6456 Valley Brook Trce · Masonville, KY 42373

$240,000

3 bd · 2.0 ba · 1,376 sqft · Other · 22 Days on market

Built 2018 $12/mo HOA · 1% of rent

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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 +10.4/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• DSCR +3.0/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

SALE-A-BRATION savings of $5,000! Your NEW Energy Smart home awaits you in Deer Valley! This open concept home features a family room that is open to the dining area and kitchen with island, upgraded cabinets, stainless steel appliances, and upgraded mosaic tile backsplash. Beautiful wood look flooring is throughout the main living spaces. The owner's suite includes a walk-in closet and private bath with double bowl vanity. This home also features two secondary bedrooms, each with walk-in closets, and a secondary full bath. Energy smart = lower utility bills! Ask about other current Jagoe Incentives! Don't delay, call today!

Key facts

• 2 garage spots
• Built 2018
• Listed 22 days

Tags

• DEER VALLEY SUBDIVISION
• FULLY FENCED BACKYARD
• PEACEFUL NEIGHBORHOOD LIVING

Property features AI

Finance

• Other: Subdivision: Deer Valley
• HOA & community: Homeowners association with an annual fee of $145 (about $12.08/month)

Exterior

• Parking: Attached concrete 2-car garage
• Utilities: Cable available; Natural gas available; Public sewer
• Home design: Single-family residence; One-story
• Construction: Stone and vinyl siding; Slab foundation
• Exterior features: Patio; Porch; Fenced yard; Rolling slope lot

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Ceiling fan(s)
• Interior features: Walk-in closets; Eat-in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $240k.

Deal economics

• At list price, monthly cash flow is $-126 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (9.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (25.0% below list).
• Recommended offer: $180k (25.0% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.2% in Masonville — 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 67/100 on livability (#213 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Daviess County (suburban): math 33% / reading 41% proficiency, ranked #43 of 165 in KY (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Southern Oaks Elementary School (math 52% / reading 42%, grade D-, #119 of 676 statewide, top 19%, 465 students, 53% FRL); College View Middle School (math 24% / reading 39%, grade F, #125 of 217 statewide, top 63%, 863 students, 50% FRL); Daviess County High School (math 40% / reading 41%, grade F, #37 of 254 statewide, top 15%, 1,740 students, 42% FRL).
• Market conditions: 1 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 226 units permitted in Daviess County in 2024 (6 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($2k loan paydown + $7k appreciation (3.0% local appreciation)).
• Daviess County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $168k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $180,000 (25.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.75% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.26%
• DSCR: 0.90
• GRM: 11.1

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: 5.4%
• Equity multiple: 1.31×
• Total profit: $20,818
• Equity at exit: $107,914

10-year hold

• IRR: 8.4%
• Equity multiple: 2.27×
• Total profit: $85,378
• Equity at exit: $166,309

Cash invested: $67,200 (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 42373

• Active inventory: 1
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$178 /mo · $2,134/yr
• Insurance: −$100
• HOA: −$12
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $-126

Break-even live

Break-even rent $1,960

Max offer price $217,664

Occupancy floor —

Sensitivity live

Price	-10% $9	-5% $-59	+0% $-126	+5% $-194	+10% $-262
Rent	-10% $-269	-5% $-198	+0% $-126	+5% $-55	+10% $16
Rate	-1.0pp $-6	-0.5pp $-65	base $-126	+0.5pp $-189	+1.0pp $-252

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6412 Valley Brook Trce Utica, KY	3.0	2.0	1409	$1,800	$1.28	45d	1	0.12mi

HOA detail

• Monthly dues: $12 · $144/yr

Listing history 5 events

1. 2026-05-19
   status Pending
2. 2026-05-14
   price $240,000
3. 2026-04-27
   listed $249,900 Active
4. 2019-02-25
   soldstatus $167,918 632-char remark

   Show marketing remark (632 chars)

   SALE-A-BRATION savings of $5,000! Your NEW Energy Smart home awaits you in Deer Valley! This open concept home features a family room that is open to the dining area and kitchen with island, upgraded cabinets, stainless steel appliances, and upgraded mosaic tile backsplash. Beautiful wood look flooring is throughout the main living spaces. The owner's suite includes a walk-in closet and private bath with double bowl vanity. This home also features two secondary bedrooms, each with walk-in closets, and a secondary full bath. Energy smart = lower utility bills! Ask about other current Jagoe Incentives! Don't delay, call today!

5. 2018-09-11
   listed $167,918 632-char remark

   Show marketing remark (632 chars)

   SALE-A-BRATION savings of $5,000! Your NEW Energy Smart home awaits you in Deer Valley! This open concept home features a family room that is open to the dining area and kitchen with island, upgraded cabinets, stainless steel appliances, and upgraded mosaic tile backsplash. Beautiful wood look flooring is throughout the main living spaces. The owner's suite includes a walk-in closet and private bath with double bowl vanity. This home also features two secondary bedrooms, each with walk-in closets, and a secondary full bath. Energy smart = lower utility bills! Ask about other current Jagoe Incentives! Don't delay, call today!

ⓘ 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: $2,134 · $178/mo
• Projected year-2 tax: $2,134 · $178/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $21,600
• − Mortgage interest: −$13,444
• − Property taxes: −$2,134
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − HOA: −$144
• − Depreciation: −$6,982
• Taxable loss: −$5,760
• Est. tax savings @ 24.0%: +$1,382
• After-tax cash flow: $-135/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: Daviess County
• NCES district ID: 2101470
• Math proficiency: 33% ▼ -17.00%
• Reading proficiency: 41% ▼ -16.00%
• Median HH income: $52,303
• Composite: 32.2/100
• National rank: #5778
• State rank: #43 of 165 in KY

Livability — Masonville

• Score: 67/100
• State rank: #213
• US rank: #10347

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Masonville, KY

Population outlook (Daviess County) Hauer SSP2

• Today (2025): 103,810 people
• By 2030: 105,722 · +1.8%
• By 2040: 108,731 · +4.7%
• By 2050: 110,295 · +6.2%
• By 2075: 113,056 · +8.9%
• By 2100: 106,257 · +2.4%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+42.9% since first listed

5 events — show timeline

• 2026-05-19 Pending — GORAMLS
• 2026-05-14 Price Changed $240,000 GORAMLS
• 2026-04-27 Listed $249,900 GORAMLS
• 2019-02-25 Sold (MLS) $167,918 GORAMLS
• 2018-09-11 Listed $167,918 GORAMLS

Property tax history

+2.0%/yr

Latest (2025): $2,134 · -1.6% YoY. Source: county tax records.