15 Old US Hwy 25 · Mount Vernon, KY 40456

$59,000

5 bd · 2.0 ba · 2,268 sqft · SingleFamily · 36 Days on market

Built 1889 Poor condition 0.68 ac lot $26/sqft · 72% below area ↓ 26% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

This is a large home with great potential and is a fixer upper. This home is located in town and you can walk to restaurants, the courthouse, etc. in charming Mt. Vernon. You have the opportunity to renovate the character of this older home or build your dream home on this lot. The home offers great potential for a renovation and bring this house to life again. The property would also be great for investors to renovate and sell, or to build investment property on the lot. Either way you go, it is priced to move and priced as is. Bring your ideas and fix it your way!

Key facts

• Walk to restaurants
• 0.68 acre lot
• Built 1889

Tags

• WALK TO RESTAURANTS
• OPPORTUNITY TO RENOVATE

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $59k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $455 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $59k).
• Recommended offer: $57k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.5% vs local median 2.9% in Mount Vernon — 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 63/100 on livability (#321 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: housing C-, schools D+, amenities F.
• Rockcastle County (rural): math 23% / reading 40% proficiency, ranked #102 of 165 in KY (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 63 active listings in the ZIP.

Forward outlook

• In year one you build about $6k of equity ($408 loan paydown + $6k appreciation (10.0% local appreciation)).
• Rockcastle County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1889 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,230 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1889 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.85% ✓
• Cap rate: 15.55%
• Cash-on-cash: 33.05%
• DSCR: 2.47
• GRM: 4.5

CMA / ARV

• ARV (median comp): $212,900
• List price: $59,000
• Delta: -72.29%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
50 W Main St	0.34mi	5/2.0	2,300 (+1%)	4mo	$159,900	$70	78
195 Perciful St	0.53mi	4/2.0 (-1)	2,040 (-10%)	11mo	$249,000	$122	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 49.5%
• Equity multiple: 4.70×
• Total profit: $61,127
• Equity at exit: $53,152

10-year hold

• IRR: 43.3%
• Equity multiple: 10.52×
• Total profit: $157,254
• Equity at exit: $114,624

Cash invested: $16,520 (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 40456

• Home prices YoY: 11.6%
• Active inventory: 63
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,092 medium
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $885/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $455

Break-even live

Break-even rent $516

Max offer price $59,000

Occupancy floor 53%

Sensitivity live

Price	-10% $496	-5% $475	+0% $455	+5% $435	+10% $414
Rent	-10% $369	-5% $412	+0% $455	+5% $498	+10% $541
Rate	-1.0pp $485	-0.5pp $470	base $455	+0.5pp $440	+1.0pp $424

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-04-09
   listed $59,000 Active 580-char remark

   Show marketing remark (580 chars)

   This is a large home with great potential and is a fixer upper. This home is located in town and you can walk to restaurants, the courthouse, etc. in charming Mt. Vernon. You have the opportunity to renovate the character of this older home or build your dream home on this lot. The home offers great potential for a renovation and bring this house to life again. The property would also be great for investors to renovate and sell, or to build investment property on the lot. Either way you go, it is priced to move and priced as is. Bring your ideas and fix it your way!

2. 2026-03-01
   historical
3. 2026-02-24
   price $39,900
4. 2026-01-29
   listed $49,900 Active
5. 2025-10-13
   price $45,000
6. 2025-10-13
   historical
7. 2025-10-03
   price $49,000
8. 2025-09-28
   price $55,000
9. 2025-09-23
   price $58,000
10. 2025-09-11
    price $64,000
11. 2025-08-18
    price $69,995
12. 2025-08-13
    listed $79,995 Active

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 20 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: $13,104
• − Mortgage interest: −$3,305
• − Property taxes: −$885
• − Insurance: −$295
• − Repairs & maintenance: −$1,048
• − Management: −$1,048
• − Depreciation: −$1,716
• Taxable income: $4,806
• Est. tax owed @ 24.0%: −$1,154
• After-tax cash flow: $4,306/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This fixer-upper property requires extensive renovations and repairs to bring it up to a livable condition. Significant updates to the kitchen, bathrooms, roof, exterior, and HVAC system are needed to increase its resale and rental value.

