3349 Augusta-berlin Rd · Augusta, KY 41004

$119,900

4 bd · 1.0 ba · 2,360 sqft · SingleFamily public records · 49 Days on market

Built 1900 0.50 ac lot ↓ 4% 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 +27.3/30.0
• Appreciation +10.0/10.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Livability +3.1/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This historic 1900 Bracken County farmhouse has the character most buyers only dream about - original pocket doors, hardwood floors, and period trim that have stood for over a century. A partial wraparound porch that looks over rolling Kentucky farmland is made for morning coffee. Four spacious bedrooms, high ceilings, metal roof, back deck, and two storage sheds on a half-acre lot. There's even a ramp on the back deck for easy access to the house. The bones are here, and so is the opportunity. Vacant and ready for your vision.

Key facts

• Period trim
• Back deck
• Two storage sheds

Tags

• ORIGINAL POCKET DOORS
• HARDWOOD FLOORS
• PERIOD TRIM
• PARTIAL WRAPAROUND PORCH
• BACK DECK
• TWO STORAGE SHEDS

Property features AI

Exterior

• Parking: Driveway; No garage
• Utilities: Public water; Septic sewer; Natural gas available; Water available; Paved road frontage on a county road
• Home design: Single family residence; Two levels; Has a view; Built in 1900
• Construction: Aluminum siding; Metal roof; Stone foundation
• Exterior features: Deck; Porch; Partial fencing; Shed(s); Level lot; Irregular lot dimensions

Interior

• Kitchen: Kitchen (23 x 11)
• Bedrooms: Primary bedroom (15 x 14); Bedroom 2 (15 x 10); Bedroom 3 (15 x 14); Bedroom 4 (15 x 14)
• Bathrooms: 1 full bathroom (primary bath 6 x 7)
• Heating & cooling: Has heating
• Interior features: Ceiling fans; High ceilings; Accessible approach with ramp

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#378 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: employment D+, amenities F, commute F.
• Bracken County (rural): math 27% / reading 38% proficiency, ranked #86 of 165 in KY (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Taylor Elementary School (math 29% / reading 31%, grade F, #388 of 676 statewide, top 58%, 522 students, 53% FRL); Bracken County Middle School (math 28% / reading 47%, grade F, #73 of 217 statewide, top 36%, 259 students, 53% FRL); Bracken County High School (math 17% / reading 27%, grade F, #202 of 254 statewide, top 82%, 364 students, 54% FRL).
• Market conditions: 22 active listings in the ZIP.

Forward outlook

• In year one you build about $13k of equity ($829 loan paydown + $12k appreciation (10.0% local appreciation)).
• Bracken County population projected at -22% 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 $34k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.12% ✓
• Cap rate: 9.78%
• Cash-on-cash: 12.44%
• DSCR: 1.55
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 33.4%
• Equity multiple: 3.60×
• Total profit: $87,420
• Equity at exit: $108,015

10-year hold

• IRR: 28.8%
• Equity multiple: 8.15×
• Total profit: $239,893
• Equity at exit: $232,939

Cash invested: $33,572 (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 41004

• Home prices YoY: 3.6%
• Active inventory: 22
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,337 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$29 /mo · $352/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $348

Break-even live

Break-even rent $896

Max offer price $119,900

Occupancy floor 69%

Sensitivity live

Price	-10% $416	-5% $382	+0% $348	+5% $314	+10% $280
Rent	-10% $243	-5% $295	+0% $348	+5% $401	+10% $454
Rate	-1.0pp $409	-0.5pp $379	base $348	+0.5pp $317	+1.0pp $285

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-07
   status $119,900 Pending 49 DOM
2. 2026-06-05
   days on market $119,900 Active 49 DOM
3. 2026-06-04
   days on market $119,900 Active 47 DOM
4. 2026-06-02
   days on market $119,900 Active 46 DOM
5. 2026-06-01
   days on market $119,900 Active 45 DOM
6. 2026-05-31
   days on market $119,900 Active 44 DOM
7. 2026-05-31
   days on market $119,900 Active 43 DOM
8. 2026-05-11
   price $119,900
9. 2026-04-16
   listed $125,000 Active

ⓘ 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: $352 · $29/mo
• Projected year-2 tax: $1,031 · $86/mo
• Expected delta: +$679/yr (+$57/mo · 192.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,044
• − Mortgage interest: −$6,716
• − Property taxes: −$352
• − Insurance: −$600
• − Repairs & maintenance: −$1,284
• − Management: −$1,284
• − Depreciation: −$3,488
• Taxable income: $2,321
• Est. tax owed @ 24.0%: −$557
• After-tax cash flow: $3,621/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: Bracken County
• NCES district ID: 2100660
• Math proficiency: 27% ▼ -17.00%
• Reading proficiency: 38% ▼ -12.00%
• Median HH income: $41,507
• Composite: 27.42/100
• National rank: #6967
• State rank: #86 of 165 in KY

Livability — Augusta

• Score: 61/100
• State rank: #378
• US rank: #17968

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Bracken · 8,179 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 4,105
• Household income: $59,944
• Rent vs Own: 17.9% rent · 82.1% own

Population outlook (Bracken County) Hauer SSP2

• Today (2025): 8,026 people
• By 2030: 7,751 · -3.4%
• By 2040: 7,054 · -12.1%
• By 2050: 6,246 · -22.2%
• By 2075: 4,453 · -44.5%
• By 2100: 2,941 · -63.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Black 2%
• Common ancestry: Lithuanian 3% Slovak 3% Serbian 2%
• Foreign-born: 0%

Political lean MEDSL · Bracken

• 2024 margin: Solid R (+65.0) · D 16.9% · R 82.0% · Other 1.1%
• 2008→2024 swing: -40.8pp toward R · 2008: -24.3pp · 2024: -65.0pp
• All cycles: 2024: R+65.0 2020: R+61.2 2016: R+57.0 2012: R+27.3 2008: R+24.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.21%
• Current HPI: 290.6204
• 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

-4.1% since first listed

2 events — show timeline

• 2026-05-11 Price Changed $119,900 NKMLS
• 2026-04-16 Listed $125,000 NKMLS

Property tax history

+1.7%/yr

Latest (2025): $352 · +7.8% YoY. Source: county tax records.