160 Wheeler Rd · Wingo, KY 42088

$159,900

2 bd · 2.0 ba · 1,462 sqft · SingleFamily public records · 70 Days on market

Built 1996 0.60 ac lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Schedule a showing today! This 2 bed, 2 bath home was built in 1996 on over 1/2 acre of land in a quiet country setting. It features an open-concept living area, spacious utility room, and a covered front porch.

Key facts

• Covered front porch
• 0.6 acre lot
• Listed 69 days

Tags

• OPEN-CONCEPT LIVING AREA
• SPACIOUS UTILITY ROOM
• COVERED FRONT PORCH
• QUIET COUNTRY SETTING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $623 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#212 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Graves County (rural): math 47% / reading 52% proficiency, ranked #10 of 165 in KY (top 6%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 17 active listings in the ZIP; 9 units permitted in Graves County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $9k appreciation (5.4% local appreciation)).
• Graves County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.4% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $10k (6%) 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 $150,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.27% ✓
• Cap rate: 10.97%
• Cash-on-cash: 16.70%
• DSCR: 1.74
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.1%
• Equity multiple: 2.79×
• Total profit: $79,966
• Equity at exit: $94,302

10-year hold

• IRR: 26.6%
• Equity multiple: 5.60×
• Total profit: $205,810
• Equity at exit: $165,888

Cash invested: $44,772 (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 42088

• Home prices YoY: 2.1%
• Active inventory: 17
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,025 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$71 /mo · $852/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $623

Break-even live

Break-even rent $1,236

Max offer price $159,900

Occupancy floor 64%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $159,900 Active 70 DOM
2. 2026-06-18
   days on market $159,900 Active 69 DOM
3. 2026-06-17
   days on market $159,900 Active 68 DOM
4. 2026-06-16
   days on market $159,900 Active 67 DOM
5. 2026-06-15
   days on market $159,900 Active 66 DOM
6. 2026-06-14
   days on market $159,900 Active 64 DOM
7. 2026-06-12
   days on market $159,900 Active 63 DOM
8. 2026-06-09
   days on market $159,900 Active 60 DOM
9. 2026-06-08
   days on market $159,900 Active 59 DOM
10. 2026-06-07
    days on market $159,900 Active 58 DOM
11. 2026-06-05
    pricedays on market $159,900 Active 55 DOM
12. 2026-06-02
    days on market $169,900 Active 53 DOM
13. 2026-06-01
    days on market $169,900 Active 52 DOM
14. 2026-05-31
    days on market $169,900 Active 51 DOM
15. 2026-05-30
    days on market $169,900 Active 50 DOM
16. 2026-04-10
    listed $169,900 Active 212-char remark

    Show marketing remark (212 chars)

    Schedule a showing today! This 2 bed, 2 bath home was built in 1996 on over 1/2 acre of land in a quiet country setting. It features an open-concept living area, spacious utility room, and a covered front porch.

17. 2023-07-24
    soldstatus $150,000 Closed
18. 2023-07-17
    soldstatus $150,000
19. 2023-05-31
    listed $155,000 Active
20. 2017-06-26
    soldstatus $39,000
21. 2017-04-07
    listed $45,000
22. 2015-07-21
    listed $85,000

ⓘ 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: $852 · $71/mo
• Projected year-2 tax: $1,375 · $115/mo
• Expected delta: +$523/yr (+$44/mo · 61.3%)

ⓘ 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 5/10 Major 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $24,294
• − Mortgage interest: −$8,957
• − Property taxes: −$852
• − Insurance: −$800
• − Repairs & maintenance: −$1,944
• − Management: −$1,944
• − Depreciation: −$4,652
• Taxable income: $5,147
• Est. tax owed @ 24.0%: −$1,235
• After-tax cash flow: $6,243/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: Graves County
• NCES district ID: 2102280
• Math proficiency: 47% ▼ -9.00%
• Reading proficiency: 52% ▼ -14.00%
• Median HH income: $43,560
• Composite: 41.74/100
• National rank: #3400
• State rank: #10 of 165 in KY

Livability — Wingo

• Score: 67/100
• State rank: #212
• US rank: #10336

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,507

Population outlook (Graves County) Hauer SSP2

• Today (2025): 36,916 people
• By 2030: 36,587 · -0.9%
• By 2040: 35,580 · -3.6%
• By 2050: 33,906 · -8.2%
• By 2075: 28,957 · -21.6%
• By 2100: 21,552 · -41.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 8% Hispanic / Latino 5% Black 3%
• Common ancestry: Italian 2% Romanian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Graves

• 2024 margin: Solid R (+61.6) · D 18.6% · R 80.2% · Other 1.2%
• 2008→2024 swing: -35.5pp toward R · 2008: -26.1pp · 2024: -61.6pp
• All cycles: 2024: R+61.6 2020: R+56.7 2016: R+56.5 2012: R+39.7 2008: R+26.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.38%
• Current HPI: 255.5392
• 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

+99.9% since first listed

7 events — show timeline

• 2026-04-10 Listed $169,900 WKRMLS
• 2023-07-24 Sold (MLS) $150,000 WKRMLS
• 2023-07-17 Sold (Public Records) $150,000 Public Records
• 2023-05-31 Listed $155,000 WKRMLS
• 2017-06-26 Sold (MLS) $39,000 WKRMLS
• 2017-04-07 Listed $45,000 WKRMLS
• 2015-07-21 Listed $85,000 WKRMLS

Property tax history

+11.6%/yr

Latest (2025): $852 · -2.4% YoY. Source: county tax records.