102 W 2nd Ave · South Shore, KY 41175

$99,000

3 bd · 2.0 ba · 728 sqft · SingleFamily public records · 31 Days on market

Built 2013 ↓ 29% since listing

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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 +21.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• Appreciation +5.9/10.0
• 1% rule +4.6/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

1 1/2 story single family home, 3 bedrooms, 2 full baths, living room, kitchen and laundry room on first floor. Upstairs finished with 2 rooms. 2 car detached garage, detached carport, fenced in yard. Nice front porch and small deck outback. Master bedroom has walk-in closet and vaulted ceiling. One bathroom is handicap equipped.

Key facts

• Built 2013
• Listed 31 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $145 ($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 $95k (4.4% below list).
• Recommended offer: $95k (4.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#89 in KY, #3,524 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: commute D+, schools D, amenities F.
• Greenup County (suburban): math 23% / reading 35% proficiency, ranked #118 of 165 in KY (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 15 active listings in the ZIP; 20 units permitted in Greenup County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($684 loan paydown + $2k appreciation (1.7% local appreciation)).
• Greenup County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,675 (4.4% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 4% 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. 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?
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: 0.96% ✗
• Cap rate: 8.05%
• Cash-on-cash: 6.27%
• DSCR: 1.28
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.0%
• Equity multiple: 1.53×
• Total profit: $14,696
• Equity at exit: $37,690

10-year hold

• IRR: 13.2%
• Equity multiple: 2.72×
• Total profit: $47,765
• Equity at exit: $53,250

Cash invested: $27,720 (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 41175

• Home prices YoY: 0.8%
• Active inventory: 15
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $947 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$43 /mo · $513/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $145

Break-even live

Break-even rent $764

Max offer price $99,000

Occupancy floor 80%

Sensitivity live

Price	-10% $201	-5% $173	+0% $145	+5% $117	+10% $89
Rent	-10% $70	-5% $107	+0% $145	+5% $182	+10% $220
Rate	-1.0pp $195	-0.5pp $170	base $145	+0.5pp $119	+1.0pp $93

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $99,000 Active 31 DOM
2. 2026-06-18
   days on market $99,000 Active 29 DOM
3. 2026-06-17
   days on market $99,000 Active 28 DOM
4. 2026-06-16
   days on market $99,000 Active 27 DOM
5. 2026-06-15
   days on market $99,000 Active 26 DOM
6. 2026-06-13
   days on market $99,000 Active 24 DOM
7. 2026-06-12
   days on market $99,000 Active 23 DOM
8. 2026-06-09
   days on market $99,000 Active 20 DOM
9. 2026-06-08
   days on market $99,000 Active 19 DOM
10. 2026-06-07
    days on market $99,000 Active 18 DOM
11. 2026-06-07
    days on market $99,000 Active 17 DOM
12. 2026-06-04
    days on market $99,000 Active 14 DOM
13. 2026-06-02
    days on market $99,000 Active 13 DOM
14. 2026-06-01
    days on market $99,000 Active 12 DOM
15. 2026-05-31
    days on market $99,000 Active 11 DOM
16. 2026-05-31
    days on market $99,000 Active 10 DOM
17. 2026-05-21
    listed $99,000 Active
18. 2023-11-15
    price $110,000
19. 2023-10-03
    price $125,000
20. 2023-07-13
    price $135,000
21. 2023-06-15
    listed $139,900 Active

ⓘ 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: $513 · $43/mo
• Projected year-2 tax: $851 · $71/mo
• Expected delta: +$338/yr (+$28/mo · 66.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $11,361
• − Mortgage interest: −$5,546
• − Property taxes: −$513
• − Insurance: −$495
• − Repairs & maintenance: −$909
• − Management: −$909
• − Depreciation: −$2,880
• Taxable income: $110
• Est. tax owed @ 24.0%: −$26
• After-tax cash flow: $1,711/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: Greenup County
• NCES district ID: 2102400
• Math proficiency: 23% ▼ -19.00%
• Reading proficiency: 35% ▼ -18.00%
• Median HH income: $39,526
• Composite: 24.33/100
• National rank: #7702
• State rank: #118 of 165 in KY

Livability — South Shore

• Score: 76/100
• State rank: #89
• US rank: #3524

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Shore, KY
• County: Greenup · 24,497 people
• Metro: Huntington-Ashland, WV-KY-OH
• Population (ZIP): 5,612
• Household income: $48,681
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 10.4

Population outlook (Greenup County) Hauer SSP2

• Today (2025): 34,374 people
• By 2030: 33,145 · -3.6%
• By 2040: 30,407 · -11.5%
• By 2050: 27,702 · -19.4%
• By 2075: 21,970 · -36.1%
• By 2100: 16,670 · -51.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Slovak 5% Greek 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Greenup

• 2024 margin: Solid R (+50.5) · D 24.1% · R 74.6% · Other 1.3%
• 2008→2024 swing: -36.4pp toward R · 2008: -14.1pp · 2024: -50.5pp
• All cycles: 2024: R+50.5 2020: R+45.1 2016: R+45.5 2012: R+18.6 2008: R+14.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.74%
• Current HPI: 208.0953
• 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

-29.2% since first listed

5 events — show timeline

• 2026-05-21 Listed $99,000 FSBO.com
• 2023-11-15 Price Changed $110,000 AABOR
• 2023-10-03 Price Changed $125,000 AABOR
• 2023-07-13 Price Changed $135,000 AABOR
• 2023-06-15 Listed $139,900 AABOR