30 Greenlawn Subdivision · London, KY 40744

$99,000

3 bd · 1.0 ba · 1,232 sqft · SingleFamily public records · 170 Days on market

Built 1977 0.77 ac lot $80/sqft · 45% below area Est $179k · 45% 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 +24.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +5.4/10.0
• Schools +4.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Arrive home to your own hidden-away slice of tranquility. A gently winding, private drive sets the home back from the street, creating a peaceful sense of seclusion while still being located within a neighborhood. This 3-bedroom, 1-bath home offers 1,232 sq ft of living space on a 0.77-acre surveyed lot and presents a rare opportunity to create your vision in a truly scenic setting. Inside, a spacious living room and large eat-in kitchen provide a solid foundation for renovation, reimagining, and personal touches. The home is renovation-ready yet currently livable, making it ideal for buyers who want to update over time while building equity. Whether you're seeking a starter home, investment property, or a place to make your own, the possibilities here are wide open. What truly sets this property apart is the breathtaking backyard view — an uninterrupted scene of rolling pasture leading to a picturesque, tree-lined mountainside. It's a backdrop that feels peaceful, scenic, and private, offering a sense of calm and connection to nature that's hard to find. Imagine enjoying your morning coffee or evening sunsets with this postcard-worthy landscape just beyond your door — one of the most beautiful backdrops in the area. Additional features include a storage shed for tools and equipment, a generous yard with room to expand or garden, and the quiet charm of a rural-style setting with convenient access to everyday needs. Located just 17 minutes from the interstate, hospital, shopping, and dining, this property offers the perfect balance of privacy and proximity. If you're looking for a home with potential, charm, scenic views, and an opportunity for customization, this is one worth seeing in person. Schedule your showing today and start imagining the possibilities.

Key facts

• Renovation-ready
• Storage shed
• Rolling pasture

Tags

• PRIVATE DRIVE
• RENOVATION-READY
• BREATHTAKING BACKYARD VIEW
• ROLLING PASTURE
• TREE-LINED MOUNTAINSIDE
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 2.2% in London — 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 68/100 on livability (#202 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: schools D+, employment D+, amenities F.
• Laurel County (town): math 51% / reading 56% proficiency, ranked #8 of 165 in KY (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 175 active listings in the ZIP; 16 units permitted in Laurel County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 170 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $50k (34%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $72k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 170 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 1977 — 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 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?
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: 1.04% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.52%
• DSCR: 1.38
• GRM: 8.0

CMA / ARV

• ARV (median comp): $178,823
• List price: $99,000
• Delta: -44.64%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
95 Mullins Rd	0.33mi	3/2.0	1,137 (-8%)	19mo	$185,437	$163	52
89 Mullins Rd	0.35mi	3/2.0	1,137 (-8%)	20mo	$169,900	$149	50

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

Projected returns pro-forma

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

5-year hold

• IRR: -3.4%
• Equity multiple: 0.87×
• Total profit: $-3,535
• Equity at exit: $14,761

10-year hold

• IRR: 6.3%
• Equity multiple: 1.47×
• Total profit: $12,954
• Equity at exit: $8,560

Cash invested: $27,720 (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 40744

• Home prices YoY: -13.0%
• Active inventory: 175
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,029 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$56 /mo · $669/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $197

Break-even live

Break-even rent $780

Max offer price $99,000

Occupancy floor 76%

Sensitivity live

Price	-10% $253	-5% $225	+0% $197	+5% $169	+10% $141
Rent	-10% $115	-5% $156	+0% $197	+5% $237	+10% $278
Rate	-1.0pp $247	-0.5pp $222	base $197	+0.5pp $171	+1.0pp $145

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-05-31
   days on market $99,000 Active 170 DOM
2. 2026-05-03
   status Active 1801-char remark

   Show marketing remark (1801 chars)

