200 Old East Main St · Gamaliel, KY 42140

$139,900

5 bd · 3.0 ba · 2,547 sqft · SingleFamily public records · 385 Days on market

Built 1960 0.72 ac lot $55/sqft · 11% below area Est $157k · 11% under ↓ 20% 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 +18.7/30.0
• ARV discount +12.4/15.0
• DSCR +5.9/10.0
• Appreciation +4.8/10.0
• 1% rule +4.0/10.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

BIG PRICE REDUCTION ON HOUSE in the city limits of Gamaliel, Ky. This is a nice brick home that has a foyer, living room, dining room, kitchen, sitting room, 2 bedrooms, 1½ baths, and a laundry room on the main level. On the 2nd level there are 3 bedrooms and 1 full bath. This home has a full unfinished basement that has a shower as well as an inside and outside entrance. This home has a covered front and side porch, a 1 car carport, blacktop drive, and mature shade. Also located on the 0.72 acres is a wood frame barn.

Key facts

• Foyer
• Kitchen
• Living room

Tags

• BRICK HOME
• FOYER
• LIVING ROOM
• DINING ROOM
• KITCHEN
• SITTING ROOM

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $139 ($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 $126k (10.2% below list).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#219 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, schools B+; Watch: health & safety C-, amenities F, commute F.
• Monroe County (rural): math 36% / reading 48% proficiency, ranked #28 of 165 in KY (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 5 active listings in the ZIP.

Forward outlook

• In year one you build about $456 of equity ($967 loan paydown + $-511 appreciation (-0.4% local appreciation)).
• Monroe County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.4% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 385 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $35k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 385 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.90% ✗
• Cap rate: 7.48%
• Cash-on-cash: 4.25%
• DSCR: 1.19
• GRM: 9.3

CMA / ARV

• ARV (median comp): $156,993
• List price: $139,900
• Delta: -10.89%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
165 Crowe Ave	0.31mi	4/1.0 (-1)	2,760 (+8%)	21mo	$150,000	$54	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.37% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.3%
• Equity multiple: 1.06×
• Total profit: $2,296
• Equity at exit: $38,084

10-year hold

• IRR: 7.1%
• Equity multiple: 1.74×
• Total profit: $28,860
• Equity at exit: $43,799

Cash invested: $39,172 (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 42140

• Home prices YoY: -0.2%
• Active inventory: 5
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,256 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$62 /mo · $740/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $139

Break-even live

Break-even rent $1,081

Max offer price $139,900

Occupancy floor 84%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $139,900 Active 385 DOM
2. 2026-06-17
   days on market $139,900 Active 384 DOM
3. 2026-06-16
   days on market $139,900 Active 383 DOM
4. 2026-06-15
   days on market $139,900 Active 382 DOM
5. 2026-06-13
   days on market $139,900 Active 380 DOM
6. 2026-06-12
   days on market $139,900 Active 379 DOM
7. 2026-06-09
   days on market $139,900 Active 376 DOM
8. 2026-06-08
   days on market $139,900 Active 375 DOM
9. 2026-06-07
   days on market $139,900 Active 374 DOM
10. 2026-06-07
    days on market $139,900 Active 373 DOM
11. 2026-06-04
    days on market $139,900 Active 370 DOM
12. 2026-06-02
    days on market $139,900 Active 369 DOM
13. 2026-06-01
    days on market $139,900 Active 368 DOM
14. 2026-05-31
    days on market $139,900 Active 367 DOM
15. 2026-05-31
    days on market $139,900 Active 366 DOM
16. 2026-03-17
    status Active 531-char remark

    Show marketing remark (531 chars)

    BIG PRICE REDUCTION ON HOUSE in the city limits of Gamaliel, Ky. This is a nice brick home that has a foyer, living room, dining room, kitchen, sitting room, 2 bedrooms, 1½ baths, and a laundry room on the main level. On the 2nd level there are 3 bedrooms and 1 full bath. This home has a full unfinished basement that has a shower as well as an inside and outside entrance. This home has a covered front and side porch, a 1 car carport, blacktop drive, and mature shade. Also located on the 0.72 acres is a wood frame barn.

