Active 152 DOM
13. 2026-06-01
    days on market $190,000 Active 151 DOM
14. 2026-05-31
    days on market $190,000 Active 150 DOM
15. 2026-05-31
    days on market $190,000 Active 149 DOM
16. 2026-04-07
    price $190,000 962-char remark

    Show marketing remark (962 chars)

    Discover this spacious 4-bedroom, 2-bath home offering approximately 2,625 sq ft of living space in Mt. Sterling, KY. With classic character, flexible living areas, and room to grow, this property is a standout opportunity for buyers seeking value and potential in Montgomery County. The large eat-in kitchen is perfectly suited for everyday meals and entertaining, while the inviting living room fireplace creates a warm, comfortable retreat year-round. The flexible floor plan allows each room to serve your unique needs — whether a home office, guest room, or hobby space. Step outside to the outdoor patio, an ideal space for morning coffee, weekend gatherings, or simply unwinding after a long day. The detached one-car garage offers added convenience and generous storage capacity. Whether you're a first-time buyer, investor, or looking to plant roots in a welcoming Kentucky community, this home delivers a solid foundation with exceptional upside.

17. 2026-03-04
    price $195,000 962-char remark

    Show marketing remark (962 chars)

    Discover this spacious 4-bedroom, 2-bath home offering approximately 2,625 sq ft of living space in Mt. Sterling, KY. With classic character, flexible living areas, and room to grow, this property is a standout opportunity for buyers seeking value and potential in Montgomery County. The large eat-in kitchen is perfectly suited for everyday meals and entertaining, while the inviting living room fireplace creates a warm, comfortable retreat year-round. The flexible floor plan allows each room to serve your unique needs — whether a home office, guest room, or hobby space. Step outside to the outdoor patio, an ideal space for morning coffee, weekend gatherings, or simply unwinding after a long day. The detached one-car garage offers added convenience and generous storage capacity. Whether you're a first-time buyer, investor, or looking to plant roots in a welcoming Kentucky community, this home delivers a solid foundation with exceptional upside.

18. 2026-01-30
    price $199,000 962-char remark

    Show marketing remark (962 chars)

    Discover this spacious 4-bedroom, 2-bath home offering approximately 2,625 sq ft of living space in Mt. Sterling, KY. With classic character, flexible living areas, and room to grow, this property is a standout opportunity for buyers seeking value and potential in Montgomery County. The large eat-in kitchen is perfectly suited for everyday meals and entertaining, while the inviting living room fireplace creates a warm, comfortable retreat year-round. The flexible floor plan allows each room to serve your unique needs — whether a home office, guest room, or hobby space. Step outside to the outdoor patio, an ideal space for morning coffee, weekend gatherings, or simply unwinding after a long day. The detached one-car garage offers added convenience and generous storage capacity. Whether you're a first-time buyer, investor, or looking to plant roots in a welcoming Kentucky community, this home delivers a solid foundation with exceptional upside.

19. 2026-01-01
    listed $200,000 Active 962-char remark

    Show marketing remark (962 chars)

    Discover this spacious 4-bedroom, 2-bath home offering approximately 2,625 sq ft of living space in Mt. Sterling, KY. With classic character, flexible living areas, and room to grow, this property is a standout opportunity for buyers seeking value and potential in Montgomery County. The large eat-in kitchen is perfectly suited for everyday meals and entertaining, while the inviting living room fireplace creates a warm, comfortable retreat year-round. The flexible floor plan allows each room to serve your unique needs — whether a home office, guest room, or hobby space. Step outside to the outdoor patio, an ideal space for morning coffee, weekend gatherings, or simply unwinding after a long day. The detached one-car garage offers added convenience and generous storage capacity. Whether you're a first-time buyer, investor, or looking to plant roots in a welcoming Kentucky community, this home delivers a solid foundation with exceptional upside.

