532 Parker Ave · Hartford, KY 42347

$90,000

3 bd · 2.0 ba · 1,919 sqft · Other · 9 Days on market

Built 1956

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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 +27.6/30.0
• DSCR +9.7/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 532 Parker Ave! This property offers 1,919 square feet of living space and is packed with potential for buyers looking to add their personal touch. Featuring 3 bedrooms, 2 full baths, and a 2-car carport, this home provides a functional layout with plenty of room to grow. Whether you're an investor searching for your next project or a homeowner ready to build equity through updates and improvements, this property is worth a look. With generous living space and endless possibilities, bring your vision and transform this house into something special. Property is being sold as-is. All information deemed reliable but not guaranteed. Buyer to verify all information.

Key facts

• Built 1956
• Listed 9 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residence; One-story
• Construction: Stone and vinyl siding exterior
• Exterior features: Fenced yard

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Ceiling fans
• Interior features: Eat-in kitchen; Fireplace in family room and great room
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).

Location & tenants

• Location reads 65/100 on livability (#258 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment C-, amenities F, commute F.
• Ohio County (rural): math 29% / reading 44% proficiency, ranked #58 of 165 in KY (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Wayland Alexander Elementary School (math 36% / reading 47%, grade F, #197 of 676 statewide, top 29%, 659 students, 67% FRL); Ohio County Middle School (math 30% / reading 44%, grade F, #80 of 217 statewide, top 41%, 550 students, 62% FRL); Ohio County High School (math 39% / reading 48%, grade F, #28 of 254 statewide, top 11%, 1,144 students, 57% FRL).
• Market conditions: 33 active listings in the ZIP; 17 units permitted in Ohio County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• 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 $90,000

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.24% ✓
• Cap rate: 9.86%
• Cash-on-cash: 12.75%
• DSCR: 1.57
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 2.6%
• Equity multiple: 1.10×
• Total profit: $2,474
• Equity at exit: $13,419

10-year hold

• IRR: 12.1%
• Equity multiple: 1.96×
• Total profit: $24,150
• Equity at exit: $7,782

Cash invested: $25,200 (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 42347

• Home prices YoY: -20.2%
• Active inventory: 33
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,114 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$103 /mo · $1,240/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $268

Break-even live

Break-even rent $776

Max offer price $90,000

Occupancy floor 71%

Sensitivity live

Price	-10% $319	-5% $293	+0% $268	+5% $242	+10% $217
Rent	-10% $180	-5% $224	+0% $268	+5% $312	+10% $356
Rate	-1.0pp $313	-0.5pp $291	base $268	+0.5pp $244	+1.0pp $221

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-21
   status $90,000 Pending 9 DOM
2. 2026-06-18
   days on market $90,000 Active 9 DOM
3. 2026-06-17
   days on market $90,000 Active 8 DOM
4. 2026-06-16
   days on market $90,000 Active 7 DOM
5. 2026-06-15
   days on market $90,000 Active 6 DOM
6. 2026-06-13
   days on market $90,000 Active 4 DOM
7. 2026-06-12
   days on market $90,000 Active 3 DOM
8. 2026-06-09
   remarks 680-char remark
9. 2026-06-09
   listed $90,000 Active 1 DOM

ⓘ 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: $1,240 · $103/mo
• Projected year-2 tax: $1,240 · $103/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $13,374
• − Mortgage interest: −$5,041
• − Property taxes: −$1,240
• − Insurance: −$450
• − Repairs & maintenance: −$1,070
• − Management: −$1,070
• − Depreciation: −$2,618
• Taxable income: $1,884
• Est. tax owed @ 24.0%: −$452
• After-tax cash flow: $2,759/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: Ohio County
• NCES district ID: 2104500
• Math proficiency: 29% ▼ -15.00%
• Reading proficiency: 44% ▼ -13.00%
• Median HH income: $39,068
• Composite: 30.49/100
• National rank: #6219
• State rank: #58 of 165 in KY

Livability — Hartford

• Score: 65/100
• State rank: #258
• US rank: #12839

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hartford, KY
• Population (ZIP): 5,840

Population outlook (Ohio County) Hauer SSP2

• Today (2025): 24,945 people
• By 2030: 25,153 · +0.8%
• By 2040: 25,267 · +1.3%
• By 2050: 25,019 · +0.3%
• By 2075: 23,435 · -6.1%
• By 2100: 19,314 · -22.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 1% Hispanic / Latino 1%
• Common ancestry: Slovak 2% Serbian 2% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 0%

Political lean MEDSL · Ohio

• 2024 margin: Solid R (+60.2) · D 19.1% · R 79.4% · Other 1.5%
• 2008→2024 swing: -43.8pp toward R · 2008: -16.4pp · 2024: -60.2pp
• All cycles: 2024: R+60.2 2020: R+55.5 2016: R+56.4 2012: R+36.1 2008: R+16.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -39.49%
• Current HPI: 155.5559
• 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

1 event — show timeline

• 2026-06-08 Listed $90,000 GORAMLS

Property tax history

+7.5%/yr

Latest (2025): $1,240 · -0.3% YoY. Source: county tax records.