90 Columbus Preece Rd · Inez, KY 41224

$60,000

3 bd · 1.5 ba · 1,100 sqft · SingleFamily public records · 39 Days on market

Built 1986 Fair condition 7.78 ac lot $55/sqft · 14% below area Est $71k · 16% under

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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
• ARV discount +14.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.8/10.0

Listing remarks MLS

Opportunity awaits with this 3-bedroom, 1.5-bath ranch home offering 1,125 sq ft of living space, perfectly situated on 7.78 acres of mixed terrain. Featuring a spacious, flat yard ideal for outdoor living, gardening, or expansion, this property is all about location and possibilities. This fixer-upper is perfect for investors, flippers, or buyers looking to create their dream home in a great location. Home is being sold in AS-IS condition. Per FEMA, NOT IN FLOOD ZONE MLS#128451

Key facts

• Not in flood zone
• Great location
• Spacious flat yard

Tags

• SPACIOUS FLAT YARD
• OUTDOOR LIVING
• GREAT LOCATION
• NOT IN FLOOD ZONE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $60k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($970 rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#322 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment D+, schools F, amenities F.
• Martin County (rural): math 15% / reading 31% proficiency, ranked #155 of 165 in KY (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 14 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-2.1%/yr); year-one equity from $415 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Martin County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-2.1% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.62% ✓
• Cap rate: 13.82%
• Cash-on-cash: 26.89%
• DSCR: 2.20
• GRM: 5.2

CMA / ARV

• ARV (median comp): $71,344
• List price: $60,000
• Delta: -15.90%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
90 Columbus Preece Rd	0.00mi	3/1.5	1,125 (+2%)	0mo	$50,000	$44	96
115 Hardinville Rd	0.53mi	3/1.0	1,123 (+2%)	7mo	$45,000	$40	64
1402 E Main St	0.52mi	4/2.0 (+1)	1,260 (+14%)	6mo	$75,000	$60	39
1374 E Main St	0.52mi	2/1.0 (-1)	1,004 (-9%)	24mo	$64,000	$64	34

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

Projected returns pro-forma

-2.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.3%
• Equity multiple: 1.74×
• Total profit: $12,460
• Equity at exit: $11,501

10-year hold

• IRR: 24.5%
• Equity multiple: 3.30×
• Total profit: $38,568
• Equity at exit: $9,684

Cash invested: $16,800 (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 41224

• Home prices YoY: -1.4%
• Active inventory: 14
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $970 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$50 /mo · $604/yr
• Insurance: −$25
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $310

Break-even live

Break-even rent $578

Max offer price $60,000

Occupancy floor 63%

Sensitivity live

Price	-10% $344	-5% $327	+0% $310	+5% $293	+10% $276
Rent	-10% $233	-5% $272	+0% $310	+5% $348	+10% $387
Rate	-1.0pp $340	-0.5pp $325	base $310	+0.5pp $294	+1.0pp $279

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-17
   status Pending 484-char remark

   Show marketing remark (484 chars)

   Opportunity awaits with this 3-bedroom, 1.5-bath ranch home offering 1,125 sq ft of living space, perfectly situated on 7.78 acres of mixed terrain. Featuring a spacious, flat yard ideal for outdoor living, gardening, or expansion, this property is all about location and possibilities. This fixer-upper is perfect for investors, flippers, or buyers looking to create their dream home in a great location. Home is being sold in AS-IS condition. Per FEMA, NOT IN FLOOD ZONE MLS#128451

2. 2026-04-08
   listed $60,000 Active 484-char remark

   Show marketing remark (484 chars)

   Opportunity awaits with this 3-bedroom, 1.5-bath ranch home offering 1,125 sq ft of living space, perfectly situated on 7.78 acres of mixed terrain. Featuring a spacious, flat yard ideal for outdoor living, gardening, or expansion, this property is all about location and possibilities. This fixer-upper is perfect for investors, flippers, or buyers looking to create their dream home in a great location. Home is being sold in AS-IS condition. Per FEMA, NOT IN FLOOD ZONE MLS#128451

ⓘ 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: $604 · $50/mo
• Projected year-2 tax: $604 · $50/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 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 19 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: $11,641
• − Mortgage interest: −$3,361
• − Property taxes: −$604
• − Insurance: −$1,098
• − Repairs & maintenance: −$931
• − Management: −$931
• − Depreciation: −$1,745
• Taxable income: $2,971
• Est. tax owed @ 24.0%: −$713
• After-tax cash flow: $3,006/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

This 3-bedroom ranch home requires moderate renovations to improve its exterior and interior condition, enhancing its resale and rental value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major porch flooring — Worn-out and uneven
• Major interior walls — Painted walls show significant wear

Value-add opportunities

• Both repair and paint exterior siding — Enhances curb appeal and value
• Both repair and paint interior walls — Improves interior appearance and value
• Both replace porch flooring — Enhances usability and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
porch flooring · Worn-out and uneven	Major	$15,000–50,000
interior walls · Painted walls show significant wear	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both repair and paint exterior siding — Enhances curb appeal and value ↑
• Both repair and paint interior walls — Improves interior appearance and value ↑
• Both replace porch flooring — Enhances usability and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Martin County
• NCES district ID: 2103840
• Math proficiency: 15% ▼ -20.00%
• Reading proficiency: 31% ▼ -21.00%
• Median HH income: $28,846
• Composite: 18.31/100
• National rank: #8951
• State rank: #155 of 165 in KY

Livability — Inez

• Score: 63/100
• State rank: #322
• US rank: #15411

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,536

Population outlook (Martin County) Hauer SSP2

• Today (2025): 11,561 people
• By 2030: 11,118 · -3.8%
• By 2040: 10,125 · -12.4%
• By 2050: 9,088 · -21.4%
• By 2075: 7,063 · -38.9%
• By 2100: 5,580 · -51.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 18% Hispanic / Latino 5% Two or more races 2% Native American 1%
• Common ancestry: Slovak 3% Greek 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Martin

• 2024 margin: Solid R (+83.6) · D 7.8% · R 91.5%
• 2008→2024 swing: -29.0pp toward R · 2008: -54.6pp · 2024: -83.6pp
• All cycles: 2024: R+83.6 2020: R+78.6 2016: R+79.5 2012: R+68.2 2008: R+54.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.06%
• Current HPI: 150.7602
• 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

2 events — show timeline

• 2026-05-17 Pending — EKAR
• 2026-04-08 Listed $60,000 EKAR

Property tax history

-0.2%/yr

Latest (2025): $604 · -0.2% YoY. Source: county tax records.