1820 Montclair Dr · Mount Sterling, KY 40353

$168,000

3 bd · 1.0 ba · 1,274 sqft · SingleFamily public records · 43 Days on market

Built 1980 0.35 ac lot $132/sqft · 9% below area Est $184k · 9% under

---

Why this score? — see what drove the D+ 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 +16.0/30.0
• ARV discount +11.5/15.0
• DSCR +4.9/10.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 4-bedroom, 1-bath home offering a comfortable layout and plenty of room to fit your needs. The home features multiple living areas, a functional kitchen space, and generously sized bedrooms that provide flexibility for a variety of uses. Natural light flows throughout, and the layout allows for both everyday living and entertaining. With a mix of open and defined spaces, this home offers a great opportunity to make it your own. Conveniently located near local amenities, shopping, and dining.

Key facts

• 0.35 acre lot
• Built 1980
• Listed 43 days

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: No dedicated parking listed
• Utilities: Electricity connected
• Home design: Single-family residence; One-story
• Construction: Built in 1980; Brick construction; Shingle roof
• Exterior features: Lot dimensions approximately 95 x 120; 0.35-acre lot

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Four bedrooms, all on the first floor
• Bathrooms: One full bathroom
• Heating & cooling: Electric heating
• Interior features: Seven total rooms; Living room on the first floor; No basement
• Laundry & utility: First-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $82 ($979/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 $139k (17.0% below list).
• Recommended offer: $139k (17.0% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.4% in Mount Sterling — 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 64/100 on livability (#297 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment F.
• Montgomery County (rural): math 24% / reading 44% proficiency, ranked #76 of 165 in KY (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 114 active listings in the ZIP; 56 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Montgomery County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y 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 $118k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,468 (17.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. 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.
5. 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.
6. 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: 0.83% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.08%
• DSCR: 1.09
• GRM: 10.0

CMA / ARV

• ARV (median comp): $184,449
• List price: $168,000
• Delta: -8.92%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
991 Arlington Ave	0.12mi	3/2.5	1,348 (+6%)	8mo	$180,000	$134	72
108 Derby Dr	0.12mi	3/2.0	1,131 (-11%)	4mo	$190,000	$168	68
3089 Old Owingsville Rd	0.30mi	2/1.0 (-1)	1,332 (+5%)	9mo	$170,000	$128	66
112 Derby Dr	0.13mi	3/2.0	1,400 (+10%)	10mo	$180,000	$129	65
168 Doubletree Ct	0.61mi	3/2.0	1,232 (-3%)	2mo	$277,000	$225	60
251 Shelton Way	0.62mi	3/2.0	1,268 (-0%)	11mo	$255,000	$201	57
604 Amy Branch Dr	0.31mi	3/2.0	1,092 (-14%)	4mo	$166,000	$152	54
1213 Lily Ln	0.43mi	3/2.0	1,374 (+8%)	10mo	$220,000	$160	54
514 Jamie Ridge Dr	0.25mi	3/2.0	1,092 (-14%)	9mo	$170,000	$156	53
136 Derby Dr	0.22mi	3/2.0	1,456 (+14%)	12mo	$175,000	$120	52
267 Shelton Way	0.66mi	3/2.0	1,120 (-12%)	0mo	$226,500	$202	45
124 Double Tree Ct	0.61mi	3/2.0	1,447 (+14%)	9mo	$230,000	$159	38

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

Projected returns pro-forma

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

5-year hold

• IRR: -13.0%
• Equity multiple: 0.53×
• Total profit: $-22,094
• Equity at exit: $25,049

10-year hold

• IRR: -4.1%
• Equity multiple: 0.73×
• Total profit: $-12,817
• Equity at exit: $14,526

Cash invested: $47,040 (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 40353

• Home prices YoY: -24.4%
• Active inventory: 114
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,395 medium
• Mortgage (P&I): −$881
• Tax from tax record: −$69 /mo · $831/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $82

Break-even live

Break-even rent $1,291

Max offer price $168,000

Occupancy floor 89%

Sensitivity live

Price	-10% $177	-5% $129	+0% $82	+5% $34	+10% $-14
Rent	-10% $-29	-5% $26	+0% $82	+5% $137	+10% $192
Rate	-1.0pp $166	-0.5pp $124	base $82	+0.5pp $38	+1.0pp $-6

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: $42,000
• Closing costs: $5,040
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $168,000 Active 43 DOM
2. 2026-06-17
   days on market $168,000 Active 42 DOM
3. 2026-06-16
   days on market $168,000 Active 41 DOM
4. 2026-06-15
   status $168,000 Active 40 DOM

   Show marketing remark (505 chars)

   Spacious 4-bedroom, 1-bath home offering a comfortable layout and plenty of room to fit your needs. The home features multiple living areas, a functional kitchen space, and generously sized bedrooms that provide flexibility for a variety of uses. Natural light flows throughout, and the layout allows for both everyday living and entertaining. With a mix of open and defined spaces, this home offers a great opportunity to make it your own. Conveniently located near local amenities, shopping, and dining.

