113 Shauna Dr · Leitchfield, KY 42754

$149,000

3 bd · 1.0 ba · 1,943 sqft · SingleFamily · 23 Days on market

Built 1989 8,712 sqft lot Est $216k · 31% under ↓ 17% 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 +21.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +4.4/10.0
• Livability +3.6/5.0
• Appreciation +3.1/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

List price does not reflect purchase price. Offered at Absolute Online Only Auction. FHRA, Inc. Real Estate & Auction proudly presents this 3-bedroom, 1-bath brick home with attached garage at 113 Shauna Drive in Leitchfield. Offering approx. 1,160 sq ft of living space, plus a 783 sq ft basement and 377 sq ft garage, this home provides solid space for everyday living. Conveniently located near the Leitchfield Aquatic Center and James D. Beville City Park, and a short drive to Rough River Lake and Nolin Lake. Online auction May 15-21, 2026. Open House May 2, 10 AM-1 PM CT. Sells to the highest bidder.

Key facts

• 8,712 sq ft lot
• Garage
• Built 1989

Property features AI

Finance

• HOA & community: No association fees

Exterior

• Parking: Attached garage with driveway access; Garage entry at front and on lower level
• Utilities: Electricity connected
• Home design: Residential property (auction subtype); Two-story home; Built in 1989; Shingle roof; Brick construction
• Construction: Brick exterior; Shingle roof; Built in 1989; 1,160 above-grade finished area; 783 below-grade finished area
• Exterior features: Cleared lot; No fencing

Interior

• Kitchen: First-floor kitchen
• Bedrooms: Three bedrooms located on the first floor
• Bathrooms: One full bathroom
• Heating & cooling: Electric heating
• Interior features: Six total rooms; Finished walkout basement; One full bathroom
• Laundry & utility: Basement laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/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 $140k (6.0% below list).
• Recommended offer: $140k (6.0% below list) — sets the bar for 1% rule.
• Cap rate 8.0% vs local median 4.3% 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: schools C-, amenities F, commute F.
• Grayson County (rural): math 27% / reading 40% proficiency, ranked #84 of 165 in KY (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 180 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 23 units permitted in Grayson County in 2024 (12 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($147k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,000 (6.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.94% ✗
• Cap rate: 8.03%
• Cash-on-cash: 6.19%
• DSCR: 1.28
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $215,673
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Shauna Dr	0.00mi	3/1.0	1,943 (0%)	0mo	$126,500	$65	100
405 Wallace Ave	0.17mi	4/3.0 (+1)	1,805 (-7%)	1mo	$200,000	$111	66
217 W Walnut St	0.53mi	3/1.5	1,841 (-5%)	1mo	$230,000	$125	64
603 Mill St	0.42mi	3/2.0	2,112 (+9%)	1mo	$150,000	$71	61
109 Moon Ave	0.11mi	3/2.0	2,080 (+7%)	22mo	$234,700	$113	61
113 W Chestnut St	0.48mi	3/2.5	2,100 (+8%)	7mo	$235,000	$112	53
313 N English St	0.52mi	2/2.0 (-1)	1,925 (-1%)	24mo	$193,000	$100	46

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: -6.8%
• Equity multiple: 0.75×
• Total profit: $-10,504
• Equity at exit: $22,216

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $8,239
• Equity at exit: $12,883

Cash invested: $41,720 (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 42754

• Home prices YoY: -1.3%
• Active inventory: 180
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$47 /mo · $568/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $215

Break-even live

Break-even rent $1,128

Max offer price $149,000

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 Embry Villa Dr Leitchfield, KY	3.0	1.0	1350	$1,400	$1.04	13d	1	0.48mi

Listing history 4 events

1. 2026-05-22
   status Pending
2. 2026-05-20
   price $149,000
3. 2026-05-13
   price $159,000
4. 2026-04-29
   listed $179,000 Active

ⓘ 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: $568 · $47/mo
• Projected year-2 tax: $1,281 · $107/mo
• Expected delta: +$713/yr (+$59/mo · 125.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,800
• − Mortgage interest: −$8,346
• − Property taxes: −$568
• − Insurance: −$745
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$4,335
• Taxable income: $118
• Est. tax owed @ 24.0%: −$28
• After-tax cash flow: $2,554/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: Grayson County
• NCES district ID: 2102300
• Math proficiency: 27% ▼ -23.00%
• Reading proficiency: 40% ▼ -17.00%
• Median HH income: $34,256
• Composite: 27.55/100
• National rank: #6944
• State rank: #84 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

• Census place: Leitchfield, KY
• City population: 15,817
• Population (ZIP): 15,817

Population outlook (Grayson County) Hauer SSP2

• Today (2025): 26,840 people
• By 2030: 27,032 · +0.7%
• By 2040: 27,236 · +1.5%
• By 2050: 27,076 · +0.9%
• By 2075: 26,565 · -1.0%
• By 2100: 24,007 · -10.6%

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 · Grayson

• 2024 margin: Solid R (+61.8) · D 18.5% · R 80.3% · Other 1.2%
• 2008→2024 swing: -26.9pp toward R · 2008: -34.9pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+58.8 2016: R+59.3 2012: R+39.5 2008: R+34.9

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

-16.8% since first listed

4 events — show timeline

• 2026-05-22 Pending — Metro Search MLS
• 2026-05-20 Price Changed $149,000 Metro Search MLS
• 2026-05-13 Price Changed $159,000 Metro Search MLS
• 2026-04-29 Listed $179,000 Metro Search MLS

Property tax history

+5.1%/yr

Latest (2025): $568 · -45.3% YoY. Source: county tax records.