154 Taylor St · Clay, KY 42404

$99,900

2 bd · 1.0 ba · 986 sqft · Other · 241 Days on market

0.28 ac lot $101/sqft · 11% above area Est $90k · 11% over ↓ 33% 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 +19.2/30.0
• Appreciation +10.0/10.0
• DSCR +6.1/10.0
• 1% rule +3.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +2.4/15.0

Listing remarks MLS

Now offered at just $99,900, this updated 2-bedroom home is a standout value with the big-ticket items already taken care of. From the moment you walk in, you'll notice the spacious bedrooms and easy, comfortable layout that makes everyday living simple. The home has been upgraded with new wiring throughout and a newer HVAC system, giving you confidence in the quality behind the walls. You'll also find hardwood floors, a new roof, and a refreshed kitchen featuring brand-new appliances with a transferable warranty, plus a washer and dryer already in place. Outside, the large lot gives you plenty of space to spread out, relax, or make it your own. Clean, updated, and ready for its next owner, this home is priced to move, and the seller is open to working with buyers to get it sold.

Key facts

• Remodeled
• Big lot
• Washer and dryer

Tags

• REMODELED
• NEW APPLIANCES
• WASHER AND DRYER
• HARDWOOD FLOORS
• NEW ROOF
• BIG LOT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $109 ($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 $89k (11.0% below list).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#348 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• Webster County (rural): math 25% / reading 34% proficiency, ranked #114 of 165 in KY (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 19 active listings in the ZIP; 6 units permitted in Webster County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($691 loan paydown + $10k appreciation (10.0% local appreciation)).
• Webster County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 241 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $50k (33%) 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 241 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
5. 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.
6. 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.
7. 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: 0.89% ✗
• Cap rate: 7.60%
• Cash-on-cash: 4.66%
• DSCR: 1.21
• GRM: 9.4

CMA / ARV

• ARV (median comp): $89,659
• List price: $99,900
• Delta: 11.42%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 27.6%
• Equity multiple: 3.19×
• Total profit: $61,286
• Equity at exit: $89,998

10-year hold

• IRR: 24.1%
• Equity multiple: 7.25×
• Total profit: $174,941
• Equity at exit: $194,084

Cash invested: $27,972 (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 42404

• Home prices YoY: 5.2%
• Active inventory: 19
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $889 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$28 /mo · $337/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$187
• Net cashflow: $109

Break-even live

Break-even rent $751

Max offer price $99,900

Occupancy floor 83%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $99,900 Active 241 DOM
2. 2026-06-17
   days on market $99,900 Active 240 DOM
3. 2026-06-16
   days on market $99,900 Active 239 DOM
4. 2026-06-15
   days on market $99,900 Active 238 DOM
5. 2026-06-13
   days on market $99,900 Active 236 DOM
6. 2026-06-12
   days on market $99,900 Active 235 DOM
7. 2026-06-09
   days on market $99,900 Active 232 DOM
8. 2026-06-08
   days on market $99,900 Active 231 DOM
9. 2026-06-07
   days on market $99,900 Active 230 DOM
10. 2026-06-07
    days on market $99,900 Active 229 DOM
11. 2026-06-04
    days on market $99,900 Active 226 DOM
12. 2026-06-02
    days on market $99,900 Active 225 DOM
13. 2026-06-01
    days on market $99,900 Active 224 DOM
14. 2026-05-31
    days on market $99,900 Active 223 DOM
15. 2026-05-31
    days on market $99,900 Active 222 DOM
16. 2026-05-13
    status Active 790-char remark

    Show marketing remark (790 chars)

    Now offered at just $99,900, this updated 2-bedroom home is a standout value with the big-ticket items already taken care of. From the moment you walk in, you'll notice the spacious bedrooms and easy, comfortable layout that makes everyday living simple. The home has been upgraded with new wiring throughout and a newer HVAC system, giving you confidence in the quality behind the walls. You'll also find hardwood floors, a new roof, and a refreshed kitchen featuring brand-new appliances with a transferable warranty, plus a washer and dryer already in place. Outside, the large lot gives you plenty of space to spread out, relax, or make it your own. Clean, updated, and ready for its next owner, this home is priced to move, and the seller is open to working with buyers to get it sold.

