45 W 3rd · South Shore, KY 41175

$85,000

3 bd · 1.0 ba · 2,112 sqft · SingleFamily public records · 129 Days on market

Built 1980 Est $133k · 36% under ↓ 18% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Appreciation +5.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

Vintage is the in thing. CHARMING RUSTIC HOME located in South Shore Kentucky. This wood home gives you the feeling of being in the country but has the convenience of shopping nearby. Two large porches to entertain with family/friends. It sits on a double lot in South Shore addition of Fullerton. The lot has fruit, walnut, and pecan trees that actively bears fruit and an arbor that produces grapes. This home is waiting for you to make it your own. Schedule an appointment to view this home.

Key facts

• Double lot
• Rustic home
• Fruit trees

Tags

• RUSTIC HOME
• DOUBLE LOT
• FRUIT TREES
• ARBOR THAT PRODUCES GRAPES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $325 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#89 in KY, #3,524 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: commute D+, schools D, amenities F.
• Greenup County (suburban): math 23% / reading 35% proficiency, ranked #118 of 165 in KY (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 15 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 20 units permitted in Greenup County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($588 loan paydown + $1k appreciation (1.7% local appreciation)).
• Greenup County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.29% ✓
• Cap rate: 10.89%
• Cash-on-cash: 16.40%
• DSCR: 1.73
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $133,056
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45 W 3rd	0.00mi	2/1.5 (-1)	2,112 (0%)	8mo	$75,000	$36	87
30 Wheeler St	0.50mi	4/1.0 (+1)	1,982 (-6%)	11mo	$125,000	$63	52
133 Old Sunshine Rd Rd	0.64mi	4/3.0 (+1)	2,192 (+4%)	20mo	$179,900	$82	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.1%
• Equity multiple: 2.07×
• Total profit: $25,439
• Equity at exit: $32,360

10-year hold

• IRR: 22.4%
• Equity multiple: 3.89×
• Total profit: $68,742
• Equity at exit: $45,719

Cash invested: $23,800 (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 41175

• Home prices YoY: 0.8%
• Active inventory: 15
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$63 /mo · $750/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $325

Break-even live

Break-even rent $688

Max offer price $85,000

Occupancy floor 65%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1540 Linden Ave Portsmouth, OH	3.0	2.0	1500	$1,100	$0.73	14d	1	1.46mi

Listing history 6 events

1. 2025-12-03
   soldstatus $74,200
2. 2025-10-24
   status Pending
3. 2025-07-12
   status Active
4. 2025-07-12
   price $85,000
5. 2025-07-07
   status Pending
6. 2025-06-12
   listed $90,000 Active

ⓘ 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: $750 · $63/mo
• Projected year-2 tax: $750 · $63/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 5/10 Major FEMA zone X (shaded) · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,200
• − Mortgage interest: −$4,761
• − Property taxes: −$750
• − Insurance: −$425
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$2,473
• Taxable income: $2,678
• Est. tax owed @ 24.0%: −$643
• After-tax cash flow: $3,261/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: Greenup County
• NCES district ID: 2102400
• Math proficiency: 23% ▼ -19.00%
• Reading proficiency: 35% ▼ -18.00%
• Median HH income: $39,526
• Composite: 24.33/100
• National rank: #7702
• State rank: #118 of 165 in KY

Livability — South Shore

• Score: 76/100
• State rank: #89
• US rank: #3524

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Shore, KY
• County: Greenup · 24,497 people
• Metro: Huntington-Ashland, WV-KY-OH
• Population (ZIP): 5,612
• Household income: $48,681
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 10.4

Population outlook (Greenup County) Hauer SSP2

• Today (2025): 34,374 people
• By 2030: 33,145 · -3.6%
• By 2040: 30,407 · -11.5%
• By 2050: 27,702 · -19.4%
• By 2075: 21,970 · -36.1%
• By 2100: 16,670 · -51.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Slovak 5% Greek 1% Lithuanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Greenup

• 2024 margin: Solid R (+50.5) · D 24.1% · R 74.6% · Other 1.3%
• 2008→2024 swing: -36.4pp toward R · 2008: -14.1pp · 2024: -50.5pp
• All cycles: 2024: R+50.5 2020: R+45.1 2016: R+45.5 2012: R+18.6 2008: R+14.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.74%
• Current HPI: 208.0953
• 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

-17.6% since first listed

6 events — show timeline

• 2025-12-03 Sold (Public Records) $74,200 Public Records
• 2025-10-24 Pending — AABOR
• 2025-07-12 Relisted — AABOR
• 2025-07-12 Price Changed $85,000 AABOR
• 2025-07-07 Pending — AABOR
• 2025-06-12 Listed $90,000 AABOR

Property tax history

+12.7%/yr

Latest (2025): $750 · +6.0% YoY. Source: county tax records.