615 N Central Ave · Campbellsville, KY 42718

$170,000

3 bd · 1.0 ba · 2,370 sqft · Other public records · 376 Days on market

Built 1945 5,227 sqft lot $72/sqft · 28% below area Est $330k · 48% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.6/30.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 1945 home with modern updates and move-in ready! This 4-bedroom, 1-bath gem offers character and comfort with an unfinished basement and a one-car garage for extra space. Enjoy the convenience of being within walking distance to Campbellsville University, Miller Park (home to pickleball, baseball, and local events) and the scenic Trace Pitman Greenway with a walking trail along the creek. A perfect blend of vintage charm and everyday function!

Key facts

• One-car garage
• Unfinished basement
• 5,227 sq ft lot

Tags

• UNFINISHED BASEMENT
• ONE-CAR GARAGE
• WALKING TRAIL ALONG THE CREEK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $170k.

Deal economics

• At list price, monthly cash flow is $10 ($122/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 $150k (11.8% below list).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 3.7% in Campbellsville — 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 76/100 on livability (#94 in KY, #3,786 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D+, commute F, employment F.
• Campbellsville Independent (town): math 16% / reading 32% proficiency, ranked #152 of 165 in KY (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 186 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 10 units permitted in Taylor 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 $5k of value loss. Plan a longer hold.
• Taylor 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 376 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y ago; this cycle's ask has dropped $30k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $170k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 376 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.88% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.26%
• DSCR: 1.01
• GRM: 9.4

CMA / ARV

• ARV (median comp): $329,629
• List price: $170,000
• Delta: -48.43%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -15.9%
• Equity multiple: 0.44×
• Total profit: $-26,877
• Equity at exit: $25,348

10-year hold

• IRR: -7.5%
• Equity multiple: 0.53×
• Total profit: $-22,478
• Equity at exit: $14,698

Cash invested: $47,600 (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 42718

• Home prices YoY: -30.1%
• Active inventory: 186
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $10

Break-even live

Break-even rent $1,487

Max offer price $170,000

Occupancy floor 94%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
117 Sunset Dr Campbellsville, KY	3.0	2.0	1616	$1,500	$0.93	1d	1	0.77mi

Listing history 14 events

1. 2026-05-16
   status Pending 456-char remark

   Show marketing remark (456 chars)

   Charming 1945 home with modern updates and move-in ready! This 4-bedroom, 1-bath gem offers character and comfort with an unfinished basement and a one-car garage for extra space. Enjoy the convenience of being within walking distance to Campbellsville University, Miller Park (home to pickleball, baseball, and local events) and the scenic Trace Pitman Greenway with a walking trail along the creek. A perfect blend of vintage charm and everyday function!

2. 2026-03-13
   status Active 456-char remark

   Show marketing remark (456 chars)

   Charming 1945 home with modern updates and move-in ready! This 4-bedroom, 1-bath gem offers character and comfort with an unfinished basement and a one-car garage for extra space. Enjoy the convenience of being within walking distance to Campbellsville University, Miller Park (home to pickleball, baseball, and local events) and the scenic Trace Pitman Greenway with a walking trail along the creek. A perfect blend of vintage charm and everyday function!

3. 2026-03-04
   status Pending 456-char remark

   Show marketing remark (456 chars)

   Charming 1945 home with modern updates and move-in ready! This 4-bedroom, 1-bath gem offers character and comfort with an unfinished basement and a one-car garage for extra space. Enjoy the convenience of being within walking distance to Campbellsville University, Miller Park (home to pickleball, baseball, and local events) and the scenic Trace Pitman Greenway with a walking trail along the creek. A perfect blend of vintage charm and everyday function!

4. 2026-01-06
   price $170,000 456-char remark

   Show marketing remark (456 chars)

   Charming 1945 home with modern updates and move-in ready! This 4-bedroom, 1-bath gem offers character and comfort with an unfinished basement and a one-car garage for extra space. Enjoy the convenience of being within walking distance to Campbellsville University, Miller Park (home to pickleball, baseball, and local events) and the scenic Trace Pitman Greenway with a walking trail along the creek. A perfect blend of vintage charm and everyday function!

5. 2025-12-03
   status Active 456-char remark

   Show marketing remark (456 chars)

   Charming 1945 home with modern updates and move-in ready! This 4-bedroom, 1-bath gem offers character and comfort with an unfinished basement and a one-car garage for extra space. Enjoy the convenience of being within walking distance to Campbellsville University, Miller Park (home to pickleball, baseball, and local events) and the scenic Trace Pitman Greenway with a walking trail along the creek. A perfect blend of vintage charm and everyday function!

6. 2025-12-01
   historical 456-char remark

   Show marketing remark (456 chars)

   Charming 1945 home with modern updates and move-in ready! This 4-bedroom, 1-bath gem offers character and comfort with an unfinished basement and a one-car garage for extra space. Enjoy the convenience of being within walking distance to Campbellsville University, Miller Park (home to pickleball, baseball, and local events) and the scenic Trace Pitman Greenway with a walking trail along the creek. A perfect blend of vintage charm and everyday function!

