8305 Lewisburg Rd · Lewisburg, KY 42256

$125,900

2 bd · 1.0 ba · 1,508 sqft · Other public records · 40 Days on market

Built 1940

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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 +15.1/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +4.6/10.0
• Schools +3.3/10.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Run don't walk to see this spacious 3-bedroom, 2-bathroom home situated on a sizable 3.16-acre lot. Hardwood flooring and a large kitchen with ample cabinets add to the allure. Having the master bedroom on the first floor is a desirable feature for many homebuyers, as it offers convenience and accessibility. With two additional bedrooms located upstairs. d, "Purchasers may use any lender they chose to finance the purchase of a property. However, the seller requires that all non-cash offers must be pre-qualified by Caliber Home Loans, Inc. prior to offer acceptance. For the free pre-qualification, contact Dawn Gosney Caliber 919-946-1470 Dawn. [email protected]

Key facts

• Dual front doors
• 3.16 acres
• Real wood cabinets

Tags

• 3.16 ACRES
• VINTAGE STYLE
• HARDWOOD FLOORS
• REAL WOOD CABINETS
• DOUBLE FIREPLACE
• DUAL FRONT DOORS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $126k.

Deal economics

• At list price, monthly cash flow is $42 ($502/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 $103k (18.1% below list).
• Recommended offer: $103k (18.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#295 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D, amenities F, commute F.
• Logan County (rural): math 35% / reading 44% proficiency, ranked #32 of 165 in KY (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 64 active listings in the ZIP; 30 units permitted in Logan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $918 of equity ($870 loan paydown + $48 appreciation (0.0% local appreciation)).
• Logan County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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 $82k; list at $126k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,126 (18.1% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.82% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.42%
• DSCR: 1.06
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.5%
• Equity multiple: 0.98×
• Total profit: $-836
• Equity at exit: $36,799

10-year hold

• IRR: 5.0%
• Equity multiple: 1.55×
• Total profit: $19,297
• Equity at exit: $44,427

Cash invested: $35,252 (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 42256

• Home prices YoY: 0.0%
• Active inventory: 64
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,031 medium
• Mortgage (P&I): −$660
• Tax from tax record: −$60 /mo · $722/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $42

Break-even live

Break-even rent $978

Max offer price $125,900

Occupancy floor 91%

Sensitivity live

Price	-10% $113	-5% $77	+0% $42	+5% $6	+10% $-29
Rent	-10% $-40	-5% $1	+0% $42	+5% $83	+10% $123
Rate	-1.0pp $105	-0.5pp $74	base $42	+0.5pp $9	+1.0pp $-24

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: $31,475
• Closing costs: $3,777
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-21
   days on market $125,900 Active 40 DOM
2. 2026-06-18
   days on market $125,900 Active 37 DOM
3. 2026-06-17
   days on market $125,900 Active 36 DOM
4. 2026-06-16
   days on market $125,900 Active 35 DOM
5. 2026-06-15
   days on market $125,900 Active 34 DOM
6. 2026-06-14
   days on market $125,900 Active 32 DOM
7. 2026-06-13
   days on market $125,900 Active 31 DOM
8. 2026-06-10
   days on market $125,900 Active 29 DOM
9. 2026-06-09
   days on market $125,900 Active 28 DOM
10. 2026-06-08
    days on market $125,900 Active 27 DOM
11. 2026-06-07
    days on market $125,900 Active 26 DOM
12. 2026-06-03
    days on market $125,900 Active 22 DOM
13. 2026-06-03
    days on marketlisting id $125,900 Active 21 DOM
14. 2026-06-02
    days on market $125,900 Active 35 DOM
15. 2026-06-01
    days on market $125,900 Active 34 DOM
16. 2026-05-31
    days on market $125,900 Active 33 DOM
17. 2026-05-31
    days on market $125,900 Active 32 DOM
18. 2026-05-12
    listed $125,900 Active 3608-char remark
19. 2026-04-24
    listed $125,900 Active 3595-char remark
20. 2024-07-12
    soldstatus $82,000
21. 2024-05-19
    soldstatus $82,000 Closed

    Show marketing remark (673 chars)

    Run don't walk to see this spacious 3-bedroom, 2-bathroom home situated on a sizable 3.16-acre lot. Hardwood flooring and a large kitchen with ample cabinets add to the allure. Having the master bedroom on the first floor is a desirable feature for many homebuyers, as it offers convenience and accessibility. With two additional bedrooms located upstairs. d, "Purchasers may use any lender they chose to finance the purchase of a property. However, the seller requires that all non-cash offers must be pre-qualified by Caliber Home Loans, Inc. prior to offer acceptance. For the free pre-qualification, contact Dawn Gosney Caliber 919-946-1470 Dawn. [email protected]

