247 W 3rd St · Maysville, KY 41056

$150,000

4 bd · 2.5 ba · 2,160 sqft · SingleFamily public records · 123 Days on market

3,300 sqft lot $69/sqft · 19% below area Est $184k · 19% 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 +17.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• 1% rule +3.8/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.5/10.0

Listing remarks MLS

Discover timeless charm and river views in this spacious 4-bedroom, 2.5-bath home in the heart of historic Maysville, Kentucky. With three full living levels—not including the basement—this home offers a blend of character, space, and unique features that make it one-of-a-kind. Step into the main level where you'll find a welcoming family room featuring original woodwork, a large bay window, and a decorative fireplace that adds warmth and style. Charming pocket doors lead into a dining room with hardwood floors and access to a walkout balcony—perfect for enjoying your morning coffee while taking in partial views of the Ohio River in the distance. The kitchen is roomy and functional, complete with an island and plenty of cabinetry. A convenient half bath completes the main level. Upstairs, the massive primary suite is a true retreat with its own private bath featuring a Jacuzzi tub, a large walk-in closet, and peaceful river views right from your window. Each level of the home includes a bathroom for added convenience. You'll also find several decorative fireplaces throughout, adding to the vintage charm. The metal roof adds character and peace of mind—imagine listening to the rain while taking in the scenic river backdrop. With over 2,100 square feet of space, this home feels open and comfortable, yet still cozy. Located just a short distance from downtown shops, restaurants, and the riverfront, 247 W 3rd Street offers the perfect balance of character, comfort, and small-town charm.

Key facts

• Decorative fireplace
• Walkout balcony
• Large walk-in closet

Tags

• RIVER VIEWS
• ORIGINAL WOODWORK
• DECORATIVE FIREPLACE
• WALKOUT BALCONY
• JACUZZI TUB
• LARGE WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $109 ($1k/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 $131k (12.4% below list).
• Recommended offer: $131k (12.4% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 4.0% in Maysville — 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 (#325 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools D-, amenities F.
• Mason County (town): math 25% / reading 39% proficiency, ranked #92 of 165 in KY (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 35 active listings in the ZIP; 30 units permitted in Mason County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Mason 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 123 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y ago; this cycle's ask has dropped $75k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $150k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,465 (12.4% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
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: 0.88% ✗
• Cap rate: 7.17%
• Cash-on-cash: 3.12%
• DSCR: 1.14
• GRM: 9.5

CMA / ARV

• ARV (median comp): $184,382
• List price: $150,000
• Delta: -18.65%
• 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
247 W 3rd St	0.00mi	4/2.5	2,160 (0%)	1mo	$158,500	$73	99
208 E Third St	0.62mi	3/2.0 (-1)	2,240 (+4%)	5mo	$280,000	$125	54

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: -11.4%
• Equity multiple: 0.59×
• Total profit: $-17,396
• Equity at exit: $22,365

10-year hold

• IRR: -2.2%
• Equity multiple: 0.85×
• Total profit: $-6,378
• Equity at exit: $12,969

Cash invested: $42,000 (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 41056

• Home prices YoY: -4.1%
• Active inventory: 35
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,315 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$80 /mo · $963/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $109

Break-even live

Break-even rent $1,176

Max offer price $150,000

Occupancy floor 87%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-08
   status Pending 1535-char remark

   Show marketing remark (1535 chars)

   Discover timeless charm and river views in this spacious 4-bedroom, 2.5-bath home in the heart of historic Maysville, Kentucky. With three full living levels—not including the basement—this home offers a blend of character, space, and unique features that make it one-of-a-kind. Step into the main level where you'll find a welcoming family room featuring original woodwork, a large bay window, and a decorative fireplace that adds warmth and style. Charming pocket doors lead into a dining room with hardwood floors and access to a walkout balcony—perfect for enjoying your morning coffee while taking in partial views of the Ohio River in the distance. The kitchen is roomy and functional, complete with an island and plenty of cabinetry. A convenient half bath completes the main level. Upstairs, the massive primary suite is a true retreat with its own private bath featuring a Jacuzzi tub, a large walk-in closet, and peaceful river views right from your window. Each level of the home includes a bathroom for added convenience. You'll also find several decorative fireplaces throughout, adding to the vintage charm. The metal roof adds character and peace of mind—imagine listening to the rain while taking in the scenic river backdrop. With over 2,100 square feet of space, this home feels open and comfortable, yet still cozy. Located just a short distance from downtown shops, restaurants, and the riverfront, 247 W 3rd Street offers the perfect balance of character, comfort, and small-town charm.

