63 Augusta Dr · Mount Olivet, KY 41031

$154,900

3 bd · 1.0 ba · 1,786 sqft · SingleFamily public records · 292 Days on market

Built 1913 0.72 ac lot

---

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 +24.8/30.0
• Appreciation +10.0/10.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Looking for a smart investment or a place to call your first home? This 4-bedroom, 1-bathroom gem offers a great opportunity to add value with a little polish and personal touch! Situated on a nice-sized corner lot with dual road access, this home already has two major updates completed for you: New metal roof installed just last month Newer heat pump added last year for year-round comfort there is a back up heat source a pellet stove. Inside, you'll find a functional layout with space to update and customize to your liking. The yard offers plenty of room for outdoor living, pets, or gardening — and being on a corner lot gives you extra privacy and flexibility. Whether you're look

Key facts

• New metal roof
• Pellet stove
• Dual road access

Tags

• CORNER LOT
• DUAL ROAD ACCESS
• NEW METAL ROOF
• NEWER HEAT PUMP
• PELLET STOVE
• OUTDOOR LIVING

Property features AI

Exterior

• Parking: Driveway; Off-street parking; Garage faces front; Has garage
• Utilities: Public water connected; Septic tank; Electricity connected; Natural gas not available
• Home design: House; Two levels
• Construction: Vinyl siding; Block foundation; Metal roof; Built with conventional residential construction
• Exterior features: Shed(s); Rural, trees/woods view

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Breakfast bar / eat-in kitchen
• Bedrooms: Total rooms: 6
• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Heat pump; Attic fan
• Interior features: Breakfast bar; Eat-in kitchen; Primary bedroom on the first floor; Ceiling fan(s); Insulated windows with blinds and screens
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#491 in KY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: amenities F, commute F, employment F.
• Harrison County (town): math 21% / reading 32% proficiency, ranked #133 of 165 in KY (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Harrison County Middle School (math 19% / reading 35%, grade F, #172 of 217 statewide, top 80%, 607 students, 58% FRL); Harrison County High School (math 29% / reading 41%, grade F, #74 of 254 statewide, top 29%, 865 students, 46% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: 95 active listings in the ZIP; 69 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Harrison County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 292 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 17y ago; this cycle's ask has dropped $14k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $63k; list at $155k implies a 146% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo; built in 1913 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 292 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 1913 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.05% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.08%
• DSCR: 1.40
• GRM: 8.0

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: 28.4%
• Equity multiple: 3.24×
• Total profit: $97,315
• Equity at exit: $139,546

10-year hold

• IRR: 24.7%
• Equity multiple: 7.37×
• Total profit: $276,470
• Equity at exit: $300,937

Cash invested: $43,372 (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 41031

• Home prices YoY: 4.4%
• Active inventory: 95
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,621 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$76 /mo · $906/yr
• Insurance: −$65
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $203

Break-even live

Break-even rent $1,364

Max offer price $154,900

Occupancy floor 82%

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-18
   days on market $154,900 Active 292 DOM
2. 2026-06-17
   days on market $154,900 Active 291 DOM
3. 2026-06-16
   days on market $154,900 Active 290 DOM
4. 2026-06-15
   days on market $154,900 Active 289 DOM
5. 2026-06-14
   days on market $154,900 Active 287 DOM
6. 2026-06-10
   days on market $154,900 Active 284 DOM
7. 2026-06-09
   days on market $154,900 Active 283 DOM
8. 2026-06-08
   days on market $154,900 Active 282 DOM
9. 2026-06-07
   days on market $154,900 Active 281 DOM
10. 2026-06-03
    days on market $154,900 Active 277 DOM
11. 2026-06-02
    days on market $154,900 Active 276 DOM
12. 2026-06-01
    days on market $154,900 Active 275 DOM
13. 2026-05-31
    days on market $154,900 Active 274 DOM
14. 2026-05-31
    days on market $154,900 Active 273 DOM
15. 2026-05-17
    status Active
16. 2026-04-07
    status Pending
17. 2026-03-31
    status Active
18. 2026-03-22
    historical Contingent
19. 2026-02-20
    price $154,900
20. 2025-08-19
    price $159,900
21. 2025-07-20
    listed $169,000 Active
22. 2015-10-27
    historical
23. 2015-08-26
    listed $85,900 Active
24. 2015-03-03
    historical
25. 2014-03-03
    listed $89,900
26. 2014-02-28
    historical
27. 2013-08-17
    listed $89,900
28. 2010-03-29
    soldstatus $63,000
29. 2010-03-29
    soldstatus $63,000
30. 2010-03-04
    historical
31. 2009-10-19
    listed $73,000
32. 2008-06-03
    soldstatus $46,768
33. 2000-06-23
    soldstatus $77,000

ⓘ 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: $906 · $76/mo
• Projected year-2 tax: $1,332 · $111/mo
• Expected delta: +$426/yr (+$35/mo · 47.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $19,451
• − Mortgage interest: −$8,677
• − Property taxes: −$906
• − Insurance: −$2,277
• − Repairs & maintenance: −$1,556
• − Management: −$1,556
• − Depreciation: −$4,506
• Taxable loss: −$28
• Est. tax savings @ 24.0%: +$7
• After-tax cash flow: $2,442/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: Harrison County
• NCES district ID: 2102580
• Math proficiency: 21% ▼ -25.00%
• Reading proficiency: 32% ▼ -19.00%
• Median HH income: $39,744
• Composite: 22.28/100
• National rank: #8138
• State rank: #133 of 165 in KY

Livability — Mount Olivet

• Score: 52/100
• State rank: #491
• US rank: #24768

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 16,748

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 18,605 people
• By 2030: 18,361 · -1.3%
• By 2040: 17,685 · -4.9%
• By 2050: 16,845 · -9.5%
• By 2075: 14,882 · -20.0%
• By 2100: 12,314 · -33.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2% Black 2%
• Common ancestry: Slovak 2% Serbian 2% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+48.5) · D 25.1% · R 73.6% · Other 1.3%
• 2008→2024 swing: -27.4pp toward R · 2008: -21.1pp · 2024: -48.5pp
• All cycles: 2024: R+48.5 2020: R+44.4 2016: R+43.8 2012: R+29.1 2008: R+21.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.31%
• Current HPI: 339.482
• 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

+101.2% since first listed

19 events — show timeline

• 2026-05-17 Relisted — ImagineMLS
• 2026-04-07 Pending — ImagineMLS
• 2026-03-31 Relisted — ImagineMLS
• 2026-03-22 Contingent — ImagineMLS
• 2026-02-20 Price Changed $154,900 ImagineMLS
• 2025-08-19 Price Changed $159,900 ImagineMLS
• 2025-07-20 Listed $169,000 ImagineMLS
• 2015-10-27 Listing Removed — ImagineMLS
• 2015-08-26 Listed $85,900 ImagineMLS
• 2015-03-03 Listing Removed — ImagineMLS
• 2014-03-03 Listed $89,900 ImagineMLS
• 2014-02-28 Listing Removed — ImagineMLS
• 2013-08-17 Listed $89,900 ImagineMLS
• 2010-03-29 Sold (Public Records) $63,000 Public Records
• 2010-03-29 Sold (MLS) $63,000 ImagineMLS
• 2010-03-04 Listing Removed — ImagineMLS
• 2009-10-19 Listed $73,000 ImagineMLS
• 2008-06-03 Sold (Public Records) $46,768 Public Records
• 2000-06-23 Sold (Public Records) $77,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $906 · -0.6% YoY. Source: county tax records.