22. 2024-05-17
    soldstatus $82,000

    Show marketing remark (673 chars)

    Run don't walk to see this spacious 3-bedroom, 2-bathroom home situated on a sizable 3.16-acre lot. Hardwood flooring and a large kitchen with ample cabinets add to the allure. Having the master bedroom on the first floor is a desirable feature for many homebuyers, as it offers convenience and accessibility. With two additional bedrooms located upstairs. d, "Purchasers may use any lender they chose to finance the purchase of a property. However, the seller requires that all non-cash offers must be pre-qualified by Caliber Home Loans, Inc. prior to offer acceptance. For the free pre-qualification, contact Dawn Gosney Caliber 919-946-1470 Dawn. [email protected]

23. 2024-05-17
    soldstatus $82,000 Closed

    Show marketing remark (673 chars)

    Run don't walk to see this spacious 3-bedroom, 2-bathroom home situated on a sizable 3.16-acre lot. Hardwood flooring and a large kitchen with ample cabinets add to the allure. Having the master bedroom on the first floor is a desirable feature for many homebuyers, as it offers convenience and accessibility. With two additional bedrooms located upstairs. d, "Purchasers may use any lender they chose to finance the purchase of a property. However, the seller requires that all non-cash offers must be pre-qualified by Caliber Home Loans, Inc. prior to offer acceptance. For the free pre-qualification, contact Dawn Gosney Caliber 919-946-1470 Dawn. [email protected]

24. 2024-05-17
    soldstatus $82,000 Closed

    Show marketing remark (673 chars)

    Run don't walk to see this spacious 3-bedroom, 2-bathroom home situated on a sizable 3.16-acre lot. Hardwood flooring and a large kitchen with ample cabinets add to the allure. Having the master bedroom on the first floor is a desirable feature for many homebuyers, as it offers convenience and accessibility. With two additional bedrooms located upstairs. d, "Purchasers may use any lender they chose to finance the purchase of a property. However, the seller requires that all non-cash offers must be pre-qualified by Caliber Home Loans, Inc. prior to offer acceptance. For the free pre-qualification, contact Dawn Gosney Caliber 919-946-1470 Dawn. [email protected]

25. 2024-05-02
    status Pending

    Show marketing remark (673 chars)

    Run don't walk to see this spacious 3-bedroom, 2-bathroom home situated on a sizable 3.16-acre lot. Hardwood flooring and a large kitchen with ample cabinets add to the allure. Having the master bedroom on the first floor is a desirable feature for many homebuyers, as it offers convenience and accessibility. With two additional bedrooms located upstairs. d, "Purchasers may use any lender they chose to finance the purchase of a property. However, the seller requires that all non-cash offers must be pre-qualified by Caliber Home Loans, Inc. prior to offer acceptance. For the free pre-qualification, contact Dawn Gosney Caliber 919-946-1470 Dawn. [email protected]

26. 2024-05-02
    status Pending

    Show marketing remark (673 chars)

    Run don't walk to see this spacious 3-bedroom, 2-bathroom home situated on a sizable 3.16-acre lot. Hardwood flooring and a large kitchen with ample cabinets add to the allure. Having the master bedroom on the first floor is a desirable feature for many homebuyers, as it offers convenience and accessibility. With two additional bedrooms located upstairs. d, "Purchasers may use any lender they chose to finance the purchase of a property. However, the seller requires that all non-cash offers must be pre-qualified by Caliber Home Loans, Inc. prior to offer acceptance. For the free pre-qualification, contact Dawn Gosney Caliber 919-946-1470 Dawn. [email protected]

27. 2024-05-01
    listed $82,000
28. 2024-04-30
    historical Active Under Contract

    Show marketing remark (673 chars)

    Run don't walk to see this spacious 3-bedroom, 2-bathroom home situated on a sizable 3.16-acre lot. Hardwood flooring and a large kitchen with ample cabinets add to the allure. Having the master bedroom on the first floor is a desirable feature for many homebuyers, as it offers convenience and accessibility. With two additional bedrooms located upstairs. d, "Purchasers may use any lender they chose to finance the purchase of a property. However, the seller requires that all non-cash offers must be pre-qualified by Caliber Home Loans, Inc. prior to offer acceptance. For the free pre-qualification, contact Dawn Gosney Caliber 919-946-1470 Dawn. [email protected]

29. 2024-04-10
    listed $84,900 Active

    Show marketing remark (673 chars)

    Run don't walk to see this spacious 3-bedroom, 2-bathroom home situated on a sizable 3.16-acre lot. Hardwood flooring and a large kitchen with ample cabinets add to the allure. Having the master bedroom on the first floor is a desirable feature for many homebuyers, as it offers convenience and accessibility. With two additional bedrooms located upstairs. d, "Purchasers may use any lender they chose to finance the purchase of a property. However, the seller requires that all non-cash offers must be pre-qualified by Caliber Home Loans, Inc. prior to offer acceptance. For the free pre-qualification, contact Dawn Gosney Caliber 919-946-1470 Dawn. [email protected]

