610 Holcomb St · Grayson, KY 41143

$102,500

1 bd · 3.0 ba · 1,744 sqft · SingleFamily public records · 140 Days on market

Built 1950

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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 +17.9/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• 1% rule +4.3/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Just remodeled with new carpet, tile, sheetrock, kitchen cabinets and stainless steel appliances. Great location close to shopping, park and schools.

Key facts

• Natural gas service
• Convenient parking
• Built 1950

Tags

• NATURAL GAS SERVICE
• CONVENIENT PARKING
• WALKING DISTANCE TO DOWNTOWN
• EASY ACCESS TO LOCAL SHOPS
• QUIET RESIDENTIAL SETTING

Property features AI

Exterior

• Parking: No dedicated parking listed
• Utilities: Public water; Public sewer
• Home design: Single-family residential; One-story (above-grade finished area listed)
• Construction: Vinyl siding; Block foundation; Composition roof; About 1,500 above-grade finished area
• Exterior features: Deck; Patio; Porch; Near Carter Caves and Grayson Lake

Interior

• Kitchen: Microwave; Electric range; Refrigerator; Dishwasher not listed
• Bedrooms: Total rooms: 8
• Bathrooms: 3 full bathrooms
• Heating & cooling: Forced air heating; Central air; Window unit(s) for cooling
• Interior features: Wood-burning fireplace; Microwave; Electric range; Refrigerator
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 1-bed/3.0-bath single-family listed at $102k.

Deal economics

• At list price, monthly cash flow is $86 ($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 $95k (7.4% below list).
• Recommended offer: $90k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 4.6% in Grayson — 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 70/100 on livability (#161 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B; Watch: amenities D+, commute F, employment F.
• Carter County (rural): math 27% / reading 43% proficiency, ranked #70 of 165 in KY (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 62 active listings in the ZIP; 1 units permitted in Carter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($709 loan paydown + $10k appreciation (10.0% local appreciation)).
• Carter 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 $29k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y ago; this cycle's ask has dropped $46k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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: 0.93% ✗
• Cap rate: 7.30%
• Cash-on-cash: 3.59%
• DSCR: 1.16
• GRM: 9.0

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: 26.9%
• Equity multiple: 3.13×
• Total profit: $61,272
• Equity at exit: $92,340

10-year hold

• IRR: 23.5%
• Equity multiple: 7.14×
• Total profit: $176,117
• Equity at exit: $199,135

Cash invested: $28,700 (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 41143

• Home prices YoY: 5.1%
• Active inventory: 62
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $949 medium
• Mortgage (P&I): −$538
• Tax from tax record: −$84 /mo · $1,008/yr
• Insurance: −$43
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $86

Break-even live

Break-even rent $841

Max offer price $102,500

Occupancy floor 86%

Sensitivity live

Price	-10% $144	-5% $115	+0% $86	+5% $57	+10% $28
Rent	-10% $11	-5% $48	+0% $86	+5% $123	+10% $161
Rate	-1.0pp $137	-0.5pp $112	base $86	+0.5pp $59	+1.0pp $32

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: $25,625
• Closing costs: $3,075
• Reserves months: —
• Total cash needed: —

Listing history 39 events

1. 2026-06-18
   days on market $102,500 Active 140 DOM
2. 2026-06-17
   days on market $102,500 Active 139 DOM
3. 2026-06-16
   days on market $102,500 Active 138 DOM
4. 2026-06-15
   days on market $102,500 Active 137 DOM
5. 2026-06-14
   days on market $102,500 Active 135 DOM
6. 2026-06-13
   days on market $102,500 Active 134 DOM
7. 2026-06-10
   days on market $102,500 Active 132 DOM
8. 2026-06-09
   days on market $102,500 Active 131 DOM
9. 2026-06-08
   days on market $102,500 Active 130 DOM
10. 2026-06-07
    days on market $102,500 Active 129 DOM
11. 2026-06-05
    days on market $102,500 Active 126 DOM
12. 2026-06-03
    days on market $102,500 Active 125 DOM
13. 2026-06-02
    days on market $102,500 Active 124 DOM
14. 2026-06-01
    days on market $102,500 Active 123 DOM
15. 2026-05-31
    days on market $102,500 Active 122 DOM
16. 2026-05-31
    days on market $102,500 Active 121 DOM
17. 2026-05-26
    status Active
18. 2026-05-02
    historical Active Under Contract
19. 2026-04-30
    price $102,500
20. 2026-04-27
    status Active
21. 2026-04-21
    historical Active Under Contract
22. 2026-04-16
    price $103,000
23. 2026-04-13
    status Active
24. 2026-04-13
    price $108,000
25. 2026-04-06
    price $114,000
26. 2026-03-25
    price $124,000
27. 2026-03-20
    price $130,000
28. 2026-03-14
    status Active
29. 2026-02-14
    price $134,000
30. 2026-02-05
    price $137,000
31. 2026-01-24
    price $142,000
32. 2026-01-17
    price $147,000
33. 2026-01-08
    listed $149,000 Active
34. 2015-02-25
    soldstatus $117,500
35. 2015-02-20
    soldstatus $117,500 149-char remark