Repairs flagged

• Major Kitchen cabinets — Exposed framing and missing cabinets
• Major Bathroom fixtures — Exposed framing and missing fixtures
• Major Roof — Weathered and possibly leaking
• Major Exterior siding — Peeling paint and damaged siding
• Major Flooring — Exposed subflooring and missing carpet
• Major Interior walls — Exposed framing, peeling paint, and missing drywall
• Major HVAC system — Exposed ductwork and missing components

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances property's visual appeal and can attract more buyers/renters
• Both Kitchen and bathroom renovations — Updates essential living spaces and can significantly increase property value
• Both Roof replacement — Fixes a major issue and improves property's overall condition
• Both Exterior siding and paint — Enhances property's curb appeal and can attract more buyers/renters
• Both HVAC system replacement — Improves comfort and energy efficiency, attracting more buyers/renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Exposed framing and missing cabinets	Major	$15,000–50,000
Bathroom fixtures · Exposed framing and missing fixtures	Major	$15,000–50,000
Roof · Weathered and possibly leaking	Major	$15,000–50,000
Exterior siding · Peeling paint and damaged siding	Major	$15,000–50,000
Flooring · Exposed subflooring and missing carpet	Major	$15,000–50,000
Interior walls · Exposed framing, peeling paint, and missing drywall	Major	$15,000–50,000
HVAC system · Exposed ductwork and missing components	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances property's visual appeal and can attract more buyers/renters ↑
• Both Kitchen and bathroom renovations — Updates essential living spaces and can significantly increase property value ↑
• Both Roof replacement — Fixes a major issue and improves property's overall condition ↑
• Both Exterior siding and paint — Enhances property's curb appeal and can attract more buyers/renters ↑
• Both HVAC system replacement — Improves comfort and energy efficiency, attracting more buyers/renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Rockcastle County
• NCES district ID: 2105070
• Math proficiency: 23% ▼ -21.00%
• Reading proficiency: 40% ▼ -18.00%
• Median HH income: $30,809
• Composite: 25.55/100
• National rank: #7430
• State rank: #102 of 165 in KY

Livability — Mount Vernon

• Score: 63/100
• State rank: #321
• US rank: #15406

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Vernon, KY
• Population (ZIP): 8,324

Population outlook (Rockcastle County) Hauer SSP2

• Today (2025): 17,003 people
• By 2030: 16,913 · -0.5%
• By 2040: 16,504 · -2.9%
• By 2050: 15,697 · -7.7%
• By 2075: 13,724 · -19.3%
• By 2100: 11,369 · -33.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Serbian 1% Italian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Rockcastle

• 2024 margin: Solid R (+73.1) · D 12.8% · R 85.9% · Other 1.3%
• 2008→2024 swing: -19.8pp toward R · 2008: -53.4pp · 2024: -73.1pp
• All cycles: 2024: R+73.1 2020: R+69.9 2016: R+70.2 2012: R+63.2 2008: R+53.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 23.63%
• Current HPI: 227.3369
• 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

-26.2% since first listed

12 events — show timeline

• 2026-04-09 Listed $59,000 ImagineMLS
• 2026-03-01 Listing Removed — ImagineMLS
• 2026-02-24 Price Changed $39,900 ImagineMLS
• 2026-01-29 Listed $49,900 ImagineMLS
• 2025-10-13 Price Changed $45,000 ImagineMLS
• 2025-10-13 Listing Removed — ImagineMLS
• 2025-10-03 Price Changed $49,000 ImagineMLS
• 2025-09-28 Price Changed $55,000 ImagineMLS
• 2025-09-23 Price Changed $58,000 ImagineMLS
• 2025-09-11 Price Changed $64,000 ImagineMLS
• 2025-08-18 Price Changed $69,995 ImagineMLS
• 2025-08-13 Listed $79,995 ImagineMLS