17. 2026-03-17
    price $139,900 531-char remark

    Show marketing remark (531 chars)

    BIG PRICE REDUCTION ON HOUSE in the city limits of Gamaliel, Ky. This is a nice brick home that has a foyer, living room, dining room, kitchen, sitting room, 2 bedrooms, 1½ baths, and a laundry room on the main level. On the 2nd level there are 3 bedrooms and 1 full bath. This home has a full unfinished basement that has a shower as well as an inside and outside entrance. This home has a covered front and side porch, a 1 car carport, blacktop drive, and mature shade. Also located on the 0.72 acres is a wood frame barn.

18. 2025-11-21
    status Active 531-char remark

    Show marketing remark (531 chars)

    BIG PRICE REDUCTION ON HOUSE in the city limits of Gamaliel, Ky. This is a nice brick home that has a foyer, living room, dining room, kitchen, sitting room, 2 bedrooms, 1½ baths, and a laundry room on the main level. On the 2nd level there are 3 bedrooms and 1 full bath. This home has a full unfinished basement that has a shower as well as an inside and outside entrance. This home has a covered front and side porch, a 1 car carport, blacktop drive, and mature shade. Also located on the 0.72 acres is a wood frame barn.

19. 2025-09-24
    price $150,000 531-char remark

    Show marketing remark (531 chars)

    BIG PRICE REDUCTION ON HOUSE in the city limits of Gamaliel, Ky. This is a nice brick home that has a foyer, living room, dining room, kitchen, sitting room, 2 bedrooms, 1½ baths, and a laundry room on the main level. On the 2nd level there are 3 bedrooms and 1 full bath. This home has a full unfinished basement that has a shower as well as an inside and outside entrance. This home has a covered front and side porch, a 1 car carport, blacktop drive, and mature shade. Also located on the 0.72 acres is a wood frame barn.

20. 2025-05-15
    listed $174,900 Active 531-char remark

    Show marketing remark (531 chars)

    BIG PRICE REDUCTION ON HOUSE in the city limits of Gamaliel, Ky. This is a nice brick home that has a foyer, living room, dining room, kitchen, sitting room, 2 bedrooms, 1½ baths, and a laundry room on the main level. On the 2nd level there are 3 bedrooms and 1 full bath. This home has a full unfinished basement that has a shower as well as an inside and outside entrance. This home has a covered front and side porch, a 1 car carport, blacktop drive, and mature shade. Also located on the 0.72 acres is a wood frame barn.

ⓘ 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: $740 · $62/mo
• Projected year-2 tax: $1,203 · $100/mo
• Expected delta: +$463/yr (+$39/mo · 62.6%)

ⓘ 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 5/10 Major 7 d/yr ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,071
• − Mortgage interest: −$7,837
• − Property taxes: −$740
• − Insurance: −$700
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − Depreciation: −$4,070
• Taxable loss: −$686
• Est. tax savings @ 24.0%: +$165
• After-tax cash flow: $1,828/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: Monroe County
• NCES district ID: 2104200
• Math proficiency: 36% ▼ -23.00%
• Reading proficiency: 48% ▼ -16.00%
• Median HH income: $31,073
• Composite: 34.3/100
• National rank: #5241
• State rank: #28 of 165 in KY

Livability — Gamaliel

• Score: 67/100
• State rank: #219
• US rank: #10650

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gamaliel, KY
• Population (ZIP): 1,261

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 10,011 people
• By 2030: 9,596 · -4.1%
• By 2040: 8,766 · -12.4%
• By 2050: 7,971 · -20.4%
• By 2075: 6,249 · -37.6%
• By 2100: 4,466 · -55.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2%
• Common ancestry: Russian 2% Italian 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Monroe

• 2024 margin: Solid R (+77.3) · D 10.8% · R 88.2% · Other 1.0%
• 2008→2024 swing: -24.3pp toward R · 2008: -53.0pp · 2024: -77.3pp
• All cycles: 2024: R+77.3 2020: R+74.5 2016: R+73.7 2012: R+59.5 2008: R+53.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.37%
• Current HPI: 228.4171
• 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

-20.0% since first listed

5 events — show timeline

• 2026-03-17 Relisted — SCKMLSKY
• 2026-03-17 Price Changed $139,900 SCKMLSKY
• 2025-11-21 Relisted — SCKMLSKY
• 2025-09-24 Price Changed $150,000 SCKMLSKY
• 2025-05-15 Listed $174,900 SCKMLSKY

Property tax history

+24.7%/yr

Latest (2025): $740 · -0.6% YoY. Source: county tax records.