2. 2026-04-23
   price $150,000 1535-char remark

   Show marketing remark (1535 chars)

   Discover timeless charm and river views in this spacious 4-bedroom, 2.5-bath home in the heart of historic Maysville, Kentucky. With three full living levels—not including the basement—this home offers a blend of character, space, and unique features that make it one-of-a-kind. Step into the main level where you'll find a welcoming family room featuring original woodwork, a large bay window, and a decorative fireplace that adds warmth and style. Charming pocket doors lead into a dining room with hardwood floors and access to a walkout balcony—perfect for enjoying your morning coffee while taking in partial views of the Ohio River in the distance. The kitchen is roomy and functional, complete with an island and plenty of cabinetry. A convenient half bath completes the main level. Upstairs, the massive primary suite is a true retreat with its own private bath featuring a Jacuzzi tub, a large walk-in closet, and peaceful river views right from your window. Each level of the home includes a bathroom for added convenience. You'll also find several decorative fireplaces throughout, adding to the vintage charm. The metal roof adds character and peace of mind—imagine listening to the rain while taking in the scenic river backdrop. With over 2,100 square feet of space, this home feels open and comfortable, yet still cozy. Located just a short distance from downtown shops, restaurants, and the riverfront, 247 W 3rd Street offers the perfect balance of character, comfort, and small-town charm.

3. 2026-04-01
   price $200,000 1535-char remark

   Show marketing remark (1535 chars)

   Discover timeless charm and river views in this spacious 4-bedroom, 2.5-bath home in the heart of historic Maysville, Kentucky. With three full living levels—not including the basement—this home offers a blend of character, space, and unique features that make it one-of-a-kind. Step into the main level where you'll find a welcoming family room featuring original woodwork, a large bay window, and a decorative fireplace that adds warmth and style. Charming pocket doors lead into a dining room with hardwood floors and access to a walkout balcony—perfect for enjoying your morning coffee while taking in partial views of the Ohio River in the distance. The kitchen is roomy and functional, complete with an island and plenty of cabinetry. A convenient half bath completes the main level. Upstairs, the massive primary suite is a true retreat with its own private bath featuring a Jacuzzi tub, a large walk-in closet, and peaceful river views right from your window. Each level of the home includes a bathroom for added convenience. You'll also find several decorative fireplaces throughout, adding to the vintage charm. The metal roof adds character and peace of mind—imagine listening to the rain while taking in the scenic river backdrop. With over 2,100 square feet of space, this home feels open and comfortable, yet still cozy. Located just a short distance from downtown shops, restaurants, and the riverfront, 247 W 3rd Street offers the perfect balance of character, comfort, and small-town charm.

4. 2026-03-06
   price $215,000 1535-char remark

   Show marketing remark (1535 chars)

   Discover timeless charm and river views in this spacious 4-bedroom, 2.5-bath home in the heart of historic Maysville, Kentucky. With three full living levels—not including the basement—this home offers a blend of character, space, and unique features that make it one-of-a-kind. Step into the main level where you'll find a welcoming family room featuring original woodwork, a large bay window, and a decorative fireplace that adds warmth and style. Charming pocket doors lead into a dining room with hardwood floors and access to a walkout balcony—perfect for enjoying your morning coffee while taking in partial views of the Ohio River in the distance. The kitchen is roomy and functional, complete with an island and plenty of cabinetry. A convenient half bath completes the main level. Upstairs, the massive primary suite is a true retreat with its own private bath featuring a Jacuzzi tub, a large walk-in closet, and peaceful river views right from your window. Each level of the home includes a bathroom for added convenience. You'll also find several decorative fireplaces throughout, adding to the vintage charm. The metal roof adds character and peace of mind—imagine listening to the rain while taking in the scenic river backdrop. With over 2,100 square feet of space, this home feels open and comfortable, yet still cozy. Located just a short distance from downtown shops, restaurants, and the riverfront, 247 W 3rd Street offers the perfect balance of character, comfort, and small-town charm.

