4667 US Highway 431 S · Beechmont, KY 42324

$124,000

3 bd · 2.0 ba · 1,344 sqft · Other public records · 17 Days on market

Built 1994

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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 +20.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• Appreciation +4.5/10.0
• 1% rule +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Charming 3 bedroom 2 bathroom home sitting on 1 acre with a 2 car detached garage and 2 outbuildings to give you plenty of extra storage. Located on 431 South just 16 miles from Lewisburg, KY and 10 miles to Lake Malone State Park. You can have a quiet, peaceful setting while also remaining close to grocery stores, gas stations, a pharmacy, and an elementary school. A new AC unit and furnace was installed in 2025. All appliances are included.

Key facts

• Built 1994
• Listed 17 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $124k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/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 $115k (6.9% below list).
• Recommended offer: $115k (6.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#320 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: amenities F, commute F, employment F.
• Muhlenberg County (rural): math 24% / reading 37% proficiency, ranked #104 of 165 in KY (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Muhlenberg South Elementary (math 15% / reading 33%, grade F, #512 of 676 statewide, top 76%, 564 students, 65% FRL); Muhlenberg South Middle School (math 34% / reading 40%, grade F, #80 of 217 statewide, top 41%, 420 students, 60% FRL); Muhlenberg County High School (math 24% / reading 32%, grade F, #151 of 254 statewide, top 61%, 1,146 students, 53% FRL).
• Market conditions: 8 active listings in the ZIP; 5 units permitted in Muhlenberg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.9%/yr); year-one equity from $857 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Muhlenberg County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $5k; list at $124k implies a 2380% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; moderate 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 $115,458 (6.9% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.93% ✗
• Cap rate: 7.76%
• Cash-on-cash: 5.25%
• DSCR: 1.23
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.2%
• Equity multiple: 0.90×
• Total profit: $-3,445
• Equity at exit: $30,411

10-year hold

• IRR: 4.4%
• Equity multiple: 1.42×
• Total profit: $14,571
• Equity at exit: $32,343

Cash invested: $34,720 (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 42324

• Home prices YoY: -0.5%
• Active inventory: 8
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,155 medium
• Mortgage (P&I): −$650
• Tax from tax record: −$58 /mo · $699/yr
• Insurance: −$52
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $85

Break-even live

Break-even rent $1,046

Max offer price $124,000

Occupancy floor 88%

Sensitivity live

Price	-10% $156	-5% $121	+0% $85	+5% $50	+10% $15
Rent	-10% $-6	-5% $40	+0% $85	+5% $131	+10% $177
Rate	-1.0pp $148	-0.5pp $117	base $85	+0.5pp $53	+1.0pp $21

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: $31,000
• Closing costs: $3,720
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-22
   days on market $124,000 Active 17 DOM
2. 2026-06-18
   days on market $124,000 Active 14 DOM
3. 2026-06-17
   days on market $124,000 Active 13 DOM
4. 2026-06-16
   days on market $124,000 Active 12 DOM
5. 2026-06-15
   days on market $124,000 Active 11 DOM
6. 2026-06-14
   days on market $124,000 Active 9 DOM
7. 2026-06-13
   days on market $124,000 Active 8 DOM
8. 2026-06-10
   days on market $124,000 Active 6 DOM
9. 2026-06-09
   days on market $124,000 Active 5 DOM
10. 2026-06-08
    days on market $124,000 Active 4 DOM
11. 2026-06-07
    remarks 447-char remark
12. 2026-06-07
    listed $124,000 Active 3 DOM

ⓘ 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: $699 · $58/mo
• Projected year-2 tax: $1,066 · $89/mo
• Expected delta: +$367/yr (+$31/mo · 52.5%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $13,855
• − Mortgage interest: −$6,946
• − Property taxes: −$699
• − Insurance: −$1,418
• − Repairs & maintenance: −$1,108
• − Management: −$1,108
• − Depreciation: −$3,607
• Taxable loss: −$1,032
• Est. tax savings @ 24.0%: +$248
• After-tax cash flow: $1,273/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: Muhlenberg County
• NCES district ID: 2100081
• Math proficiency: 24% ▼ -26.00%
• Reading proficiency: 37% ▼ -22.00%
• Median HH income: $38,513
• Composite: 25.47/100
• National rank: #7444
• State rank: #104 of 165 in KY

Livability — Beechmont

• Score: 63/100
• State rank: #320
• US rank: #15299

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 909
• Population (ZIP): 1,120

Population outlook (Muhlenberg County) Hauer SSP2

• Today (2025): 30,114 people
• By 2030: 29,347 · -2.5%
• By 2040: 27,828 · -7.6%
• By 2050: 26,359 · -12.5%
• By 2075: 23,095 · -23.3%
• By 2100: 19,709 · -34.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Slovak 2% Iranian 1% Serbian 1%
• Foreign-born: 1%

Political lean MEDSL · Muhlenberg

• 2024 margin: Solid R (+54.4) · D 22.3% · R 76.6% · Other 1.1%
• 2008→2024 swing: -52.6pp toward R · 2008: -1.8pp · 2024: -54.4pp
• All cycles: 2024: R+54.4 2020: R+48.8 2016: R+46.9 2012: R+23.5 2008: R+1.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.92%
• Current HPI: 184.6291
• 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

+2380.0% since first listed

2 events — show timeline

• 2026-06-05 Listed $124,000 FSBO.com
• 1993-03-01 Sold (Public Records) $5,000 Public Records

Property tax history

+16.0%/yr

Latest (2025): $699 · -1.0% YoY. Source: county tax records.