208 W Houston St · Cloverport, KY 40111

$99,900

3 bd · 1.0 ba · 1,850 sqft · SingleFamily public records · 17 Days on market

Built 1930 1.02 ac lot ↓ 20% since listing

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Why this score? — see what drove the B- 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 +24.9/30.0
• Appreciation +10.0/10.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Schools +3.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Historic 1930's Charm Meets Endless Potential On Sprawling 1 Acre Lot! Bring your vision to life at 208 W Houston Street! Nestled on a generous 1-acre lot in Cloverport, this 1,850-sq-ft, two-story home is brimming with classic character and possibilities for the right buyer. Start your mornings relaxing on the expansive, welcoming front porch. The main floor features a dedicated formal dining room perfect for entertaining and a large kitchen that offers a fantastic blank canvas for your dream culinary setup. The home's layout includes three comfortably sized bedrooms and one full bathroom, providing a solid foundation for your modern updates. Outside, the property truly shines for hobbyist

Key facts

• Sprawling yard
• Large kitchen
• Sprawling 1 acre lot

Tags

• SPRAWLING 1 ACRE LOT
• EXPANSIVE FRONT PORCH
• DEDICATED FORMAL DINING ROOM
• LARGE KITCHEN
• ABUNDANT STORAGE
• SPRAWLING YARD

Property features AI

Finance

• Other: Accessible full bathroom; Accessible approach with ramp

Exterior

• Parking: Attached garage with 4 spaces
• Utilities: Public water; Public sewer
• Home design: Farm property; 2-story home
• Construction: Vinyl siding; Metal roof; Crawl space foundation; Built as residential farm
• Exterior features: Covered porch; Fenced yard; Shed(s); Workshop

Interior

• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Space heater; Ceiling fan(s); Window unit(s)
• Interior features: Ceiling fan(s)
• Laundry & utility: Dedicated laundry room; Gas water heater

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $214 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#373 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• Cloverport Independent (rural): math 40% / reading 50% proficiency, ranked #132 of 173 in KY (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 17 active listings in the ZIP; 9 units permitted in Breckinridge County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($691 loan paydown + $10k appreciation (10.0% local appreciation)).
• Breckinridge County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($98k) 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

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — 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. 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?
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: 1.15% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.17%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $25,900
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
311 Oak St	0.20mi	3/1.0	1,764 (-5%)	15mo	$25,000	$14	70

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 31.0%
• Equity multiple: 3.43×
• Total profit: $68,043
• Equity at exit: $89,998

10-year hold

• IRR: 26.8%
• Equity multiple: 7.78×
• Total profit: $189,701
• Equity at exit: $194,084

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 40111

• Home prices YoY: 3.1%
• Active inventory: 17
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,145 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $214

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 76%

Sensitivity live

Price	-10% $283	-5% $248	+0% $214	+5% $179	+10% $145
Rent	-10% $123	-5% $169	+0% $214	+5% $259	+10% $304
Rate	-1.0pp $264	-0.5pp $239	base $214	+0.5pp $188	+1.0pp $162

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 13 events

1. 2026-06-21
   days on market $99,900 Active 17 DOM
2. 2026-06-18
   days on market $99,900 Active 15 DOM
3. 2026-06-17
   days on market $99,900 Active 14 DOM
4. 2026-06-16
   days on market $99,900 Active 13 DOM
5. 2026-06-15
   days on market $99,900 Active 12 DOM
6. 2026-06-13
   days on market $99,900 Active 10 DOM
7. 2026-06-12
   days on market $99,900 Active 9 DOM
8. 2026-06-09
   days on market $99,900 Active 6 DOM
9. 2026-06-08
   days on market $99,900 Active 5 DOM
10. 2026-06-07
    days on market $99,900 Active 4 DOM
11. 2026-06-07
    days on market $99,900 Active 3 DOM
12. 2026-06-04
    remarks 699-char remark
13. 2026-06-04
    listed $99,900 Active 1 DOM

ⓘ 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: $13,735
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,099
• − Management: −$1,099
• − Depreciation: −$2,906
• Taxable income: $1,037
• Est. tax owed @ 24.0%: −$249
• After-tax cash flow: $2,317/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: Cloverport Independent
• NCES district ID: 2101290
• Math proficiency: 40% ▼ -3.00%
• Reading proficiency: 50% ▼ -1.00%
• Median HH income: $30,443
• Composite: 38.98/100
• National rank: #8290
• State rank: #132 of 173 in KY

Livability — Cloverport

• Score: 61/100
• State rank: #373
• US rank: #17679

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cloverport, KY
• Population (ZIP): 2,121

Population outlook (Breckinridge County) Hauer SSP2

• Today (2025): 19,487 people
• By 2030: 18,994 · -2.5%
• By 2040: 17,825 · -8.5%
• By 2050: 16,640 · -14.6%
• By 2075: 14,155 · -27.4%
• By 2100: 11,696 · -40.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Slovak 2% Serbian 2% Lithuanian 1%

Political lean MEDSL · Breckinridge

• 2024 margin: Solid R (+58.2) · D 20.3% · R 78.5% · Other 1.2%
• 2008→2024 swing: -32.7pp toward R · 2008: -25.5pp · 2024: -58.2pp
• All cycles: 2024: R+58.2 2020: R+52.5 2016: R+51.6 2012: R+27.6 2008: R+25.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.78%
• Current HPI: 420.524
• 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

-20.1% since first listed

4 events — show timeline

• 2026-06-03 Listed $99,900 HKARMLS
• 2026-02-20 Price Changed $100,000 HKARMLS
• 2025-12-01 Price Changed $110,000 HKARMLS
• 2025-08-13 Listed $125,000 HKARMLS

Property tax history

-0.6%/yr

Latest (2025): $65 · +26.3% YoY. Source: county tax records.