17. 2026-05-01
    status Pending 790-char remark

    Show marketing remark (790 chars)

    Now offered at just $99,900, this updated 2-bedroom home is a standout value with the big-ticket items already taken care of. From the moment you walk in, you'll notice the spacious bedrooms and easy, comfortable layout that makes everyday living simple. The home has been upgraded with new wiring throughout and a newer HVAC system, giving you confidence in the quality behind the walls. You'll also find hardwood floors, a new roof, and a refreshed kitchen featuring brand-new appliances with a transferable warranty, plus a washer and dryer already in place. Outside, the large lot gives you plenty of space to spread out, relax, or make it your own. Clean, updated, and ready for its next owner, this home is priced to move, and the seller is open to working with buyers to get it sold.

18. 2026-04-15
    price $99,900 790-char remark

    Show marketing remark (790 chars)

    Now offered at just $99,900, this updated 2-bedroom home is a standout value with the big-ticket items already taken care of. From the moment you walk in, you'll notice the spacious bedrooms and easy, comfortable layout that makes everyday living simple. The home has been upgraded with new wiring throughout and a newer HVAC system, giving you confidence in the quality behind the walls. You'll also find hardwood floors, a new roof, and a refreshed kitchen featuring brand-new appliances with a transferable warranty, plus a washer and dryer already in place. Outside, the large lot gives you plenty of space to spread out, relax, or make it your own. Clean, updated, and ready for its next owner, this home is priced to move, and the seller is open to working with buyers to get it sold.

19. 2026-04-09
    status Active 790-char remark

    Show marketing remark (790 chars)

    Now offered at just $99,900, this updated 2-bedroom home is a standout value with the big-ticket items already taken care of. From the moment you walk in, you'll notice the spacious bedrooms and easy, comfortable layout that makes everyday living simple. The home has been upgraded with new wiring throughout and a newer HVAC system, giving you confidence in the quality behind the walls. You'll also find hardwood floors, a new roof, and a refreshed kitchen featuring brand-new appliances with a transferable warranty, plus a washer and dryer already in place. Outside, the large lot gives you plenty of space to spread out, relax, or make it your own. Clean, updated, and ready for its next owner, this home is priced to move, and the seller is open to working with buyers to get it sold.

20. 2026-03-26
    price $114,000 790-char remark

    Show marketing remark (790 chars)

    Now offered at just $99,900, this updated 2-bedroom home is a standout value with the big-ticket items already taken care of. From the moment you walk in, you'll notice the spacious bedrooms and easy, comfortable layout that makes everyday living simple. The home has been upgraded with new wiring throughout and a newer HVAC system, giving you confidence in the quality behind the walls. You'll also find hardwood floors, a new roof, and a refreshed kitchen featuring brand-new appliances with a transferable warranty, plus a washer and dryer already in place. Outside, the large lot gives you plenty of space to spread out, relax, or make it your own. Clean, updated, and ready for its next owner, this home is priced to move, and the seller is open to working with buyers to get it sold.

21. 2026-01-27
    price $119,900 790-char remark

    Show marketing remark (790 chars)

    Now offered at just $99,900, this updated 2-bedroom home is a standout value with the big-ticket items already taken care of. From the moment you walk in, you'll notice the spacious bedrooms and easy, comfortable layout that makes everyday living simple. The home has been upgraded with new wiring throughout and a newer HVAC system, giving you confidence in the quality behind the walls. You'll also find hardwood floors, a new roof, and a refreshed kitchen featuring brand-new appliances with a transferable warranty, plus a washer and dryer already in place. Outside, the large lot gives you plenty of space to spread out, relax, or make it your own. Clean, updated, and ready for its next owner, this home is priced to move, and the seller is open to working with buyers to get it sold.

22. 2025-12-30
    price $129,900 790-char remark

    Show marketing remark (790 chars)

    Now offered at just $99,900, this updated 2-bedroom home is a standout value with the big-ticket items already taken care of. From the moment you walk in, you'll notice the spacious bedrooms and easy, comfortable layout that makes everyday living simple. The home has been upgraded with new wiring throughout and a newer HVAC system, giving you confidence in the quality behind the walls. You'll also find hardwood floors, a new roof, and a refreshed kitchen featuring brand-new appliances with a transferable warranty, plus a washer and dryer already in place. Outside, the large lot gives you plenty of space to spread out, relax, or make it your own. Clean, updated, and ready for its next owner, this home is priced to move, and the seller is open to working with buyers to get it sold.

