8289 Highway 460 · West Liberty, KY 41472

$125,000

4 bd · 2.0 ba · 1,890 sqft · SingleFamily public records · 45 Days on market

Built 1933 1.00 ac lot

---

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 +24.5/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Appreciation +4.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

A mark in time! This cozy home sits on a hill overlooking HWY 460. Built in 1932, this home basks in its history with the old and new charm. Boasting 4 bedrooms, Living room, kitchen, dining area and a huge bathroom. It has a massive covered front porch for the owner to enjoy relaxing and watching traffic move by. Has very good bones. Don't miss out on this one. All initial offers must be submitted via PropOffers.com by the selling agent only.

Key facts

• Updated appliances
• Refreshed cabinetry
• 1 acre lot

Tags

• PARTIALLY REPLACED METAL ROOF
• NEW LAMINATE FLOORING
• FULLY UPDATED HVAC SYSTEM
• REFRESHED CABINETRY
• UPDATED APPLIANCES
• NEWLY ADDED SECOND BATH

Property features AI

Exterior

• Parking: Driveway
• Utilities: Septic tank sewer; Public water
• Home design: Two-story property
• Construction: Brick veneer exterior; Block foundation; Metal roof; Building area approximately 1,890
• Exterior features: 1 acre lot; Public water; Not on waterfront

Interior

• Kitchen: Eat-in kitchen (appliance details not provided)
• Bedrooms: Total rooms: 7 (includes bedrooms and living spaces)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Eat-in kitchen; Primary bedroom on the first floor; Ceiling fans; Soaking tub
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 2.9% in West Liberty — 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 62/100 on livability (#358 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: employment D, amenities F, commute F.
• Morgan County (rural): math 14% / reading 35% proficiency, ranked #150 of 165 in KY (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Morgan County Middle School (math 14% / reading 35%, grade F, #189 of 217 statewide, top 89%, 413 students, 67% FRL); Morgan County High School (math 27% / reading 32%, grade F, #127 of 254 statewide, top 58%, 598 students, 67% FRL) — zoned schools at 67% FRL track the district average.
• Market conditions: 43 active listings in the ZIP; 2 units permitted in Morgan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.8%/yr); year-one equity from $864 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Morgan County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.8% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago 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.
• Current owner paid $58k; list at $125k implies a 117% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1933 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1933 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.03% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.77%
• DSCR: 1.39
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.77% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.8%
• Equity multiple: 1.07×
• Total profit: $2,585
• Equity at exit: $25,642

10-year hold

• IRR: 9.3%
• Equity multiple: 1.83×
• Total profit: $29,015
• Equity at exit: $23,229

Cash invested: $35,000 (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 41472

• Home prices YoY: -0.9%
• Active inventory: 43
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,294 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$59 /mo · $703/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $256

Break-even live

Break-even rent $970

Max offer price $125,000

Occupancy floor 75%

Sensitivity live

Price	-10% $327	-5% $291	+0% $256	+5% $221	+10% $185
Rent	-10% $154	-5% $205	+0% $256	+5% $307	+10% $358
Rate	-1.0pp $319	-0.5pp $288	base $256	+0.5pp $223	+1.0pp $191

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-08
   status $125,000 Pending 45 DOM
2. 2026-06-07
   days on market $125,000 Active 45 DOM
3. 2026-06-05
   days on market $125,000 Active 42 DOM
4. 2026-06-03
   days on market $125,000 Active 41 DOM
5. 2026-06-02
   days on market $125,000 Active 40 DOM
6. 2026-06-01
   days on market $125,000 Active 39 DOM
7. 2026-05-31
   days on market $125,000 Active 38 DOM
8. 2026-05-31
   days on market $125,000 Active 37 DOM
9. 2026-05-22
   status Active
10. 2026-05-01
    historical Contingent
11. 2026-04-21
    listed $125,000 Active
12. 2023-03-15
    soldstatus $57,500 Closed 447-char remark

    Show marketing remark (447 chars)

    A mark in time! This cozy home sits on a hill overlooking HWY 460. Built in 1932, this home basks in its history with the old and new charm. Boasting 4 bedrooms, Living room, kitchen, dining area and a huge bathroom. It has a massive covered front porch for the owner to enjoy relaxing and watching traffic move by. Has very good bones. Don't miss out on this one. All initial offers must be submitted via PropOffers.com by the selling agent only.

13. 2023-02-10
    status Pending 447-char remark

    Show marketing remark (447 chars)

    A mark in time! This cozy home sits on a hill overlooking HWY 460. Built in 1932, this home basks in its history with the old and new charm. Boasting 4 bedrooms, Living room, kitchen, dining area and a huge bathroom. It has a massive covered front porch for the owner to enjoy relaxing and watching traffic move by. Has very good bones. Don't miss out on this one. All initial offers must be submitted via PropOffers.com by the selling agent only.