20. 2024-12-09
    historical
21. 2024-12-02
    price $198,500
22. 2024-11-17
    price $199,000
23. 2024-11-06
    price $209,000
24. 2024-10-23
    price $213,000
25. 2024-10-10
    price $216,000
26. 2024-09-25
    price $221,000
27. 2024-09-19
    listed $231,000 Active
28. 2022-06-29
    soldstatus $177,500
29. 2022-06-21
    soldstatus $177,500 Closed
30. 2022-04-07
    status Pending
31. 2022-04-01
    listed $175,000 Active
32. 2021-12-09
    historical
33. 2021-11-01
    price $175,000
34. 2021-10-21
    listed $180,000 Active
35. 2020-08-27
    soldstatus $152,900 Sold
36. 2020-08-26
    soldstatus $152,900
37. 2020-07-09
    status Pending
38. 2020-07-03
    listed $145,900 Active
39. 2005-08-25
    historical
40. 2005-04-19
    listed $105,000
41. 2004-11-30
    historical
42. 2004-09-27
    listed $119,500

ⓘ 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: $777 · $65/mo
• Projected year-2 tax: $1,634 · $136/mo
• Expected delta: +$857/yr (+$71/mo · 110.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 5% 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: $19,350
• − Mortgage interest: −$10,643
• − Property taxes: −$777
• − Insurance: −$950
• − Repairs & maintenance: −$1,548
• − Management: −$1,548
• − Depreciation: −$5,527
• Taxable loss: −$1,643
• Est. tax savings @ 24.0%: +$394
• After-tax cash flow: $1,998/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: Montgomery County
• NCES district ID: 2104250
• Math proficiency: 24% ▼ -21.00%
• Reading proficiency: 44% ▼ -14.00%
• Median HH income: $38,262
• Composite: 28.32/100
• National rank: #6782
• State rank: #76 of 165 in KY

Livability — Mount Sterling

• Score: 64/100
• State rank: #297
• US rank: #14214

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Sterling, KY
• County: Montgomery County · 22,725 people
• City population: 22,725
• Metro: Mount Sterling, KY
• Population (ZIP): 22,725
• Household income: $57,329
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 454.0

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 29,814 people
• By 2030: 30,705 · +3.0%
• By 2040: 32,189 · +8.0%
• By 2050: 33,131 · +11.1%
• By 2075: 33,991 · +14.0%
• By 2100: 32,097 · +7.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Two or more races 4% Black 3%
• Common ancestry: Italian 2% Slovak 1% Scottish 1%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+46.6) · D 26.0% · R 72.6% · Other 1.5%
• 2008→2024 swing: -30.0pp toward R · 2008: -16.6pp · 2024: -46.6pp
• All cycles: 2024: R+46.6 2020: R+41.8 2016: R+41.1 2012: R+26.3 2008: R+16.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.89%
• Current HPI: 229.2128
• Rent YoY: —
• Metro: Mount Sterling, 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

+59.0% since first listed

27 events — show timeline

• 2026-04-07 Price Changed $190,000 ImagineMLS
• 2026-03-04 Price Changed $195,000 ImagineMLS
• 2026-01-30 Price Changed $199,000 ImagineMLS
• 2026-01-01 Listed $200,000 ImagineMLS
• 2024-12-09 Listing Removed — ImagineMLS
• 2024-12-02 Price Changed $198,500 ImagineMLS
• 2024-11-17 Price Changed $199,000 ImagineMLS
• 2024-11-06 Price Changed $209,000 ImagineMLS
• 2024-10-23 Price Changed $213,000 ImagineMLS
• 2024-10-10 Price Changed $216,000 ImagineMLS
• 2024-09-25 Price Changed $221,000 ImagineMLS
• 2024-09-19 Listed $231,000 ImagineMLS
• 2022-06-29 Sold (Public Records) $177,500 Public Records
• 2022-06-21 Sold (MLS) $177,500 ImagineMLS
• 2022-04-07 Pending — ImagineMLS
• 2022-04-01 Listed $175,000 ImagineMLS
• 2021-12-09 Listing Removed — ImagineMLS
• 2021-11-01 Price Changed $175,000 ImagineMLS
• 2021-10-21 Listed $180,000 ImagineMLS
• 2020-08-27 Sold (MLS) $152,900 ImagineMLS
• 2020-08-26 Sold (Public Records) $152,900 Public Records
• 2020-07-09 Pending — ImagineMLS
• 2020-07-03 Listed $145,900 ImagineMLS
• 2005-08-25 Listing Removed — ImagineMLS
• 2005-04-19 Listed $105,000 ImagineMLS
• 2004-11-30 Listing Removed — ImagineMLS
• 2004-09-27 Listed $119,500 ImagineMLS