5. 2026-01-05
   listed $225,000 Active 1535-char remark

   Show marketing remark (1535 chars)

   Discover timeless charm and river views in this spacious 4-bedroom, 2.5-bath home in the heart of historic Maysville, Kentucky. With three full living levels—not including the basement—this home offers a blend of character, space, and unique features that make it one-of-a-kind. Step into the main level where you'll find a welcoming family room featuring original woodwork, a large bay window, and a decorative fireplace that adds warmth and style. Charming pocket doors lead into a dining room with hardwood floors and access to a walkout balcony—perfect for enjoying your morning coffee while taking in partial views of the Ohio River in the distance. The kitchen is roomy and functional, complete with an island and plenty of cabinetry. A convenient half bath completes the main level. Upstairs, the massive primary suite is a true retreat with its own private bath featuring a Jacuzzi tub, a large walk-in closet, and peaceful river views right from your window. Each level of the home includes a bathroom for added convenience. You'll also find several decorative fireplaces throughout, adding to the vintage charm. The metal roof adds character and peace of mind—imagine listening to the rain while taking in the scenic river backdrop. With over 2,100 square feet of space, this home feels open and comfortable, yet still cozy. Located just a short distance from downtown shops, restaurants, and the riverfront, 247 W 3rd Street offers the perfect balance of character, comfort, and small-town charm.

6. 2012-11-27
   soldstatus $80,000
7. 2008-10-23
   historical
8. 2007-07-24
   listed $109,900
9. 2005-07-01
   soldstatus $54,000

ⓘ 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: $963 · $80/mo
• Projected year-2 tax: $1,290 · $108/mo
• Expected delta: +$327/yr (+$27/mo · 34.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,776
• − Mortgage interest: −$8,402
• − Property taxes: −$963
• − Insurance: −$750
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − Depreciation: −$4,364
• Taxable loss: −$1,227
• Est. tax savings @ 24.0%: +$295
• After-tax cash flow: $1,605/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: Mason County
• NCES district ID: 2103870
• Math proficiency: 25% ▼ -18.00%
• Reading proficiency: 39% ▼ -12.00%
• Median HH income: $39,917
• Composite: 26.84/100
• National rank: #7109
• State rank: #92 of 165 in KY

Livability — Maysville

• Score: 63/100
• State rank: #325
• US rank: #15583

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maysville, KY
• County: Mason · 13,978 people
• Population (ZIP): 13,978
• Household income: $49,549
• Rent vs Own: 35.4% rent · 64.6% own
• Severe rent burden: 6.0

Population outlook (Mason County) Hauer SSP2

• Today (2025): 16,224 people
• By 2030: 15,618 · -3.7%
• By 2040: 14,261 · -12.1%
• By 2050: 12,858 · -20.7%
• By 2075: 9,913 · -38.9%
• By 2100: 7,142 · -56.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 7% Two or more races 5% Hispanic / Latino 2% Native American 1%
• Common ancestry: Slovak 2% Serbian 1% Polish 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Mason

• 2024 margin: Solid R (+43.7) · D 27.5% · R 71.2% · Other 1.4%
• 2008→2024 swing: -26.7pp toward R · 2008: -17.0pp · 2024: -43.7pp
• All cycles: 2024: R+43.7 2020: R+39.1 2016: R+41.2 2012: R+23.3 2008: R+17.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -8.98%
• Current HPI: 209.1455
• 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

+177.8% since first listed

9 events — show timeline

• 2026-05-08 Pending — NKMLS
• 2026-04-23 Price Changed $150,000 NKMLS
• 2026-04-01 Price Changed $200,000 NKMLS
• 2026-03-06 Price Changed $215,000 NKMLS
• 2026-01-05 Listed $225,000 NKMLS
• 2012-11-27 Sold (Public Records) $80,000 Public Records
• 2008-10-23 Listing Removed — ImagineMLS
• 2007-07-24 Listed $109,900 ImagineMLS
• 2005-07-01 Sold (Public Records) $54,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $963 · -0.7% YoY. Source: county tax records.