7. 2025-11-09
   status Active 456-char remark

   Show marketing remark (456 chars)

   Charming 1945 home with modern updates and move-in ready! This 4-bedroom, 1-bath gem offers character and comfort with an unfinished basement and a one-car garage for extra space. Enjoy the convenience of being within walking distance to Campbellsville University, Miller Park (home to pickleball, baseball, and local events) and the scenic Trace Pitman Greenway with a walking trail along the creek. A perfect blend of vintage charm and everyday function!

8. 2025-10-31
   historical 456-char remark

   Show marketing remark (456 chars)

   Charming 1945 home with modern updates and move-in ready! This 4-bedroom, 1-bath gem offers character and comfort with an unfinished basement and a one-car garage for extra space. Enjoy the convenience of being within walking distance to Campbellsville University, Miller Park (home to pickleball, baseball, and local events) and the scenic Trace Pitman Greenway with a walking trail along the creek. A perfect blend of vintage charm and everyday function!

9. 2025-10-15
   price $179,500 456-char remark

   Show marketing remark (456 chars)

   Charming 1945 home with modern updates and move-in ready! This 4-bedroom, 1-bath gem offers character and comfort with an unfinished basement and a one-car garage for extra space. Enjoy the convenience of being within walking distance to Campbellsville University, Miller Park (home to pickleball, baseball, and local events) and the scenic Trace Pitman Greenway with a walking trail along the creek. A perfect blend of vintage charm and everyday function!

10. 2025-05-29
    price $182,777 456-char remark

    Show marketing remark (456 chars)

    Charming 1945 home with modern updates and move-in ready! This 4-bedroom, 1-bath gem offers character and comfort with an unfinished basement and a one-car garage for extra space. Enjoy the convenience of being within walking distance to Campbellsville University, Miller Park (home to pickleball, baseball, and local events) and the scenic Trace Pitman Greenway with a walking trail along the creek. A perfect blend of vintage charm and everyday function!

11. 2025-05-09
    price $189,500 456-char remark

    Show marketing remark (456 chars)

    Charming 1945 home with modern updates and move-in ready! This 4-bedroom, 1-bath gem offers character and comfort with an unfinished basement and a one-car garage for extra space. Enjoy the convenience of being within walking distance to Campbellsville University, Miller Park (home to pickleball, baseball, and local events) and the scenic Trace Pitman Greenway with a walking trail along the creek. A perfect blend of vintage charm and everyday function!

12. 2025-04-12
    listed $199,500 Active 456-char remark

    Show marketing remark (456 chars)

    Charming 1945 home with modern updates and move-in ready! This 4-bedroom, 1-bath gem offers character and comfort with an unfinished basement and a one-car garage for extra space. Enjoy the convenience of being within walking distance to Campbellsville University, Miller Park (home to pickleball, baseball, and local events) and the scenic Trace Pitman Greenway with a walking trail along the creek. A perfect blend of vintage charm and everyday function!

13. 2014-09-11
    soldstatus $75,000
14. 2014-08-15
    listed $79,900

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $18,000
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$4,945
• Taxable loss: −$2,748
• Est. tax savings @ 24.0%: +$660
• After-tax cash flow: $782/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: Campbellsville Independent
• NCES district ID: 2100930
• Math proficiency: 16% ▼ -28.00%
• Reading proficiency: 32% ▼ -16.00%
• Median HH income: $25,520
• Composite: 18.83/100
• National rank: #8864
• State rank: #152 of 165 in KY

Livability — Campbellsville

• Score: 76/100
• State rank: #94
• US rank: #3786

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Campbellsville, KY
• Population (ZIP): 26,461

Population outlook (Taylor County) Hauer SSP2

• Today (2025): 27,046 people
• By 2030: 27,794 · +2.8%
• By 2040: 29,231 · +8.1%
• By 2050: 30,486 · +12.7%
• By 2075: 33,767 · +24.9%
• By 2100: 34,638 · +28.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Black 5% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Italian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Taylor

• 2024 margin: Solid R (+56.7) · D 21.0% · R 77.7% · Other 1.3%
• 2008→2024 swing: -16.1pp toward R · 2008: -40.5pp · 2024: -56.7pp
• All cycles: 2024: R+56.7 2020: R+51.2 2016: R+51.0 2012: R+39.0 2008: R+40.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -94.56%
• Current HPI: 219.877
• 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

+112.8% since first listed

14 events — show timeline

• 2026-05-16 Pending — HKARMLS
• 2026-03-13 Relisted — HKARMLS
• 2026-03-04 Pending — HKARMLS
• 2026-01-06 Price Changed $170,000 HKARMLS
• 2025-12-03 Relisted — HKARMLS
• 2025-12-01 Delisted — HKARMLS
• 2025-11-09 Relisted — HKARMLS
• 2025-10-31 Delisted — HKARMLS
• 2025-10-15 Price Changed $179,500 HKARMLS
• 2025-05-29 Price Changed $182,777 HKARMLS
• 2025-05-09 Price Changed $189,500 HKARMLS
• 2025-04-12 Listed $199,500 HKARMLS
• 2014-09-11 Sold (MLS) $75,000 HKARMLS
• 2014-08-15 Listed $79,900 HKARMLS

Property tax history

+9.9%/yr

Latest (2025): $299 · -2.0% YoY. Source: county tax records.