30. 2024-04-09
    listed $84,900 Active

    Show marketing remark (673 chars)

    Run don't walk to see this spacious 3-bedroom, 2-bathroom home situated on a sizable 3.16-acre lot. Hardwood flooring and a large kitchen with ample cabinets add to the allure. Having the master bedroom on the first floor is a desirable feature for many homebuyers, as it offers convenience and accessibility. With two additional bedrooms located upstairs. d, "Purchasers may use any lender they chose to finance the purchase of a property. However, the seller requires that all non-cash offers must be pre-qualified by Caliber Home Loans, Inc. prior to offer acceptance. For the free pre-qualification, contact Dawn Gosney Caliber 919-946-1470 Dawn. [email protected]

31. 2024-04-09
    listed $84,900 Active

    Show marketing remark (673 chars)

    Run don't walk to see this spacious 3-bedroom, 2-bathroom home situated on a sizable 3.16-acre lot. Hardwood flooring and a large kitchen with ample cabinets add to the allure. Having the master bedroom on the first floor is a desirable feature for many homebuyers, as it offers convenience and accessibility. With two additional bedrooms located upstairs. d, "Purchasers may use any lender they chose to finance the purchase of a property. However, the seller requires that all non-cash offers must be pre-qualified by Caliber Home Loans, Inc. prior to offer acceptance. For the free pre-qualification, contact Dawn Gosney Caliber 919-946-1470 Dawn. [email protected]

32. 2003-06-20
    soldstatus $69,500

ⓘ 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: $722 · $60/mo
• Projected year-2 tax: $1,083 · $90/mo
• Expected delta: +$361/yr (+$30/mo · 50.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 9% 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: $12,375
• − Mortgage interest: −$7,052
• − Property taxes: −$722
• − Insurance: −$630
• − Repairs & maintenance: −$990
• − Management: −$990
• − Depreciation: −$3,663
• Taxable loss: −$1,671
• Est. tax savings @ 24.0%: +$401
• After-tax cash flow: $903/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: Logan County
• NCES district ID: 2103540
• Math proficiency: 35% ▼ -17.00%
• Reading proficiency: 44% ▼ -14.00%
• Median HH income: $42,577
• Composite: 33.34/100
• National rank: #5492
• State rank: #32 of 165 in KY

Livability — Lewisburg

• Score: 64/100
• State rank: #295
• US rank: #14165

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,052

Population outlook (Logan County) Hauer SSP2

• Today (2025): 26,133 people
• By 2030: 25,572 · -2.1%
• By 2040: 24,247 · -7.2%
• By 2050: 22,849 · -12.6%
• By 2075: 19,587 · -25.0%
• By 2100: 15,927 · -39.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Italian 2% Slovak 1% Romanian 1%
• Foreign-born: 0%
• Languages at home: 96% English-only · German/W. Germanic 2% Russian/Polish/Slavic 1% Other Indo-European 1%

Political lean MEDSL · Logan

• 2024 margin: Solid R (+55.1) · D 21.9% · R 76.9% · Other 1.2%
• 2008→2024 swing: -26.5pp toward R · 2008: -28.6pp · 2024: -55.1pp
• All cycles: 2024: R+55.1 2020: R+48.4 2016: R+46.1 2012: R+32.6 2008: R+28.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▬ 0.04%
• Current HPI: 265.4274
• 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

+81.2% since first listed

14 events — show timeline

• 2026-05-12 Listed $125,900 FSBO.com
• 2024-07-12 Sold (Public Records) $82,000 Public Records
• 2024-05-19 Sold (MLS) $82,000 WKRMLS
• 2024-05-17 Sold (MLS) $82,000 RASKMLS
• 2024-05-17 Sold (MLS) $82,000 REALTRACS as Distributed by MLS Grid
• 2024-05-17 Sold (MLS) $82,000 HCTCBOR
• 2024-05-02 Pending — WKRMLS
• 2024-05-02 Pending — REALTRACS as Distributed by MLS Grid
• 2024-05-01 Listed $82,000 RASKMLS
• 2024-04-30 Contingent — HCTCBOR
• 2024-04-10 Listed $84,900 HCTCBOR
• 2024-04-09 Listed $84,900 WKRMLS
• 2024-04-09 Listed $84,900 REALTRACS as Distributed by MLS Grid
• 2003-06-20 Sold (Public Records) $69,500 Public Records

Property tax history

+1.9%/yr

Latest (2025): $722 · +1.1% YoY. Source: county tax records.