662 Happyville Rd · Greensburg, KY 42743

$101,000

3 bd · 1.0 ba · 1,308 sqft · SingleFamily public records · 37 Days on market

Built 1984

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Why this score? — see what drove the B- 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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• 1% rule +5.6/10.0
• Livability +3.6/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This home is located three quarters of a mile away from the golf course and Country Club in Greensburg Kentucky it sets in between Highway 88 and 61

Key facts

• Built 1984
• Listed 36 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $101k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $101k).
• Recommended offer: $98k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#146 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, amenities F, commute F.
• Green County (rural): math 39% / reading 43% proficiency, ranked #30 of 165 in KY (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 55 active listings in the ZIP; 3 units permitted in Green County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($698 loan paydown + $5k appreciation (5.0% local appreciation)).
• Green County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($98k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,970 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.06% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.81%
• DSCR: 1.44
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.9%
• Equity multiple: 2.19×
• Total profit: $33,771
• Equity at exit: $57,235

10-year hold

• IRR: 18.8%
• Equity multiple: 4.29×
• Total profit: $93,050
• Equity at exit: $98,781

Cash invested: $28,280 (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 42743

• Home prices YoY: 1.9%
• Active inventory: 55
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,067 medium
• Mortgage (P&I): −$530
• Tax from tax record: −$40 /mo · $478/yr
• Insurance: −$42
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $165

Break-even live

Break-even rent $858

Max offer price $101,000

Occupancy floor 80%

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: $25,250
• Closing costs: $3,030
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $101,000 Active 37 DOM
2. 2026-06-17
   days on market $101,000 Active 36 DOM
3. 2026-06-16
   days on market $101,000 Active 35 DOM
4. 2026-06-15
   days on market $101,000 Active 34 DOM
5. 2026-06-13
   days on market $101,000 Active 32 DOM
6. 2026-06-12
   days on market $101,000 Active 31 DOM
7. 2026-06-09
   days on market $101,000 Active 28 DOM
8. 2026-06-08
   days on market $101,000 Active 27 DOM
9. 2026-06-07
   days on market $101,000 Active 26 DOM
10. 2026-06-07
    days on market $101,000 Active 25 DOM
11. 2026-06-04
    days on market $101,000 Active 22 DOM
12. 2026-06-02
    days on market $101,000 Active 21 DOM
13. 2026-06-01
    days on market $101,000 Active 20 DOM
14. 2026-05-31
    days on market $101,000 Active 19 DOM
15. 2026-05-31
    days on market $101,000 Active 18 DOM
16. 2026-05-12
    listed $101,000 Active 148-char remark

ⓘ 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: $478 · $40/mo
• Projected year-2 tax: $869 · $72/mo
• Expected delta: +$391/yr (+$33/mo · 81.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $12,800
• − Mortgage interest: −$5,658
• − Property taxes: −$478
• − Insurance: −$1,302
• − Repairs & maintenance: −$1,024
• − Management: −$1,024
• − Depreciation: −$2,938
• Taxable income: $376
• Est. tax owed @ 24.0%: −$90
• After-tax cash flow: $1,886/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: Green County
• NCES district ID: 2102340
• Math proficiency: 39% ▼ -14.00%
• Reading proficiency: 43% ▼ -16.00%
• Median HH income: $35,616
• Composite: 33.94/100
• National rank: #5332
• State rank: #30 of 165 in KY

Livability — Greensburg

• Score: 71/100
• State rank: #146
• US rank: #6845

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,008

Population outlook (Green County) Hauer SSP2

• Today (2025): 10,576 people
• By 2030: 10,191 · -3.6%
• By 2040: 9,263 · -12.4%
• By 2050: 8,189 · -22.6%
• By 2075: 5,849 · -44.7%
• By 2100: 3,833 · -63.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Hispanic / Latino 3% Black 2%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 0%
• Languages at home: 97% English-only · German/W. Germanic 2%

Political lean MEDSL · Green

• 2024 margin: Solid R (+72.6) · D 13.3% · R 85.9%
• 2008→2024 swing: -21.8pp toward R · 2008: -50.8pp · 2024: -72.6pp
• All cycles: 2024: R+72.6 2020: R+67.4 2016: R+66.4 2012: R+50.9 2008: R+50.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.00%
• Current HPI: 265.9882
• 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

1 event — show timeline

• 2026-05-12 Listed $101,000 FSBO.com

Property tax history

+4.1%/yr

Latest (2025): $478 · +56.7% YoY. Source: county tax records.