128 W 8th St · Beaver Dam, KY 42320

$81,900

3 bd · 1.0 ba · 1,172 sqft · Other · 37 Days on market

Built 1920 6,480 sqft lot $70/sqft · 51% below area

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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 +29.5/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity at just $84,900! This 3-bedroom, 1-bath home offers over 1,100 sq ft and is full of potential for the right buyer. Featuring a screened-in front porch, a spacious yard, and charming curb appeal with mature trees and inviting landscaping. Inside, the home offers a functional layout ready for your updates and vision. Perfect for investors, first-time buyers, or anyone looking to build equity with a little work. Located in the heart of town, just minutes from shopping, dining, and everyday conveniences. Affordable, well-located, and full of potential! Don’t miss this one!

Key facts

• Spacious yard
• Inviting landscaping
• Functional layout

Tags

• SCREENED-IN FRONT PORCH
• SPACIOUS YARD
• MATURE TREES
• INVITING LANDSCAPING
• FUNCTIONAL LAYOUT
• HEART OF TOWN

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $82k.

Deal economics

• At list price, monthly cash flow is $292 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $82k).
• Recommended offer: $79k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#361 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, schools F, amenities F.
• Ohio County (rural): math 29% / reading 44% proficiency, ranked #58 of 165 in KY (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 17 active listings in the ZIP; 17 units permitted in Ohio County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $566 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $47k; list at $82k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• 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 $79,443 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1920 — 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 F-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: 1.23% ✓
• Cap rate: 10.57%
• Cash-on-cash: 15.27%
• DSCR: 1.68
• GRM: 6.8

CMA / ARV

• ARV (median comp): $167,988
• List price: $81,900
• Delta: -51.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 5.9%
• Equity multiple: 1.23×
• Total profit: $5,291
• Equity at exit: $12,212

10-year hold

• IRR: 15.3%
• Equity multiple: 2.24×
• Total profit: $28,442
• Equity at exit: $7,081

Cash invested: $22,932 (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 42320

• Home prices YoY: -20.1%
• Active inventory: 17
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,004 medium
• Mortgage (P&I): −$429
• Tax from tax record: −$38 /mo · $452/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $292

Break-even live

Break-even rent $635

Max offer price $81,900

Occupancy floor 66%

Sensitivity live

Price	-10% $338	-5% $315	+0% $292	+5% $269	+10% $245
Rent	-10% $213	-5% $252	+0% $292	+5% $331	+10% $371
Rate	-1.0pp $333	-0.5pp $313	base $292	+0.5pp $271	+1.0pp $249

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: $20,475
• Closing costs: $2,457
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-18
   price $81,900 599-char remark

   Show marketing remark (599 chars)

   Great opportunity at just $84,900! This 3-bedroom, 1-bath home offers over 1,100 sq ft and is full of potential for the right buyer. Featuring a screened-in front porch, a spacious yard, and charming curb appeal with mature trees and inviting landscaping. Inside, the home offers a functional layout ready for your updates and vision. Perfect for investors, first-time buyers, or anyone looking to build equity with a little work. Located in the heart of town, just minutes from shopping, dining, and everyday conveniences. Affordable, well-located, and full of potential! Don’t miss this one!

2. 2026-04-20
   listed $84,900 Active 599-char remark

   Show marketing remark (599 chars)

   Great opportunity at just $84,900! This 3-bedroom, 1-bath home offers over 1,100 sq ft and is full of potential for the right buyer. Featuring a screened-in front porch, a spacious yard, and charming curb appeal with mature trees and inviting landscaping. Inside, the home offers a functional layout ready for your updates and vision. Perfect for investors, first-time buyers, or anyone looking to build equity with a little work. Located in the heart of town, just minutes from shopping, dining, and everyday conveniences. Affordable, well-located, and full of potential! Don’t miss this one!

3. 2021-02-04
   soldstatus $47,000

ⓘ 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: $452 · $38/mo
• Projected year-2 tax: $704 · $59/mo
• Expected delta: +$253/yr (+$21/mo · 55.9%)

ⓘ 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 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $12,047
• − Mortgage interest: −$4,588
• − Property taxes: −$452
• − Insurance: −$410
• − Repairs & maintenance: −$964
• − Management: −$964
• − Depreciation: −$2,383
• Taxable income: $2,288
• Est. tax owed @ 24.0%: −$549
• After-tax cash flow: $2,953/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: Ohio County
• NCES district ID: 2104500
• Math proficiency: 29% ▼ -15.00%
• Reading proficiency: 44% ▼ -13.00%
• Median HH income: $39,068
• Composite: 30.49/100
• National rank: #6219
• State rank: #58 of 165 in KY

Livability — Beaver Dam

• Score: 62/100
• State rank: #361
• US rank: #17225

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beaver Dam, KY
• Population (ZIP): 8,630

Population outlook (Ohio County) Hauer SSP2

• Today (2025): 24,945 people
• By 2030: 25,153 · +0.8%
• By 2040: 25,267 · +1.3%
• By 2050: 25,019 · +0.3%
• By 2075: 23,435 · -6.1%
• By 2100: 19,314 · -22.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 11% Two or more races 8%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Iranian 1% Serbian 1% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Ohio

• 2024 margin: Solid R (+60.2) · D 19.1% · R 79.4% · Other 1.5%
• 2008→2024 swing: -43.8pp toward R · 2008: -16.4pp · 2024: -60.2pp
• All cycles: 2024: R+60.2 2020: R+55.5 2016: R+56.4 2012: R+36.1 2008: R+16.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -43.26%
• Current HPI: 171.8186
• 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

+74.3% since first listed

3 events — show timeline

• 2026-05-18 Price Changed $81,900 GORAMLS
• 2026-04-20 Listed $84,900 GORAMLS
• 2021-02-04 Sold (Public Records) $47,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $452 · -0.3% YoY. Source: county tax records.