5105 Georgetown Rd · Owenton, KY 40359

$110,000

4 bd · 3.0 ba · 2,066 sqft · SingleFamily public records · 103 Days on market

1.50 ac lot $53/sqft · 81% below area

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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 +21.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +4.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Lots of Living Space!! 3 or or possiby 4 bedrooms, 2.5 bath Home. Covered porch, storage shed, city water, septic installed 2018. Home needs some some repairs. Conventional or Cash financing only. Furnace does not work , does not appear to be fixable. Home was lived in up until December when furnace quit.

Key facts

• 1.5 acre lot
• Parking
• Listed 102 days

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/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 $104k (5.8% below list).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 1.4% in Owenton — 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 62/100 on livability (#355 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Owen County (rural): math 24% / reading 32% proficiency, ranked #120 of 165 in KY (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 100 active listings in the ZIP; 18 units permitted in Owen County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($761 loan paydown + $11k appreciation (10.0% local appreciation)).
• Owen County population projected at -14% 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 $31k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $110k implies a 120% gain — meaningful room to come down on a strong offer.

Recommended offer $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.94% ✗
• Cap rate: 8.09%
• Cash-on-cash: 6.42%
• DSCR: 1.29
• GRM: 8.8

CMA / ARV

• ARV (median comp): $576,563
• List price: $110,000
• Delta: -80.92%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 28.9%
• Equity multiple: 3.28×
• Total profit: $70,347
• Equity at exit: $99,097

10-year hold

• IRR: 25.1%
• Equity multiple: 7.46×
• Total profit: $198,814
• Equity at exit: $213,706

Cash invested: $30,800 (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 40359

• Home prices YoY: 8.3%
• Active inventory: 100
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,036 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$31 /mo · $377/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $165

Break-even live

Break-even rent $828

Max offer price $110,000

Occupancy floor 79%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-19
   days on market $110,000 Active 103 DOM
2. 2026-06-18
   days on market $110,000 Active 102 DOM
3. 2026-06-17
   days on market $110,000 Active 101 DOM
4. 2026-06-16
   days on market $110,000 Active 100 DOM
5. 2026-06-15
   days on market $110,000 Active 99 DOM
6. 2026-06-14
   days on market $110,000 Active 97 DOM
7. 2026-06-12
   days on market $110,000 Active 96 DOM
8. 2026-06-09
   days on market $110,000 Active 93 DOM
9. 2026-06-08
   days on market $110,000 Active 92 DOM
10. 2026-06-07
    days on market $110,000 Active 91 DOM
11. 2026-06-05
    days on market $110,000 Active 88 DOM
12. 2026-06-03
    days on market $110,000 Active 87 DOM
13. 2026-06-02
    days on market $110,000 Active 86 DOM
14. 2026-06-01
    days on market $110,000 Active 85 DOM
15. 2026-05-31
    days on market $110,000 Active 84 DOM
16. 2026-05-30
    days on market $110,000 Active 83 DOM
17. 2026-04-21
    price $110,000 306-char remark

    Show marketing remark (306 chars)

    Lots of Living Space!! 3 or or possiby 4 bedrooms, 2.5 bath Home. Covered porch, storage shed, city water, septic installed 2018. Home needs some some repairs. Conventional or Cash financing only. Furnace does not work , does not appear to be fixable. Home was lived in up until December when furnace quit.

18. 2026-04-04
    price $115,000 306-char remark

    Show marketing remark (306 chars)

    Lots of Living Space!! 3 or or possiby 4 bedrooms, 2.5 bath Home. Covered porch, storage shed, city water, septic installed 2018. Home needs some some repairs. Conventional or Cash financing only. Furnace does not work , does not appear to be fixable. Home was lived in up until December when furnace quit.

19. 2026-03-26
    price $120,000 306-char remark

    Show marketing remark (306 chars)

    Lots of Living Space!! 3 or or possiby 4 bedrooms, 2.5 bath Home. Covered porch, storage shed, city water, septic installed 2018. Home needs some some repairs. Conventional or Cash financing only. Furnace does not work , does not appear to be fixable. Home was lived in up until December when furnace quit.