    Show marketing remark (149 chars)

    Just remodeled with new carpet, tile, sheetrock, kitchen cabinets and stainless steel appliances. Great location close to shopping, park and schools.

36. 2014-06-12
    listed $114,900 149-char remark

    Show marketing remark (149 chars)

    Just remodeled with new carpet, tile, sheetrock, kitchen cabinets and stainless steel appliances. Great location close to shopping, park and schools.

37. 2012-03-29
    soldstatus $28,341
38. 2005-10-26
    soldstatus $83,000
39. 2005-08-26
    soldstatus $55,000

ⓘ 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: $1,008 · $84/mo
• Projected year-2 tax: $1,008 · $84/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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $11,392
• − Mortgage interest: −$5,742
• − Property taxes: −$1,008
• − Insurance: −$512
• − Repairs & maintenance: −$911
• − Management: −$911
• − Depreciation: −$2,982
• Taxable loss: −$675
• Est. tax savings @ 24.0%: +$162
• After-tax cash flow: $1,191/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: Carter County
• NCES district ID: 2101020
• Math proficiency: 27% ▼ -29.00%
• Reading proficiency: 43% ▼ -16.00%
• Median HH income: $34,662
• Composite: 28.82/100
• National rank: #6656
• State rank: #70 of 165 in KY

Livability — Grayson

• Score: 70/100
• State rank: #161
• US rank: #8046

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grayson, KY
• Population (ZIP): 13,754

Population outlook (Carter County) Hauer SSP2

• Today (2025): 25,627 people
• By 2030: 24,598 · -4.0%
• By 2040: 22,429 · -12.5%
• By 2050: 20,217 · -21.1%
• By 2075: 15,274 · -40.4%
• By 2100: 10,545 · -58.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3%
• Common ancestry: Serbian 2% Slovak 1% Romanian 1%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 98% English-only · German/W. Germanic 1%

Political lean MEDSL · Carter

• 2024 margin: Solid R (+58.5) · D 20.2% · R 78.6% · Other 1.2%
• 2008→2024 swing: -48.9pp toward R · 2008: -9.5pp · 2024: -58.5pp
• All cycles: 2024: R+58.5 2020: R+52.9 2016: R+51.7 2012: R+21.3 2008: R+9.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.22%
• Current HPI: 230.7934
• 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

+86.4% since first listed

23 events — show timeline

• 2026-05-26 Relisted — AABOR
• 2026-05-02 Contingent — AABOR
• 2026-04-30 Price Changed $102,500 AABOR
• 2026-04-27 Relisted — AABOR
• 2026-04-21 Contingent — AABOR
• 2026-04-16 Price Changed $103,000 AABOR
• 2026-04-13 Relisted — AABOR
• 2026-04-13 Price Changed $108,000 AABOR
• 2026-04-06 Price Changed $114,000 AABOR
• 2026-03-25 Price Changed $124,000 AABOR
• 2026-03-20 Price Changed $130,000 AABOR
• 2026-03-14 Relisted — AABOR
• 2026-02-14 Price Changed $134,000 AABOR
• 2026-02-05 Price Changed $137,000 AABOR
• 2026-01-24 Price Changed $142,000 AABOR
• 2026-01-17 Price Changed $147,000 AABOR
• 2026-01-08 Listed $149,000 AABOR
• 2015-02-25 Sold (Public Records) $117,500 Public Records
• 2015-02-20 Sold (MLS) $117,500 ImagineMLS
• 2014-06-12 Listed $114,900 ImagineMLS
• 2012-03-29 Sold (Public Records) $28,341 Public Records
• 2005-10-26 Sold (Public Records) $83,000 Public Records
• 2005-08-26 Sold (Public Records) $55,000 Public Records

Property tax history

+21.2%/yr

Latest (2024): $1,008 · -0.5% YoY. Source: county tax records.