9845 Castle Hwy · Pleasureville, KY 40057

$34,900

2 bd · 1.0 ba · 994 sqft · Other public records · 62 Days on market

Built 1930 0.27 ac lot

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Great investment opportunity! This 2-bedroom, 1-bath home offers 1,318 square feet of potential and is ready for your vision. Being sold as-is, this property is perfect for investors, flippers, or buyers looking to customize a home to their liking. Whether you're looking to renovate and resell or create a rental property, this is a chance you don't want to miss. Bring your ideas and make it your next successful project! Proceed with CAUTION as floor is week and has hole in bathroom.

Key facts

• 0.27 acre lot
• Garage
• Built 1930

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: Detached garage with space for 1 car
• Utilities: Electricity connected
• Home design: Single-family traditional home; One-story; Built in 1930; Entry and main living spaces on the first floor
• Construction: Aluminum siding; Shingle roof; Crawl space foundation
• Exterior features: Lot is approximately 0.27 acres; No fencing

Interior

• Kitchen: Kitchen (first floor)
• Bedrooms: Two bedrooms located on the first floor
• Bathrooms: One full bathroom (first floor)
• Heating & cooling: Heating present
• Interior features: Five total rooms; Living room on the first floor; Dining room on the first floor; Kitchen on the first floor; Full bathroom on the first floor; No basement
• Laundry & utility: First-floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $35k.

Deal economics

• At list price, monthly cash flow is $592 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $33k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#379 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.
• Henry County (rural): math 30% / reading 38% proficiency, ranked #68 of 165 in KY (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 29 active listings in the ZIP; 65 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($241 loan paydown + $3k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $14k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $32,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.97% ✓
• Cap rate: 26.67%
• Cash-on-cash: 72.76%
• DSCR: 4.24
• GRM: 2.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 83.4%
• Equity multiple: 6.81×
• Total profit: $56,751
• Equity at exit: $31,441

10-year hold

• IRR: 77.8%
• Equity multiple: 15.07×
• Total profit: $137,459
• Equity at exit: $67,803

Cash invested: $9,772 (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 40057

• Home prices YoY: 9.8%
• Active inventory: 29
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,037 medium
• Mortgage (P&I): −$183
• Tax from tax record: −$29 /mo · $348/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $592

Break-even live

Break-even rent $287

Max offer price $34,900

Occupancy floor 38%

Sensitivity live

Price	-10% $612	-5% $602	+0% $592	+5% $583	+10% $573
Rent	-10% $511	-5% $552	+0% $592	+5% $633	+10% $674
Rate	-1.0pp $610	-0.5pp $601	base $592	+0.5pp $583	+1.0pp $574

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: $8,725
• Closing costs: $1,047
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-12
   historical Active Under Contract
2. 2026-05-05
   price $34,900
3. 2026-04-28
   price $39,900
4. 2026-03-27
   listed $49,000 Active
5. 2018-09-10
   historical
6. 2018-04-16
   listed $39,900
7. 1998-10-01
   soldstatus $40,000
8. 1997-12-01
   soldstatus $38,000
9. 1984-04-01
   soldstatus $16,000

ⓘ 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: $348 · $29/mo
• Projected year-2 tax: $348 · $29/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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,442
• − Mortgage interest: −$1,955
• − Property taxes: −$348
• − Insurance: −$174
• − Repairs & maintenance: −$995
• − Management: −$995
• − Depreciation: −$1,015
• Taxable income: $6,958
• Est. tax owed @ 24.0%: −$1,670
• After-tax cash flow: $5,440/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: Henry County
• NCES district ID: 2102760
• Math proficiency: 30% ▼ -12.00%
• Reading proficiency: 38% ▼ -9.00%
• Median HH income: $47,899
• Composite: 29.29/100
• National rank: #6557
• State rank: #68 of 165 in KY

Livability — Pleasureville

• Score: 61/100
• State rank: #379
• US rank: #18051

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,275

Population outlook (Henry County) Hauer SSP2

• Today (2025): 16,009 people
• By 2030: 16,127 · +0.7%
• By 2040: 16,109 · +0.6%
• By 2050: 15,749 · -1.6%
• By 2075: 14,586 · -8.9%
• By 2100: 12,181 · -23.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 1% Black 1%
• Common ancestry: Romanian 5% Iranian 5% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Henry

• 2024 margin: Solid R (+52.5) · D 23.0% · R 75.5% · Other 1.5%
• 2008→2024 swing: -32.9pp toward R · 2008: -19.6pp · 2024: -52.5pp
• All cycles: 2024: R+52.5 2020: R+45.6 2016: R+43.6 2012: R+21.4 2008: R+19.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 23.98%
• Current HPI: 268.6994
• 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

+118.1% since first listed

9 events — show timeline

• 2026-05-12 Contingent — Metro Search MLS
• 2026-05-05 Price Changed $34,900 Metro Search MLS
• 2026-04-28 Price Changed $39,900 Metro Search MLS
• 2026-03-27 Listed $49,000 Metro Search MLS
• 2018-09-10 Listing Removed — Metro Search MLS
• 2018-04-16 Listed $39,900 Metro Search MLS
• 1998-10-01 Sold (Public Records) $40,000 Public Records
• 1997-12-01 Sold (Public Records) $38,000 Public Records
• 1984-04-01 Sold (Public Records) $16,000 Public Records

Property tax history

-3.1%/yr

Latest (2025): $348 · +12.0% YoY. Source: county tax records.