370 Chili St · Olive Hill, KY 41164

$99,900

3 bd · 2.0 ba · 1,200 sqft · Other public records · 158 Days on market

Built 2000 6,098 sqft lot $83/sqft · 16% below area Est $133k · 25% under

---

Why this score? — see what drove the C+ 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 +19.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• Appreciation +5.5/10.0
• 1% rule +5.2/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 2000 model Doublewide manufactured home with 3 bedrooms and 2 bathrooms has 1344 sq feet of living space. Block perimeter foundation. Located within the city limits of Olive Hill. Easy walk to downtown shops, post office and banks. Would be an excellent investment property. Located in the flood plain according to FEMA Maps. This home is tenant occupied, is being sold with tenant rights and lease in place. Sold AS IS.

Key facts

• 6,098 sq ft lot
• Built 2000
• Listed 158 days

Tags

• BLOCK PERIMETER FOUNDATION
• LOCATED WITHIN THE CITY LIMITS
• EASY WALK TO DOWNTOWN SHOPS

🏷️ Possibly a rental listed for sale. The $99,900 price doesn't fit this home's estimated sale value (~$133,303) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $-311 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $55k (45.1% below list).
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $55k (45.1% below list) — sets the bar for cash-flow.
• Cap rate 7.7% vs local median 4.9% in Olive Hill — 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 70/100 on livability (#160 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, health & safety C-, amenities F.
• Carter County (rural): math 27% / reading 43% proficiency, ranked #70 of 165 in KY (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Olive Hill Elementary School (math 32% / reading 47%, grade F, #208 of 676 statewide, top 34%, 381 students, 65% FRL); West Carter Middle School (math 23% / reading 43%, grade F, #112 of 217 statewide, top 53%, 366 students, 65% FRL); West Carter County High School (math 27% / reading 37%, grade F, #97 of 254 statewide, top 46%, 522 students, 59% FRL).
• Market conditions: 49 active listings in the ZIP; 1 units permitted in Carter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($691 loan paydown + $977 appreciation (1.0% local appreciation)).
• Carter County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 $15k; list at $100k implies a 566% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,895 (45.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 158 days. Have you received any prior offers? Is the seller open to a 45% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.02% ✓
• Cap rate: 7.68%
• Cash-on-cash: 4.96%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

• ARV (median comp): $133,303
• List price: $99,900
• Delta: -25.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

0.98% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.6%
• Equity multiple: 0.36×
• Total profit: $-17,770
• Equity at exit: $33,991

10-year hold

• IRR: -6.2%
• Equity multiple: 0.24×
• Total profit: $-21,225
• Equity at exit: $45,083

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 41164

• Home prices YoY: 0.3%
• Active inventory: 49
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,020 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $-311

Break-even live

Break-even rent $1,414

Max offer price $54,895

Occupancy floor —

Sensitivity live

Price	-10% $-242	-5% $-276	+0% $-311	+5% $-346	+10% $-380
Rent	-10% $-392	-5% $-351	+0% $-311	+5% $-271	+10% $-230
Rate	-1.0pp $-261	-0.5pp $-286	base $-311	+0.5pp $-337	+1.0pp $-363

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 24 events

1. 2026-06-22
   days on market $99,900 Active 158 DOM
2. 2026-06-18
   days on market $99,900 Active 155 DOM
3. 2026-06-17
   days on market $99,900 Active 154 DOM
4. 2026-06-16
   days on market $99,900 Active 153 DOM
5. 2026-06-15
   days on market $99,900 Active 152 DOM
6. 2026-06-14
   days on market $99,900 Active 150 DOM
7. 2026-06-13
   days on market $99,900 Active 149 DOM
8. 2026-06-10
   days on market $99,900 Active 147 DOM
9. 2026-06-09
   days on market $99,900 Active 146 DOM
10. 2026-06-08
    days on market $99,900 Active 145 DOM
11. 2026-06-07
    days on market $99,900 Active 144 DOM
12. 2026-06-05
    days on market $99,900 Active 141 DOM
13. 2026-06-03
    days on market $99,900 Active 140 DOM
14. 2026-06-02
    days on market $99,900 Active 139 DOM
15. 2026-06-01
    days on market $99,900 Active 138 DOM
16. 2026-05-31
    days on market $99,900 Active 137 DOM
17. 2026-05-31
    days on market $99,900 Active 136 DOM
18. 2026-01-14
    listed $99,900 Active 431-char remark