20. 2026-03-07
    listed $125,000 Active 306-char remark

    Show marketing remark (306 chars)

    Lots of Living Space!! 3 or or possiby 4 bedrooms, 2.5 bath Home. Covered porch, storage shed, city water, septic installed 2018. Home needs some some repairs. Conventional or Cash financing only. Furnace does not work , does not appear to be fixable. Home was lived in up until December when furnace quit.

21. 2022-07-19
    soldstatus $50,000
22. 2022-07-13
    soldstatus $50,000 Sold 224-char remark

    Show marketing remark (224 chars)

    Lots of Living Space!! 3 or 4 bedrooms, 3 full bath Home. Nice covered porch, storage shed, city water, new septic installed 2018. Home needs some some repairs. Conventional or Cash financing only. Sold where-is, as-is.

23. 2022-06-29
    status Pending 224-char remark

    Show marketing remark (224 chars)

    Lots of Living Space!! 3 or 4 bedrooms, 3 full bath Home. Nice covered porch, storage shed, city water, new septic installed 2018. Home needs some some repairs. Conventional or Cash financing only. Sold where-is, as-is.

24. 2022-06-21
    listed $69,900 Active 224-char remark

    Show marketing remark (224 chars)

    Lots of Living Space!! 3 or 4 bedrooms, 3 full bath Home. Nice covered porch, storage shed, city water, new septic installed 2018. Home needs some some repairs. Conventional or Cash financing only. Sold where-is, as-is.

25. 2018-07-17
    soldstatus $78,000
26. 2018-07-17
    soldstatus $78,000
27. 2018-05-23
    listed $85,000
28. 2009-10-09
    soldstatus $30,000
29. 2006-03-31
    soldstatus $30,000
30. 2005-09-20
    listed $32,500

ⓘ 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: $377 · $31/mo
• Projected year-2 tax: $946 · $79/mo
• Expected delta: +$569/yr (+$47/mo · 151.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°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: $12,437
• − Mortgage interest: −$6,162
• − Property taxes: −$377
• − Insurance: −$550
• − Repairs & maintenance: −$995
• − Management: −$995
• − Depreciation: −$3,200
• Taxable income: $158
• Est. tax owed @ 24.0%: −$38
• After-tax cash flow: $1,938/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: Owen County
• NCES district ID: 2104560
• Math proficiency: 24% ▼ -19.00%
• Reading proficiency: 32% ▼ -18.00%
• Median HH income: $42,943
• Composite: 23.84/100
• National rank: #7804
• State rank: #120 of 165 in KY

Livability — Owenton

• Score: 62/100
• State rank: #355
• US rank: #16856

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,222

Population outlook (Owen County) Hauer SSP2

• Today (2025): 10,496 people
• By 2030: 10,251 · -2.3%
• By 2040: 9,650 · -8.1%
• By 2050: 8,984 · -14.4%
• By 2075: 7,589 · -27.7%
• By 2100: 6,380 · -39.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Owen

• 2024 margin: Solid R (+62.7) · D 18.0% · R 80.7% · Other 1.3%
• 2008→2024 swing: -35.9pp toward R · 2008: -26.8pp · 2024: -62.7pp
• All cycles: 2024: R+62.7 2020: R+58.5 2016: R+53.7 2012: R+32.3 2008: R+26.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.56%
• Current HPI: 215.21
• 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

+238.5% since first listed

14 events — show timeline

• 2026-04-21 Price Changed $110,000 NKMLS
• 2026-04-04 Price Changed $115,000 NKMLS
• 2026-03-26 Price Changed $120,000 NKMLS
• 2026-03-07 Listed $125,000 NKMLS
• 2022-07-19 Sold (Public Records) $50,000 Public Records
• 2022-07-13 Sold (MLS) $50,000 NKMLS
• 2022-06-29 Pending — NKMLS
• 2022-06-21 Listed $69,900 NKMLS
• 2018-07-17 Sold (Public Records) $78,000 Public Records
• 2018-07-17 Sold (MLS) $78,000 NKMLS
• 2018-05-23 Listed $85,000 NKMLS
• 2009-10-09 Sold (Public Records) $30,000 Public Records
• 2006-03-31 Sold (MLS) $30,000 NKMLS
• 2005-09-20 Listed $32,500 NKMLS

Property tax history

-4.6%/yr

Latest (2025): $377 · -5.6% YoY. Source: county tax records.