5. 2026-06-15
   days on market $168,000 Active Under Contract 40 DOM

   Show marketing remark (505 chars)

   Spacious 4-bedroom, 1-bath home offering a comfortable layout and plenty of room to fit your needs. The home features multiple living areas, a functional kitchen space, and generously sized bedrooms that provide flexibility for a variety of uses. Natural light flows throughout, and the layout allows for both everyday living and entertaining. With a mix of open and defined spaces, this home offers a great opportunity to make it your own. Conveniently located near local amenities, shopping, and dining.

6. 2026-06-14
   days on market $168,000 Active Under Contract 38 DOM
7. 2026-06-13
   days on market $168,000 Active Under Contract 37 DOM
8. 2026-06-10
   days on market $168,000 Active Under Contract 35 DOM
9. 2026-06-09
   days on market $168,000 Active Under Contract 34 DOM
10. 2026-06-08
    days on market $168,000 Active Under Contract 33 DOM
11. 2026-06-07
    days on market $168,000 Active Under Contract 32 DOM
12. 2026-06-03
    days on market $168,000 Active Under Contract 28 DOM
13. 2026-06-02
    days on market $168,000 Active Under Contract 27 DOM
14. 2026-06-01
    days on market $168,000 Active Under Contract 26 DOM
15. 2026-05-31
    days on market $168,000 Active Under Contract 25 DOM
16. 2026-05-31
    days on market $168,000 Active Under Contract 24 DOM
17. 2026-05-05
    listed $168,000 Active 505-char remark

    Show marketing remark (505 chars)

    Spacious 4-bedroom, 1-bath home offering a comfortable layout and plenty of room to fit your needs. The home features multiple living areas, a functional kitchen space, and generously sized bedrooms that provide flexibility for a variety of uses. Natural light flows throughout, and the layout allows for both everyday living and entertaining. With a mix of open and defined spaces, this home offers a great opportunity to make it your own. Conveniently located near local amenities, shopping, and dining.

18. 2026-05-05
    listed $168,000 Active 505-char remark

    Show marketing remark (505 chars)

    Spacious 4-bedroom, 1-bath home offering a comfortable layout and plenty of room to fit your needs. The home features multiple living areas, a functional kitchen space, and generously sized bedrooms that provide flexibility for a variety of uses. Natural light flows throughout, and the layout allows for both everyday living and entertaining. With a mix of open and defined spaces, this home offers a great opportunity to make it your own. Conveniently located near local amenities, shopping, and dining.

19. 2020-01-03
    soldstatus $118,000 Sold

    Show marketing remark (759 chars)

    Step inside this Adorable 4 Bedroom Brick Ranch Home that has been tastefully updated and offering Living Room with crown molding, updated kitchen, all modern colors, new appliances, hardwood flooring has been refinished, Brand new flooring in remainder of home, updated light fixtures, updated bathroom, separate utility room. Relax on your gigantic deck overlooking large private yard with mature trees and landscaping, large fenced back yard for the kids and pets to play, storage building, double drive. Private and conveniently located on a dead end street just off Mt Sterling By Pass and about 1 mile from Interstate 64! Make your appointment to see this home today! This home will qualify for FHA/VA/RHS! Better Hurry this one won't last! Broker/Owner

20. 2019-11-20
    soldstatus $59,000
21. 2019-07-31
    status Pending

    Show marketing remark (759 chars)

    Step inside this Adorable 4 Bedroom Brick Ranch Home that has been tastefully updated and offering Living Room with crown molding, updated kitchen, all modern colors, new appliances, hardwood flooring has been refinished, Brand new flooring in remainder of home, updated light fixtures, updated bathroom, separate utility room. Relax on your gigantic deck overlooking large private yard with mature trees and landscaping, large fenced back yard for the kids and pets to play, storage building, double drive. Private and conveniently located on a dead end street just off Mt Sterling By Pass and about 1 mile from Interstate 64! Make your appointment to see this home today! This home will qualify for FHA/VA/RHS! Better Hurry this one won't last! Broker/Owner

22. 2019-06-18
    price $129,000

    Show marketing remark (759 chars)

    Step inside this Adorable 4 Bedroom Brick Ranch Home that has been tastefully updated and offering Living Room with crown molding, updated kitchen, all modern colors, new appliances, hardwood flooring has been refinished, Brand new flooring in remainder of home, updated light fixtures, updated bathroom, separate utility room. Relax on your gigantic deck overlooking large private yard with mature trees and landscaping, large fenced back yard for the kids and pets to play, storage building, double drive. Private and conveniently located on a dead end street just off Mt Sterling By Pass and about 1 mile from Interstate 64! Make your appointment to see this home today! This home will qualify for FHA/VA/RHS! Better Hurry this one won't last! Broker/Owner