    Show marketing remark (464 chars)

    This 2000 model Doublewide manufactured home with 3 bedrooms and 2 bathrooms has 1344 sq feet of living space. Block perimeter foundation. Located within the city limits of Olive Hill. Easy walk to downtown shops, post office and banks. Would be an excellent investment property with rental income and tenant in place. Located in the flood plain according to FEMA Maps. This home is tenant occupied, is being sold with tenant rights and lease in place. Sold AS IS.

19. 2026-01-14
    listed $99,900 Active 464-char remark

    Show marketing remark (464 chars)

    This 2000 model Doublewide manufactured home with 3 bedrooms and 2 bathrooms has 1344 sq feet of living space. Block perimeter foundation. Located within the city limits of Olive Hill. Easy walk to downtown shops, post office and banks. Would be an excellent investment property with rental income and tenant in place. Located in the flood plain according to FEMA Maps. This home is tenant occupied, is being sold with tenant rights and lease in place. Sold AS IS.

20. 2019-11-30
    soldstatus $15,000
21. 2019-11-22
    soldstatus $15,000
22. 2019-06-22
    listed $18,000
23. 2019-06-21
    listed $18,000
24. 2001-04-01
    soldstatus $7,500

ⓘ 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 6/10 Major FEMA zone AE · 74% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $12,242
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$5,618
• − Repairs & maintenance: −$979
• − Management: −$979
• − Depreciation: −$2,906
• Taxable loss: −$5,336
• Est. tax savings @ 24.0%: +$1,281
• After-tax cash flow: $-2,452/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: Carter County
• NCES district ID: 2101020
• Math proficiency: 27% ▼ -29.00%
• Reading proficiency: 43% ▼ -16.00%
• Median HH income: $34,662
• Composite: 28.82/100
• National rank: #6656
• State rank: #70 of 165 in KY

Livability — Olive Hill

• Score: 70/100
• State rank: #160
• US rank: #8044

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Olive Hill, KY
• Population (ZIP): 12,372

Population outlook (Carter County) Hauer SSP2

• Today (2025): 25,627 people
• By 2030: 24,598 · -4.0%
• By 2040: 22,429 · -12.5%
• By 2050: 20,217 · -21.1%
• By 2075: 15,274 · -40.4%
• By 2100: 10,545 · -58.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Serbian 1% Iranian 1%
• Foreign-born: 0%

Political lean MEDSL · Carter

• 2024 margin: Solid R (+58.5) · D 20.2% · R 78.6% · Other 1.2%
• 2008→2024 swing: -48.9pp toward R · 2008: -9.5pp · 2024: -58.5pp
• All cycles: 2024: R+58.5 2020: R+52.9 2016: R+51.7 2012: R+21.3 2008: R+9.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.98%
• Current HPI: 288.8744
• 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

+1232.0% since first listed

7 events — show timeline

• 2026-01-14 Listed $99,900 AABOR
• 2026-01-14 Listed $99,900 ImagineMLS
• 2019-11-30 Sold (MLS) $15,000 AABOR
• 2019-11-22 Sold (MLS) $15,000 ImagineMLS
• 2019-06-22 Listed $18,000 AABOR
• 2019-06-21 Listed $18,000 ImagineMLS
• 2001-04-01 Sold (Public Records) $7,500 Public Records

Property tax history

-24.9%/yr

Latest (2024): $135 · -0.5% YoY. Source: county tax records.