132 Wilderness Rd · Danville, KY 40422

$162,000

4 bd · 1.0 ba · 1,542 sqft · Other public records · 25 Days on market

Built 1935 0.30 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 +16.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• 1% rule +4.4/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious home, eat in kitchen, fourth bedroom could be dining area. As is, welcome inspections, close to town, fenced in back yard, black top drive.

Key facts

• Convenient access
• Spacious lot
• Functional layout

Tags

• SPACIOUS LOT
• FUNCTIONAL LAYOUT
• CONVENIENT ACCESS

Property features AI

Finance

• Other: Parcel number D08-008-017

Exterior

• Parking: Detached garage; Driveway parking; Off-street parking
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Sewer connected; Water connected
• Home design: One-level home
• Construction: Vinyl siding; Shingle roof; Block and pillar/post/pier foundation; Built area approximately 1,460 total
• Exterior features: Many trees on the lot; Chain link partial fencing

Interior

• Kitchen: Dishwasher; Refrigerator; Range
• Bedrooms: 7 total rooms (including bedrooms and living spaces)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Electric cooling
• Interior features: Eat-in kitchen; Primary bedroom on the first floor; Ceiling fans; Storm windows; Window treatments and blinds; Window screens; Interior entry basement; Partial unfinished basement with sump pump; Fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup on the main level

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $162k.

Deal economics

• At list price, monthly cash flow is $87 ($1k/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 $153k (5.8% below list).
• Recommended offer: $153k (5.8% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 2.8% 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.
• Danville Independent (town): math 26% / reading 35% proficiency, ranked #110 of 165 in KY (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mary G. Hogsett Primary School (367 students, 81% FRL); John W. Bate Middle School (math 19% / reading 37%, grade F, #165 of 217 statewide, top 77%, 399 students, 66% FRL); Danville High School (math 32% / reading 32%, grade F, #97 of 254 statewide, top 46%, 481 students, 63% FRL).
• Market conditions: 166 active listings in the ZIP; 85 units permitted in Boyle County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($60k/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 $5k 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.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y ago 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.
• Current owner paid $42k; list at $162k implies a 281% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $152,671 (5.8% below list)

Questions for the listing agent

1. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.94% ✗
• Cap rate: 6.93%
• Cash-on-cash: 2.29%
• DSCR: 1.10
• GRM: 8.8

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: -12.7%
• Equity multiple: 0.54×
• Total profit: $-20,715
• Equity at exit: $24,155

10-year hold

• IRR: -3.6%
• Equity multiple: 0.76×
• Total profit: $-10,846
• Equity at exit: $14,007

Cash invested: $45,360 (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: 166
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,527 medium
• Mortgage (P&I): −$850
• Tax est. 1.5%: −$202 /mo · $2,430/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $87

Break-even live

Break-even rent $1,417

Max offer price $162,000

Occupancy floor 89%

Sensitivity live

Price	-10% $199	-5% $143	+0% $87	+5% $31	+10% $-25
Rent	-10% $-34	-5% $26	+0% $87	+5% $147	+10% $207
Rate	-1.0pp $168	-0.5pp $128	base $87	+0.5pp $45	+1.0pp $2

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: $40,500
• Closing costs: $4,860
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $162,000 Active 25 DOM
2. 2026-06-19
   days on market $162,000 Active 23 DOM
3. 2026-06-18
   days on market $162,000 Active 22 DOM
4. 2026-06-17
   days on market $162,000 Active 21 DOM
5. 2026-06-16
   days on market $162,000 Active 20 DOM
6. 2026-06-15
   days on market $162,000 Active 19 DOM
7. 2026-06-14
   days on market $162,000 Active 17 DOM
8. 2026-06-12
   remarks 450-char remark
9. 2026-06-12
   pricedays on market $162,000 Active 16 DOM
10. 2026-06-09
    days on market $169,900 Active 13 DOM
11. 2026-06-08
    days on market $169,900 Active 12 DOM
12. 2026-06-07
    days on market $169,900 Active 11 DOM
13. 2026-06-07
    days on market $169,900 Active 10 DOM
14. 2026-06-02
    days on market $169,900 Active 6 DOM
15. 2026-06-01
    days on market $169,900 Active 5 DOM
16. 2026-05-31
    days on market $169,900 Active 4 DOM
17. 2026-05-30
    days on market $169,900 Active 3 DOM
18. 2026-05-26
    listed $169,900 Active
19. 2006-10-03
    soldstatus $42,500 148-char remark

    Show marketing remark (148 chars)

    Spacious home, eat in kitchen, fourth bedroom could be dining area. As is, welcome inspections, close to town, fenced in back yard, black top drive.

20. 2006-09-11
    soldstatus $42,500
21. 2006-08-03
    listed $42,500 148-char remark

    Show marketing remark (148 chars)

    Spacious home, eat in kitchen, fourth bedroom could be dining area. As is, welcome inspections, close to town, fenced in back yard, black top drive.

22. 2005-11-29
    soldstatus $12,000 635-char remark

    Show marketing remark (635 chars)

    New price! Great investment opportunity! Located in the heart of Danville. This charmer is in need of a little TLC, but could be restored to be an absolute doll house. 3 bedrooms and 1 full bath, eat in kitchen, covered front porch and nice sized yard. Investment potential as single family residence or rental. Corporate owned property in need of repairs. Seller is not warranting any aspect of this property. Property is being sold as is, where is. Buyer to satisfy themselves regarding lot size, square footage and systems. Pre-approval or proof of funds required. Make and offer! Directions: Main Street to Wilderness Road (HWY 34)

23. 2005-03-04
    listed $24,900 635-char remark

    Show marketing remark (635 chars)

    New price! Great investment opportunity! Located in the heart of Danville. This charmer is in need of a little TLC, but could be restored to be an absolute doll house. 3 bedrooms and 1 full bath, eat in kitchen, covered front porch and nice sized yard. Investment potential as single family residence or rental. Corporate owned property in need of repairs. Seller is not warranting any aspect of this property. Property is being sold as is, where is. Buyer to satisfy themselves regarding lot size, square footage and systems. Pre-approval or proof of funds required. Make and offer! Directions: Main Street to Wilderness Road (HWY 34)

24. 2001-06-29
    soldstatus $44,000
25. 2000-06-01
    soldstatus $26,500
26. 1988-03-01
    soldstatus $30,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $18,321
• − Mortgage interest: −$9,075
• − Property taxes: −$2,430
• − Insurance: −$810
• − Repairs & maintenance: −$1,466
• − Management: −$1,466
• − Depreciation: −$4,713
• Taxable loss: −$1,638
• Est. tax savings @ 24.0%: +$393
• After-tax cash flow: $1,432/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: Danville Independent
• NCES district ID: 2101440
• Math proficiency: 26% ▼ -14.00%
• Reading proficiency: 35% ▼ -16.00%
• Median HH income: $34,215
• Composite: 25.08/100
• National rank: #7535
• State rank: #110 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

• Census place: Danville, KY
• 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

+466.3% since first listed

9 events — show timeline

• 2026-05-26 Listed $169,900 ImagineMLS
• 2006-10-03 Sold (MLS) $42,500 ImagineMLS
• 2006-09-11 Sold (Public Records) $42,500 Public Records
• 2006-08-03 Listed $42,500 ImagineMLS
• 2005-11-29 Sold (MLS) $12,000 ImagineMLS
• 2005-03-04 Listed $24,900 ImagineMLS
• 2001-06-29 Sold (Public Records) $44,000 Public Records
• 2000-06-01 Sold (Public Records) $26,500 Public Records
• 1988-03-01 Sold (Public Records) $30,000 Public Records