23. 2019-05-14
    historical

    Show marketing remark (759 chars)

    Step inside this Adorable 4 Bedroom Brick Ranch Home that has been tastefully updated and offering Living Room with crown molding, updated kitchen, all modern colors, new appliances, hardwood flooring has been refinished, Brand new flooring in remainder of home, updated light fixtures, updated bathroom, separate utility room. Relax on your gigantic deck overlooking large private yard with mature trees and landscaping, large fenced back yard for the kids and pets to play, storage building, double drive. Private and conveniently located on a dead end street just off Mt Sterling By Pass and about 1 mile from Interstate 64! Make your appointment to see this home today! This home will qualify for FHA/VA/RHS! Better Hurry this one won't last! Broker/Owner

24. 2019-05-14
    listed $139,000 Active

    Show marketing remark (759 chars)

    Step inside this Adorable 4 Bedroom Brick Ranch Home that has been tastefully updated and offering Living Room with crown molding, updated kitchen, all modern colors, new appliances, hardwood flooring has been refinished, Brand new flooring in remainder of home, updated light fixtures, updated bathroom, separate utility room. Relax on your gigantic deck overlooking large private yard with mature trees and landscaping, large fenced back yard for the kids and pets to play, storage building, double drive. Private and conveniently located on a dead end street just off Mt Sterling By Pass and about 1 mile from Interstate 64! Make your appointment to see this home today! This home will qualify for FHA/VA/RHS! Better Hurry this one won't last! Broker/Owner

25. 2019-05-01
    listed $139,000 Active
26. 2016-12-05
    historical
27. 2016-06-07
    listed $93,500 Active
28. 2006-10-26
    soldstatus $92,000

ⓘ 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: $831 · $69/mo
• Projected year-2 tax: $1,445 · $120/mo
• Expected delta: +$614/yr (+$51/mo · 73.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 5% 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: $16,736
• − Mortgage interest: −$9,411
• − Property taxes: −$831
• − Insurance: −$840
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − Depreciation: −$4,887
• Taxable loss: −$1,910
• Est. tax savings @ 24.0%: +$458
• After-tax cash flow: $1,437/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: Montgomery County
• NCES district ID: 2104250
• Math proficiency: 24% ▼ -21.00%
• Reading proficiency: 44% ▼ -14.00%
• Median HH income: $38,262
• Composite: 28.32/100
• National rank: #6782
• State rank: #76 of 165 in KY

Livability — Mount Sterling

• Score: 64/100
• State rank: #297
• US rank: #14214

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Montgomery County · 22,725 people
• City population: 22,725
• Metro: Mount Sterling, KY
• Population (ZIP): 22,725
• Household income: $57,329
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 454.0

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 29,814 people
• By 2030: 30,705 · +3.0%
• By 2040: 32,189 · +8.0%
• By 2050: 33,131 · +11.1%
• By 2075: 33,991 · +14.0%
• By 2100: 32,097 · +7.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Two or more races 4% Black 3%
• Common ancestry: Italian 2% Slovak 1% Scottish 1%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+46.6) · D 26.0% · R 72.6% · Other 1.5%
• 2008→2024 swing: -30.0pp toward R · 2008: -16.6pp · 2024: -46.6pp
• All cycles: 2024: R+46.6 2020: R+41.8 2016: R+41.1 2012: R+26.3 2008: R+16.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.89%
• Current HPI: 229.2128
• Rent YoY: —
• Metro: Mount Sterling, KY
• 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

+82.6% since first listed

16 events — show timeline

• 2026-06-15 Relisted — Metro Search MLS
• 2026-06-15 Relisted — ImagineMLS
• 2026-05-23 Pending — ImagineMLS
• 2026-05-22 Contingent — Metro Search MLS
• 2026-05-05 Listed $168,000 ImagineMLS
• 2026-05-05 Listed $168,000 Metro Search MLS
• 2020-01-03 Sold (MLS) $118,000 ImagineMLS
• 2019-11-20 Sold (Public Records) $59,000 Public Records
• 2019-07-31 Pending — ImagineMLS
• 2019-06-18 Price Changed $129,000 ImagineMLS
• 2019-05-14 Listed $139,000 ImagineMLS
• 2019-05-14 Listing Removed — ImagineMLS
• 2019-05-01 Listed $139,000 ImagineMLS
• 2016-12-05 Listing Removed — ImagineMLS
• 2016-06-07 Listed $93,500 ImagineMLS
• 2006-10-26 Sold (Public Records) $92,000 Public Records