4259 N L And N Turnpike Rd · Buffalo, KY 42748

$149,900

3 bd · 2.0 ba · 1,741 sqft · Other public records · 115 Days on market

Built 1880 1.50 ac lot

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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 +28.1/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• 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

Discover the potential of this spacious 4-bedroom, 2-bath farmhouse set on 1.5 peaceful acres with wide-open farm views. Built in the 1880s, this home is filled with character—featuring large rooms, tall ceilings, and timeless details throughout. A brand-new HVAC system provides modern comfort, while the classic metal roof, vintage touches, and generous floor plan offer the perfect canvas for your dream renovation. The expansive kitchen includes a large island and plenty of workspace, ideal for gathering and entertaining. Enjoy outdoor space with plenty of room to garden, relax, or expand, plus a convenient carport for covered parking. This fixer upper is ready for your vision—w

Key facts

• Metal roof
• Expansive kitchen
• Carport

Tags

• FARM VIEWS
• NEW HVAC SYSTEM
• METAL ROOF
• EXPANSIVE KITCHEN
• CARPORT

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Septic tank sewer
• Home design: Farm property; 2 stories
• Construction: Vinyl siding
• Exterior features: Metal roof

Interior

• Kitchen: Refrigerator
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Refrigerator; Electric water heater
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $471 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#310 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime B+; Watch: schools F, amenities F, commute F.
• Larue County (rural): math 26% / reading 40% proficiency, ranked #82 of 165 in KY (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 79 active listings in the ZIP; 65 units permitted in Larue 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 $4k of value loss. Plan a longer hold.
• Larue County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $105k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $136,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.19% ✓
• Cap rate: 10.06%
• Cash-on-cash: 13.47%
• DSCR: 1.60
• GRM: 7.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 3.5%
• Equity multiple: 1.14×
• Total profit: $5,677
• Equity at exit: $22,351

10-year hold

• IRR: 13.0%
• Equity multiple: 2.03×
• Total profit: $43,438
• Equity at exit: $12,961

Cash invested: $41,972 (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 42748

• Home prices YoY: -28.9%
• Active inventory: 79
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,783 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$89 /mo · $1,066/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $471

Break-even live

Break-even rent $1,187

Max offer price $149,900

Occupancy floor 69%

Sensitivity live

Price	-10% $556	-5% $513	+0% $471	+5% $429	+10% $386
Rent	-10% $330	-5% $401	+0% $471	+5% $541	+10% $612
Rate	-1.0pp $547	-0.5pp $509	base $471	+0.5pp $432	+1.0pp $393

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-11
   status Pending
2. 2026-05-11
   status Active
3. 2026-03-20
   historical
4. 2026-02-26
   price $149,900
5. 2025-11-24
   listed $159,900 Active
6. 2021-12-30
   soldstatus $105,000
7. 2001-06-01
   soldstatus $13,500

ⓘ 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: $1,066 · $89/mo
• Projected year-2 tax: $1,289 · $107/mo
• Expected delta: +$223/yr (+$19/mo · 20.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $21,394
• − Mortgage interest: −$8,397
• − Property taxes: −$1,066
• − Insurance: −$750
• − Repairs & maintenance: −$1,712
• − Management: −$1,712
• − Depreciation: −$4,361
• Taxable income: $3,398
• Est. tax owed @ 24.0%: −$815
• After-tax cash flow: $4,837/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: Larue County
• NCES district ID: 2103180
• Math proficiency: 26% ▼ -20.00%
• Reading proficiency: 40% ▼ -19.00%
• Median HH income: $39,784
• Composite: 27.66/100
• National rank: #6918
• State rank: #82 of 165 in KY

Livability — Buffalo

• Score: 63/100
• State rank: #310
• US rank: #14912

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,189

Population outlook (Larue County) Hauer SSP2

• Today (2025): 14,441 people
• By 2030: 14,453 · +0.1%
• By 2040: 14,258 · -1.3%
• By 2050: 13,687 · -5.2%
• By 2075: 12,271 · -15.0%
• By 2100: 10,639 · -26.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 4% Black 1%
• Common ancestry: Lithuanian 4% Serbian 3% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Larue

• 2024 margin: Solid R (+60.4) · D 19.1% · R 79.5% · Other 1.3%
• 2008→2024 swing: -24.1pp toward R · 2008: -36.3pp · 2024: -60.4pp
• All cycles: 2024: R+60.4 2020: R+57.3 2016: R+55.4 2012: R+37.8 2008: R+36.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -98.53%
• Current HPI: 241.8077
• 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

+1010.4% since first listed

7 events — show timeline

• 2026-05-11 Pending — HKARMLS
• 2026-05-11 Relisted — HKARMLS
• 2026-03-20 Delisted — HKARMLS
• 2026-02-26 Price Changed $149,900 HKARMLS
• 2025-11-24 Listed $159,900 HKARMLS
• 2021-12-30 Sold (Public Records) $105,000 Public Records
• 2001-06-01 Sold (Public Records) $13,500 Public Records

Property tax history

+32.3%/yr

Latest (2022): $1,066 · +1542.4% YoY. Source: county tax records.