111 Scott Dr · Edmonton, KY 42129

$119,900

2 bd · 1.0 ba · 924 sqft · SingleFamily public records · 99 Days on market

Built 1959 0.28 ac lot $130/sqft · 20% above area Est $100k · 20% over

---

Why this score? — see what drove the D 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 +13.7/30.0
• Appreciation +10.0/10.0
• DSCR +4.1/10.0
• Livability +3.7/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Adorable 2-bed, 2-bath home featuring spacious fenced in back yard, eat-in kitchen with newer appliances, well lit living room and just replace HVAC (still under warranty). The primary bedroom has large closet and ensuite bath with shower. The second bedroom has access to the full bath, both bedrooms have brand new carpet and the utility room is conveniently located in the hall. From the kitchens' French doors step out onto the back deck overlooking the fenced in back yard. Enjoy the conveniences of town while living in a quiet well established neighborhood.

Key facts

• Large closet
• Newer appliances
• Ensuite bath

Tags

• FENCED IN BACK YARD
• EAT-IN KITCHEN
• NEWER APPLIANCES
• WELL LIT LIVING ROOM
• LARGE CLOSET
• ENSUITE BATH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $9 ($103/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 $95k (20.8% below list).
• Recommended offer: $95k (20.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#112 in KY, #4,901 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Metcalfe County (rural): math 18% / reading 27% proficiency, ranked #154 of 165 in KY (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 34 active listings in the ZIP; 1 comparable units currently listed for rent nearby.

Forward outlook

• In year one you build about $13k of equity ($829 loan paydown + $12k appreciation (10.0% local appreciation)).
• Metcalfe County population projected at -21% 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 $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, 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 99 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $120k implies a 219% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $95,000 (20.8% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — 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 F-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. 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?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.31%
• DSCR: 1.01
• GRM: 10.5

CMA / ARV

• ARV (median comp): $99,622
• List price: $119,900
• Delta: 20.35%
• Verdict: OVERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
200 Muncie Ct	0.21mi	3/1.0 (+1)	936 (+1%)	8mo	$89,500	$96	76

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: 24.5%
• Equity multiple: 2.96×
• Total profit: $65,809
• Equity at exit: $108,015

10-year hold

• IRR: 21.7%
• Equity multiple: 6.76×
• Total profit: $193,288
• Equity at exit: $232,939

Cash invested: $33,572 (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 42129

• Home prices YoY: 9.4%
• Active inventory: 34
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $950 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$63 /mo · $758/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $9

Break-even live

Break-even rent $939

Max offer price $119,900

Occupancy floor 94%

Sensitivity live

Price	-10% $76	-5% $43	+0% $9	+5% $-25	+10% $-59
Rent	-10% $-66	-5% $-29	+0% $9	+5% $46	+10% $84
Rate	-1.0pp $69	-0.5pp $39	base $9	+0.5pp $-22	+1.0pp $-54

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Scott Dr Unit 5 Edmonton, KY	2.0	1.0	768	$950	$1.24	44d	1	0.11mi

Listing history 25 events

1. 2026-06-21
   days on market $119,900 Active 99 DOM
2. 2026-06-18
   days on market $119,900 Active 97 DOM
3. 2026-06-17
   days on market $119,900 Active 96 DOM
4. 2026-06-16
   days on market $119,900 Active 95 DOM
5. 2026-06-15
   days on market $119,900 Active 94 DOM
6. 2026-06-13
   days on market $119,900 Active 92 DOM
7. 2026-06-12
   days on market $119,900 Active 91 DOM
8. 2026-06-09
   days on market $119,900 Active 88 DOM
9. 2026-06-08
   days on market $119,900 Active 87 DOM
10. 2026-06-07
    days on market $119,900 Active 86 DOM
11. 2026-06-07
    days on market $119,900 Active 85 DOM
12. 2026-06-04
    days on market $119,900 Active 82 DOM
13. 2026-06-02
    pricedays on market $119,900 Active 81 DOM
14. 2026-06-01
    days on market $129,900 Active 80 DOM
15. 2026-05-31
    days on market $129,900 Active 79 DOM
16. 2026-05-31
    days on market $129,900 Active 78 DOM
17. 2026-03-12
    listed $129,900 Active 564-char remark

    Show marketing remark (564 chars)

    Adorable 2-bed, 2-bath home featuring spacious fenced in back yard, eat-in kitchen with newer appliances, well lit living room and just replace HVAC (still under warranty). The primary bedroom has large closet and ensuite bath with shower. The second bedroom has access to the full bath, both bedrooms have brand new carpet and the utility room is conveniently located in the hall. From the kitchens' French doors step out onto the back deck overlooking the fenced in back yard. Enjoy the conveniences of town while living in a quiet well established neighborhood.

18. 2023-08-21
    price $114,900
19. 2023-07-13
    status Active
20. 2023-06-25
    historical Active Under Contract
21. 2023-06-19
    status Active
22. 2023-06-19
    price $119,900
23. 2023-05-27
    status Pending
24. 2023-05-12
    listed $129,000 Active
25. 2004-04-01
    soldstatus $37,600

ⓘ 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: $758 · $63/mo
• Projected year-2 tax: $1,031 · $86/mo
• Expected delta: +$273/yr (+$23/mo · 36.0%)

ⓘ 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 5/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,400
• − Mortgage interest: −$6,716
• − Property taxes: −$758
• − Insurance: −$600
• − Repairs & maintenance: −$912
• − Management: −$912
• − Depreciation: −$3,488
• Taxable loss: −$1,986
• Est. tax savings @ 24.0%: +$477
• After-tax cash flow: $580/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: Metcalfe County
• NCES district ID: 2104140
• Math proficiency: 18% ▼ -10.00%
• Reading proficiency: 27% ▼ -16.00%
• Median HH income: $34,026
• Composite: 18.42/100
• National rank: #8935
• State rank: #154 of 165 in KY

Livability — Edmonton

• Score: 74/100
• State rank: #112
• US rank: #4901

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edmonton, KY
• Population (ZIP): 7,044

Population outlook (Metcalfe County) Hauer SSP2

• Today (2025): 9,350 people
• By 2030: 8,970 · -4.1%
• By 2040: 8,152 · -12.8%
• By 2050: 7,353 · -21.4%
• By 2075: 6,090 · -34.9%
• By 2100: 5,563 · -40.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Slovak 2% Serbian 2% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Metcalfe

• 2024 margin: Solid R (+64.7) · D 17.2% · R 81.9%
• 2008→2024 swing: -31.7pp toward R · 2008: -33.0pp · 2024: -64.7pp
• All cycles: 2024: R+64.7 2020: R+59.5 2016: R+54.5 2012: R+29.9 2008: R+33.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 23.00%
• Current HPI: 267.7932
• 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

+245.5% since first listed

9 events — show timeline

• 2026-03-12 Listed $129,900 SCKMLSKY
• 2023-08-21 Price Changed $114,900 SCKMLSKY
• 2023-07-13 Relisted — SCKMLSKY
• 2023-06-25 Contingent — SCKMLSKY
• 2023-06-19 Relisted — SCKMLSKY
• 2023-06-19 Price Changed $119,900 SCKMLSKY
• 2023-05-27 Pending — SCKMLSKY
• 2023-05-12 Listed $129,000 SCKMLSKY
• 2004-04-01 Sold (Public Records) $37,600 Public Records

Property tax history

+6.1%/yr

Latest (2025): $758 · -0.5% YoY. Source: county tax records.