5535 Highway 41 A · Henderson, KY 42420

$99,900

3 bd · 1.0 ba · 1,220 sqft · SingleFamily · 11 Days on market

Poor condition 1.01 ac lot

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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 +24.4/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Full of character and timeless charm, this bungalow-style home offers 3 bedrooms and 1 bathroom with original hardwood flooring and beautiful wood trim throughout. Rich in craftsmanship and classic details, the home provides a fantastic opportunity for buyers looking to restore and customize a property to their personal style. While the home does require significant updating, the solid bones, spacious layout, and original features create endless potential for renovation or investment. Conveniently designed with inviting living spaces and vintage appeal, this property is ready for someone to bring it back to life.

Key facts

• Hardwood flooring
• Wood trim
• Original features

Tags

• HARDWOOD FLOORING
• WOOD TRIM
• ORIGINAL FEATURES
• SPACIOUS LAYOUT
• VINTAGE APPEAL

Property features AI

Finance

• Other: Lot sits on approximately 1.01 acres; Zoned County

Exterior

• Parking: Off-street parking
• Utilities: Propane; Septic tank
• Home design: Single-family residence; One story
• Construction: Brick construction
• Exterior features: Front porch; Shingle roof

Interior

• Bedrooms: 3 bedrooms on the main level
• Flooring: Wood
• Bathrooms: 1 full bathroom (main level)
• Interior features: Wood flooring; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).

Location & tenants

• Location reads 74/100 on livability (#114 in KY, #4,949 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, amenities F, commute F.
• Henderson County (suburban): math 40% / reading 41% proficiency, ranked #29 of 165 in KY (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Cairo Elementary School (math 67% / reading 57%, grade B, #24 of 676 statewide, top 4%, 251 students, 45% FRL).
• Zoned-school proficiency averages 62% at this address vs 40% district-wide (+22 pts) — the actual schools serving this property are materially stronger than the Henderson County average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 228 active listings in the ZIP; 92 units permitted in Henderson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Henderson County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.13% ✓
• Cap rate: 8.74%
• Cash-on-cash: 8.73%
• DSCR: 1.39
• GRM: 7.4

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: -3.1%
• Equity multiple: 0.89×
• Total profit: $-3,211
• Equity at exit: $14,895

10-year hold

• IRR: 6.7%
• Equity multiple: 1.50×
• Total profit: $13,962
• Equity at exit: $8,638

Cash invested: $27,972 (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 42420

• Home prices YoY: -31.6%
• Active inventory: 228
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,131 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $203

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 77%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-15
   statusdays on market $99,900 Pending 11 DOM
2. 2026-06-14
   days on market $99,900 Active 10 DOM
3. 2026-06-13
   days on market $99,900 Active 9 DOM
4. 2026-06-10
   days on market $99,900 Active 7 DOM
5. 2026-06-09
   days on market $99,900 Active 6 DOM
6. 2026-06-08
   days on market $99,900 Active 5 DOM
7. 2026-06-07
   status $99,900 Active 4 DOM
8. 2026-06-01
   statusdays on market $99,900 Pending 4 DOM
9. 2026-05-31
   days on market $99,900 Active 3 DOM
10. 2026-05-30
    days on market $99,900 Active 2 DOM
11. 2026-05-28
    listed $99,900 Active

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,578
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,086
• − Management: −$1,086
• − Depreciation: −$2,906
• Taxable income: $905
• Est. tax owed @ 24.0%: −$217
• After-tax cash flow: $2,225/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.

Condition & rehab AI · 13 photos

Poor 20/100 Extensive rehab

This bungalow-style home requires extensive renovations to bring it up to modern standards, with a focus on exterior painting, HVAC system replacement, and interior updates.

Repairs flagged

• Major kitchen appliances — deteriorated condition
• Major bathroom fixtures — deteriorated condition
• Major landscaping — overgrown and unkempt
• Major exterior paint — peeling and deteriorated
• Major windows — damaged frames

Value-add opportunities

• Both extensive exterior painting — enhances curb appeal and value
• Both HVAC system replacement — improves comfort and energy efficiency
• Both landscaping and yard maintenance — enhances curb appeal and value
• Both kitchen and bathroom updates — modernizes spaces and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen appliances · deteriorated condition	Major	$15,000–50,000
bathroom fixtures · deteriorated condition	Major	$15,000–50,000
landscaping · overgrown and unkempt	Major	$15,000–50,000
exterior paint · peeling and deteriorated	Major	$15,000–50,000
windows · damaged frames	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both extensive exterior painting — enhances curb appeal and value ↑
• Both HVAC system replacement — improves comfort and energy efficiency ↑
• Both landscaping and yard maintenance — enhances curb appeal and value ↑
• Both kitchen and bathroom updates — modernizes spaces and increases value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Henderson County
• NCES district ID: 2102710
• Math proficiency: 40% ▼ -19.00%
• Reading proficiency: 41% ▼ -16.00%
• Median HH income: $41,772
• Composite: 34.13/100
• National rank: #5285
• State rank: #29 of 165 in KY

Livability — Henderson

• Score: 74/100
• State rank: #114
• US rank: #4949

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 38,434

Population outlook (Henderson County) Hauer SSP2

• Today (2025): 46,910 people
• By 2030: 46,841 · -0.1%
• By 2040: 46,018 · -1.9%
• By 2050: 44,390 · -5.4%
• By 2075: 40,442 · -13.8%
• By 2100: 33,538 · -28.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 8% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Slovak 2% Romanian 1% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Henderson

• 2024 margin: Strong R (+29.2) · D 34.7% · R 64.0% · Other 1.3%
• 2008→2024 swing: -31.9pp toward R · 2008: 2.6pp · 2024: -29.2pp
• All cycles: 2024: R+29.2 2020: R+24.6 2016: R+27.7 2012: R+11.8 2008: D+2.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -95.69%
• Current HPI: 207.5676
• 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

1 event — show timeline

• 2026-05-28 Listed $99,900 HABOR