211 Foster Dr · Willisburg, KY 40078

$1

2 bd · 1.0 ba · 1,200 sqft · SingleFamily · 40 Days on market

Built 2021 42 ac lot

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +3.4/30.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks

Join us for a rare Farm Real Estate Auction opportunity to purchase 41.54± acres in (4) Tracts on Saturday, May 30, 2026 @ 12:00 PM. The property will be offered in 4 individual tracts and may be purchased separately, in combinations, or as a wholeLive On-Site will sell with confirmed offer from seller. Tract 1: 12.65+/- Acres, Tract 2: 14.02+/- Acres, Tract 3: 14.38 Acres+/- w/ Barn, Tract 4: 0.49 Acres+/- w/ 1200 SF, 2 Bed, 1 Ba house. Property Previews: Sunday, May 24 | 2:00-4:00 PM, Thursday, May 28 | 2:00-4:00 PM with private showings available. Buyers premium will be added to the final bid price and non-refundable earnest money required. Closing on or before July 14, 2026. Prop

Key facts

• Electric service
• Barn with cupolas
• Covered front patio

Tags

• 41.54 ACRES
• BARN WITH CUPOLAS
• COVERED FRONT PATIO
• COVERED BACK PATIO
• EXTRA-LARGE BARN
• ELECTRIC SERVICE

Property features AI

Exterior

• Parking: Has garage
• Utilities: Public water; Public sewer
• Home design: House; Rural subdivision/setting
• Construction: Approximately 1,200 building area
• Exterior features: Rural and farm views with trees/woods

Interior

• Bedrooms: 7 total rooms (includes bedrooms and other rooms)
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Propane tank (owned) for heating; Electric cooling
• Interior features: Vinyl flooring; Fireplace

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $216,000 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $-666 ($-8k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).

Location & tenants

• Location reads 61/100 on livability (#371 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: schools C-, employment C-, amenities F.
• Washington County (rural): math 33% / reading 41% proficiency, ranked #50 of 165 in KY (top 30%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 38 active listings in the ZIP; 18 units permitted in Washington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $23k of equity ($1k loan paydown + $22k appreciation (10.0% local appreciation)).
• Washington County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($0) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 324000.0% of price.

Recommended offer $1

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 40 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 0.48% ✗
• Cap rate: 2.59%
• Cash-on-cash: -13.22%
• DSCR: 0.41
• GRM: 17.2

CMA / ARV

• ARV (on-the-fly): $216,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2308 Main St	0.45mi	3/2.0 (+1)	1,278 (+6%)	12mo	$230,000	$180	49

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.1%
• Equity multiple: 2.24×
• Total profit: $75,217
• Equity at exit: $194,590

10-year hold

• IRR: 14.8%
• Equity multiple: 5.21×
• Total profit: $254,905
• Equity at exit: $419,640

Cash invested: $60,480 (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 40078

• Home prices YoY: 6.1%
• Active inventory: 38

Monthly cashflow live

• Estimated rent: $1,046 medium
• Mortgage (P&I): −$1,133
• Tax est. 1.5%: −$270 /mo · $3,240/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $-666

Break-even live

Break-even rent $1,890

Max offer price $119,582

Occupancy floor —

Sensitivity live

Price	-10% $-517	-5% $-592	+0% $-666	+5% $-741	+10% $-816
Rent	-10% $-749	-5% $-708	+0% $-666	+5% $-625	+10% $-584
Rate	-1.0pp $-558	-0.5pp $-611	base $-666	+0.5pp $-722	+1.0pp $-779

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: $54,000
• Closing costs: $6,480
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-02
   status $1 Pending 40 DOM
2. 2026-06-01
   days on market $1 Active 40 DOM
3. 2026-05-31
   days on market $1 Active 39 DOM
4. 2026-05-30
   days on market $1 Active 38 DOM
5. 2026-04-22
   listed $1 Active
6. 2026-03-11
   historical
7. 2026-03-11
   historical
8. 2025-08-20
   listed $849,900 Active
9. 2025-08-20
   listed $849,900 Active
10. 2025-08-18
    historical
11. 2025-08-08
    listed $319,900 Active
12. 2025-07-14
    soldstatus $400,000
13. 2008-03-14
    soldstatus $205,000
14. 2003-09-01
    soldstatus $150,000

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $12,553
• − Mortgage interest: −$12,099
• − Property taxes: −$3,240
• − Insurance: −$1,080
• − Repairs & maintenance: −$1,004
• − Management: −$1,004
• − Depreciation: −$6,284
• Taxable loss: −$12,159
• Est. tax savings @ 24.0%: +$2,918
• After-tax cash flow: $-5,078/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: Washington County
• NCES district ID: 2105760
• Math proficiency: 33% ▼ -13.00%
• Reading proficiency: 41% ▼ -15.00%
• Median HH income: $43,210
• Composite: 31.33/100
• National rank: #5999
• State rank: #50 of 165 in KY

Livability — Willisburg

• Score: 61/100
• State rank: #371
• US rank: #17587

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,777

Population outlook (Washington County) Hauer SSP2

• Today (2025): 12,884 people
• By 2030: 13,241 · +2.8%
• By 2040: 13,877 · +7.7%
• By 2050: 14,302 · +11.0%
• By 2075: 15,476 · +20.1%
• By 2100: 15,160 · +17.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 5%
• Common ancestry: Polish 8% Slovak 3% Italian 1%
• Foreign-born: 0%
• Languages at home: 83% English-only · German/W. Germanic 16% Other Asian/Pacific 1%

Political lean MEDSL · Washington

• 2024 margin: Solid R (+50.3) · D 24.2% · R 74.5% · Other 1.3%
• 2008→2024 swing: -23.5pp toward R · 2008: -26.8pp · 2024: -50.3pp
• All cycles: 2024: R+50.3 2020: R+45.6 2016: R+46.1 2012: R+35.0 2008: R+26.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.99%
• Current HPI: 261.7716
• 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

+466.6% since first listed

10 events — show timeline

• 2026-04-22 Listed $1 ImagineMLS
• 2026-03-11 Listing Removed — ImagineMLS
• 2026-03-11 Listing Removed — ImagineMLS
• 2025-08-20 Listed $849,900 ImagineMLS
• 2025-08-20 Listed $849,900 ImagineMLS
• 2025-08-18 Listing Removed — ImagineMLS
• 2025-08-08 Listed $319,900 ImagineMLS
• 2025-07-14 Sold (Public Records) $400,000 Public Records
• 2008-03-14 Sold (Public Records) $205,000 Public Records
• 2003-09-01 Sold (Public Records) $150,000 Public Records

Property tax history

-4.1%/yr

Latest (2025): $1,402 · -4.1% YoY. Source: county tax records.