23. 2025-10-31
    price $134,900 790-char remark

    Show marketing remark (790 chars)

    Now offered at just $99,900, this updated 2-bedroom home is a standout value with the big-ticket items already taken care of. From the moment you walk in, you'll notice the spacious bedrooms and easy, comfortable layout that makes everyday living simple. The home has been upgraded with new wiring throughout and a newer HVAC system, giving you confidence in the quality behind the walls. You'll also find hardwood floors, a new roof, and a refreshed kitchen featuring brand-new appliances with a transferable warranty, plus a washer and dryer already in place. Outside, the large lot gives you plenty of space to spread out, relax, or make it your own. Clean, updated, and ready for its next owner, this home is priced to move, and the seller is open to working with buyers to get it sold.

24. 2025-10-08
    listed $149,900 Active 790-char remark

    Show marketing remark (790 chars)

    Now offered at just $99,900, this updated 2-bedroom home is a standout value with the big-ticket items already taken care of. From the moment you walk in, you'll notice the spacious bedrooms and easy, comfortable layout that makes everyday living simple. The home has been upgraded with new wiring throughout and a newer HVAC system, giving you confidence in the quality behind the walls. You'll also find hardwood floors, a new roof, and a refreshed kitchen featuring brand-new appliances with a transferable warranty, plus a washer and dryer already in place. Outside, the large lot gives you plenty of space to spread out, relax, or make it your own. Clean, updated, and ready for its next owner, this home is priced to move, and the seller is open to working with buyers to get it sold.

ⓘ 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: $337 · $28/mo
• Projected year-2 tax: $859 · $72/mo
• Expected delta: +$523/yr (+$44/mo · 155.2%)

ⓘ 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 ≥109°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $10,668
• − Mortgage interest: −$5,596
• − Property taxes: −$337
• − Insurance: −$500
• − Repairs & maintenance: −$853
• − Management: −$853
• − Depreciation: −$2,906
• Taxable loss: −$378
• Est. tax savings @ 24.0%: +$91
• After-tax cash flow: $1,395/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: Webster County
• NCES district ID: 2105820
• Math proficiency: 25% ▼ -17.00%
• Reading proficiency: 34% ▼ -16.00%
• Median HH income: $39,542
• Composite: 24.76/100
• National rank: #7600
• State rank: #114 of 165 in KY

Livability — Clay

• Score: 62/100
• State rank: #348
• US rank: #16518

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clay, KY
• Population (ZIP): 2,268

Population outlook (Webster County) Hauer SSP2

• Today (2025): 12,548 people
• By 2030: 12,119 · -3.4%
• By 2040: 11,345 · -9.6%
• By 2050: 10,761 · -14.2%
• By 2075: 10,166 · -19.0%
• By 2100: 10,546 · -16.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 5% Pacific Islander 1%
• Common ancestry: Italian 7% Lithuanian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Webster

• 2024 margin: Solid R (+57.4) · D 20.8% · R 78.1% · Other 1.1%
• 2008→2024 swing: -45.7pp toward R · 2008: -11.7pp · 2024: -57.4pp
• All cycles: 2024: R+57.4 2020: R+51.6 2016: R+54.4 2012: R+33.7 2008: R+11.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.08%
• Current HPI: 223.0427
• 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

-33.4% since first listed

9 events — show timeline

• 2026-05-13 Relisted — MHCBOR
• 2026-05-01 Pending — MHCBOR
• 2026-04-15 Price Changed $99,900 MHCBOR
• 2026-04-09 Relisted — MHCBOR
• 2026-03-26 Price Changed $114,000 MHCBOR
• 2026-01-27 Price Changed $119,900 MHCBOR
• 2025-12-30 Price Changed $129,900 MHCBOR
• 2025-10-31 Price Changed $134,900 MHCBOR
• 2025-10-08 Listed $149,900 MHCBOR

Property tax history

+21.6%/yr

Latest (2025): $337 · +71.3% YoY. Source: county tax records.