14. 2023-01-24
    price $59,900 447-char remark

    Show marketing remark (447 chars)

    A mark in time! This cozy home sits on a hill overlooking HWY 460. Built in 1932, this home basks in its history with the old and new charm. Boasting 4 bedrooms, Living room, kitchen, dining area and a huge bathroom. It has a massive covered front porch for the owner to enjoy relaxing and watching traffic move by. Has very good bones. Don't miss out on this one. All initial offers must be submitted via PropOffers.com by the selling agent only.

15. 2022-12-26
    price $65,000 447-char remark

    Show marketing remark (447 chars)

    A mark in time! This cozy home sits on a hill overlooking HWY 460. Built in 1932, this home basks in its history with the old and new charm. Boasting 4 bedrooms, Living room, kitchen, dining area and a huge bathroom. It has a massive covered front porch for the owner to enjoy relaxing and watching traffic move by. Has very good bones. Don't miss out on this one. All initial offers must be submitted via PropOffers.com by the selling agent only.

16. 2022-12-01
    price $69,900 447-char remark

    Show marketing remark (447 chars)

    A mark in time! This cozy home sits on a hill overlooking HWY 460. Built in 1932, this home basks in its history with the old and new charm. Boasting 4 bedrooms, Living room, kitchen, dining area and a huge bathroom. It has a massive covered front porch for the owner to enjoy relaxing and watching traffic move by. Has very good bones. Don't miss out on this one. All initial offers must be submitted via PropOffers.com by the selling agent only.

17. 2022-10-19
    price $79,900 447-char remark

    Show marketing remark (447 chars)

    A mark in time! This cozy home sits on a hill overlooking HWY 460. Built in 1932, this home basks in its history with the old and new charm. Boasting 4 bedrooms, Living room, kitchen, dining area and a huge bathroom. It has a massive covered front porch for the owner to enjoy relaxing and watching traffic move by. Has very good bones. Don't miss out on this one. All initial offers must be submitted via PropOffers.com by the selling agent only.

18. 2022-09-15
    listed $89,900 Active 447-char remark

    Show marketing remark (447 chars)

    A mark in time! This cozy home sits on a hill overlooking HWY 460. Built in 1932, this home basks in its history with the old and new charm. Boasting 4 bedrooms, Living room, kitchen, dining area and a huge bathroom. It has a massive covered front porch for the owner to enjoy relaxing and watching traffic move by. Has very good bones. Don't miss out on this one. All initial offers must be submitted via PropOffers.com by the selling agent only.

ⓘ 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: $703 · $59/mo
• Projected year-2 tax: $1,075 · $90/mo
• Expected delta: +$372/yr (+$31/mo · 53.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,525
• − Mortgage interest: −$7,002
• − Property taxes: −$703
• − Insurance: −$625
• − Repairs & maintenance: −$1,242
• − Management: −$1,242
• − Depreciation: −$3,636
• Taxable income: $1,075
• Est. tax owed @ 24.0%: −$258
• After-tax cash flow: $2,813/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: Morgan County
• NCES district ID: 2104290
• Math proficiency: 14% ▼ -30.00%
• Reading proficiency: 35% ▼ -21.00%
• Median HH income: $31,371
• Composite: 19.78/100
• National rank: #8704
• State rank: #150 of 165 in KY

Livability — West Liberty

• Score: 62/100
• State rank: #358
• US rank: #17091

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,703

Population outlook (Morgan County) Hauer SSP2

• Today (2025): 12,632 people
• By 2030: 12,211 · -3.3%
• By 2040: 11,408 · -9.7%
• By 2050: 10,612 · -16.0%
• By 2075: 8,790 · -30.4%
• By 2100: 6,944 · -45.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 5% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Slovak 2% Iranian 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Morgan

• 2024 margin: Solid R (+63.5) · D 17.5% · R 81.0% · Other 1.5%
• 2008→2024 swing: -51.7pp toward R · 2008: -11.8pp · 2024: -63.5pp
• All cycles: 2024: R+63.5 2020: R+56.4 2016: R+55.0 2012: R+36.9 2008: R+11.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.77%
• Current HPI: 187.1434
• 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

+39.0% since first listed

10 events — show timeline

• 2026-05-22 Relisted — ImagineMLS
• 2026-05-01 Contingent — ImagineMLS
• 2026-04-21 Listed $125,000 ImagineMLS
• 2023-03-15 Sold (MLS) $57,500 EKAR
• 2023-02-10 Pending — EKAR
• 2023-01-24 Price Changed $59,900 EKAR
• 2022-12-26 Price Changed $65,000 EKAR
• 2022-12-01 Price Changed $69,900 EKAR
• 2022-10-19 Price Changed $79,900 EKAR
• 2022-09-15 Listed $89,900 EKAR

Property tax history

+3.0%/yr

Latest (2025): $703 · -0.1% YoY. Source: county tax records.