232 Stonegate Dr · Leitchfield, KY 42754

$174,900

3 bd · 2.0 ba · 1,440 sqft · SingleFamily · 72 Days on market

Built 2000 Average condition 0.33 ac lot ↓ 5% since listing

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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 +12.6/30.0
• ARV discount +7.5/15.0
• DSCR +3.7/10.0
• 1% rule +3.6/10.0
• Livability +3.6/5.0
• Appreciation +3.1/10.0
• Schools +3.1/10.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0

Key facts

• 0.33 acre lot
• 2 garage spots
• Built 2000

Property features AI

Finance

• Other: Directions: Hwy 259 to Anneta Rd to Ambassador Shores Dr
• HOA & community: No association fee

Exterior

• Parking: Detached 2-car garage
• Utilities: Electricity connected
• Home design: Single-family ranch-style home; One story
• Construction: Built in 2000; Vinyl siding; Metal roof; Approximately 1,440 above-grade finished living area
• Exterior features: Corner lot; Located in the Ambassador Shores subdivision; Lot approximately 0.33 acres

Interior

• Kitchen: First-floor kitchen
• Bedrooms: Three bedrooms, all on the first floor; Primary bedroom is on the first floor
• Bathrooms: Two full bathrooms, both on the first floor
• Heating & cooling: Forced air heating with heat pump; Central air conditioning; One HVAC unit
• Interior features: Nine total rooms; No basement; Sun room / Florida room
• Laundry & utility: First-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $-23 ($-281/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (14.2% below list).
• Recommended offer: $150k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.8% in Leitchfield — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 71/100 on livability (#144 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Edmonson County (rural): math 31% / reading 43% proficiency, ranked #53 of 165 in KY (top 32%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Kyrock Elementary School (math 62% / reading 57%, grade B-, #35 of 676 statewide, top 6%, 299 students, 54% FRL); Edmonson County Middle School (math 33% / reading 41%, grade F, #80 of 217 statewide, top 41%, 280 students, 48% FRL); Edmonson County High School (math 22% / reading 42%, grade F, #97 of 254 statewide, top 46%, 592 students, 54% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: 186 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Edmonson County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.

Recommended offer $150,040 (14.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
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. 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: 0.86% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.57%
• DSCR: 0.97
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $374,400
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 White Oak Ln	0.65mi	4/2.0 (+1)	1,652 (+15%)	18mo	$430,000	$260	25

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

Projected returns pro-forma

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

5-year hold

• IRR: -17.2%
• Equity multiple: 0.39×
• Total profit: $-29,808
• Equity at exit: $26,078

10-year hold

• IRR: -9.2%
• Equity multiple: 0.43×
• Total profit: $-27,781
• Equity at exit: $15,122

Cash invested: $48,972 (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 42754

• Home prices YoY: -1.3%
• Active inventory: 186
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$917
• Tax est. 1.5%: −$219 /mo · $2,624/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $-23

Break-even live

Break-even rent $1,530

Max offer price $171,517

Occupancy floor 97%

Sensitivity live

Price	-10% $97	-5% $37	+0% $-23	+5% $-84	+10% $-144
Rent	-10% $-142	-5% $-83	+0% $-23	+5% $36	+10% $95
Rate	-1.0pp $65	-0.5pp $21	base $-23	+0.5pp $-69	+1.0pp $-115

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $174,900 Active 72 DOM
2. 2026-06-19
   days on market $174,900 Active 70 DOM
3. 2026-06-18
   days on market $174,900 Active 69 DOM
4. 2026-06-17
   days on market $174,900 Active 68 DOM
5. 2026-06-16
   days on market $174,900 Active 67 DOM
6. 2026-06-15
   days on market $174,900 Active 66 DOM
7. 2026-06-14
   days on market $174,900 Active 64 DOM
8. 2026-06-13
   days on market $174,900 Active 63 DOM
9. 2026-06-10
   days on market $174,900 Active 61 DOM
10. 2026-06-09
    days on market $174,900 Active 60 DOM
11. 2026-06-08
    days on market $174,900 Active 59 DOM
12. 2026-06-07
    days on market $174,900 Active 58 DOM
13. 2026-06-05
    days on market $174,900 Active 55 DOM
14. 2026-06-03
    days on market $174,900 Active 54 DOM
15. 2026-06-02
    days on market $174,900 Active 53 DOM
16. 2026-06-01
    days on market $174,900 Active 52 DOM
17. 2026-05-31
    days on market $174,900 Active 51 DOM
18. 2026-05-30
    days on market $174,900 Active 50 DOM
19. 2026-05-20
    price $174,900
20. 2026-04-10
    listed $184,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,005
• − Mortgage interest: −$9,797
• − Property taxes: −$2,624
• − Insurance: −$874
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$5,088
• Taxable loss: −$3,259
• Est. tax savings @ 24.0%: +$782
• After-tax cash flow: $502/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.

Condition & rehab AI · 13 photos

Average 55/100 Moderate rehab

The home requires moderate repairs and maintenance, including painting and updating the exterior and interior. These improvements would significantly enhance its resale and rental value.

Repairs flagged

• Major Paint — Peeling paint on interior walls
• Major Flooring — Worn hardwood floors
• Major Exterior paint — Faded paint on exterior

Value-add opportunities

• Both Painting and updating the exterior — Enhances curb appeal and value
• Both Floor refinishing — Improves the look and functionality of the home
• Both Painting interior walls — Enhances the overall appearance and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Peeling paint on interior walls	Major	$15,000–50,000
Flooring · Worn hardwood floors	Major	$15,000–50,000
Exterior paint · Faded paint on exterior	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Painting and updating the exterior — Enhances curb appeal and value ↑
• Both Floor refinishing — Improves the look and functionality of the home ↑
• Both Painting interior walls — Enhances the overall appearance and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Edmonson County
• NCES district ID: 2101620
• Math proficiency: 31% ▼ -26.00%
• Reading proficiency: 43% ▼ -18.00%
• Median HH income: $38,615
• Composite: 30.88/100
• National rank: #6119
• State rank: #53 of 165 in KY

Livability — Leitchfield

• Score: 71/100
• State rank: #144
• US rank: #6810

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 15,817
• Population (ZIP): 15,817

Population outlook (Edmonson County) Hauer SSP2

• Today (2025): 12,032 people
• By 2030: 11,768 · -2.2%
• By 2040: 11,038 · -8.3%
• By 2050: 10,147 · -15.7%
• By 2075: 8,085 · -32.8%
• By 2100: 6,540 · -45.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Black 2%
• Common ancestry: Slovak 4% Lithuanian 2% Romanian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Edmonson

• 2024 margin: Solid R (+62.9) · D 17.9% · R 80.8% · Other 1.3%
• 2008→2024 swing: -26.7pp toward R · 2008: -36.2pp · 2024: -62.9pp
• All cycles: 2024: R+62.9 2020: R+58.7 2016: R+60.2 2012: R+39.8 2008: R+36.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.82%
• Current HPI: 283.0264
• 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

-5.4% since first listed

2 events — show timeline

• 2026-05-20 Price Changed $174,900 Metro Search MLS
• 2026-04-10 Listed $184,900 Metro Search MLS