   Arrive home to your own hidden-away slice of tranquility. A gently winding, private drive sets the home back from the street, creating a peaceful sense of seclusion while still being located within a neighborhood. This 3-bedroom, 1-bath home offers 1,232 sq ft of living space on a 0.77-acre surveyed lot and presents a rare opportunity to create your vision in a truly scenic setting. Inside, a spacious living room and large eat-in kitchen provide a solid foundation for renovation, reimagining, and personal touches. The home is renovation-ready yet currently livable, making it ideal for buyers who want to update over time while building equity. Whether you're seeking a starter home, investment property, or a place to make your own, the possibilities here are wide open. What truly sets this property apart is the breathtaking backyard view — an uninterrupted scene of rolling pasture leading to a picturesque, tree-lined mountainside. It's a backdrop that feels peaceful, scenic, and private, offering a sense of calm and connection to nature that's hard to find. Imagine enjoying your morning coffee or evening sunsets with this postcard-worthy landscape just beyond your door — one of the most beautiful backdrops in the area. Additional features include a storage shed for tools and equipment, a generous yard with room to expand or garden, and the quiet charm of a rural-style setting with convenient access to everyday needs. Located just 17 minutes from the interstate, hospital, shopping, and dining, this property offers the perfect balance of privacy and proximity. If you're looking for a home with potential, charm, scenic views, and an opportunity for customization, this is one worth seeing in person. Schedule your showing today and start imagining the possibilities.

3. 2026-04-21
   status Pending 1801-char remark

   Show marketing remark (1801 chars)

   Arrive home to your own hidden-away slice of tranquility. A gently winding, private drive sets the home back from the street, creating a peaceful sense of seclusion while still being located within a neighborhood. This 3-bedroom, 1-bath home offers 1,232 sq ft of living space on a 0.77-acre surveyed lot and presents a rare opportunity to create your vision in a truly scenic setting. Inside, a spacious living room and large eat-in kitchen provide a solid foundation for renovation, reimagining, and personal touches. The home is renovation-ready yet currently livable, making it ideal for buyers who want to update over time while building equity. Whether you're seeking a starter home, investment property, or a place to make your own, the possibilities here are wide open. What truly sets this property apart is the breathtaking backyard view — an uninterrupted scene of rolling pasture leading to a picturesque, tree-lined mountainside. It's a backdrop that feels peaceful, scenic, and private, offering a sense of calm and connection to nature that's hard to find. Imagine enjoying your morning coffee or evening sunsets with this postcard-worthy landscape just beyond your door — one of the most beautiful backdrops in the area. Additional features include a storage shed for tools and equipment, a generous yard with room to expand or garden, and the quiet charm of a rural-style setting with convenient access to everyday needs. Located just 17 minutes from the interstate, hospital, shopping, and dining, this property offers the perfect balance of privacy and proximity. If you're looking for a home with potential, charm, scenic views, and an opportunity for customization, this is one worth seeing in person. Schedule your showing today and start imagining the possibilities.

4. 2026-03-31
   price $99,000 1801-char remark

   Show marketing remark (1801 chars)

   Arrive home to your own hidden-away slice of tranquility. A gently winding, private drive sets the home back from the street, creating a peaceful sense of seclusion while still being located within a neighborhood. This 3-bedroom, 1-bath home offers 1,232 sq ft of living space on a 0.77-acre surveyed lot and presents a rare opportunity to create your vision in a truly scenic setting. Inside, a spacious living room and large eat-in kitchen provide a solid foundation for renovation, reimagining, and personal touches. The home is renovation-ready yet currently livable, making it ideal for buyers who want to update over time while building equity. Whether you're seeking a starter home, investment property, or a place to make your own, the possibilities here are wide open. What truly sets this property apart is the breathtaking backyard view — an uninterrupted scene of rolling pasture leading to a picturesque, tree-lined mountainside. It's a backdrop that feels peaceful, scenic, and private, offering a sense of calm and connection to nature that's hard to find. Imagine enjoying your morning coffee or evening sunsets with this postcard-worthy landscape just beyond your door — one of the most beautiful backdrops in the area. Additional features include a storage shed for tools and equipment, a generous yard with room to expand or garden, and the quiet charm of a rural-style setting with convenient access to everyday needs. Located just 17 minutes from the interstate, hospital, shopping, and dining, this property offers the perfect balance of privacy and proximity. If you're looking for a home with potential, charm, scenic views, and an opportunity for customization, this is one worth seeing in person. Schedule your showing today and start imagining the possibilities.

5. 2026-01-14
   price $129,000 1801-char remark

   Show marketing remark (1801 chars)

   Arrive home to your own hidden-away slice of tranquility. A gently winding, private drive sets the home back from the street, creating a peaceful sense of seclusion while still being located within a neighborhood. This 3-bedroom, 1-bath home offers 1,232 sq ft of living space on a 0.77-acre surveyed lot and presents a rare opportunity to create your vision in a truly scenic setting. Inside, a spacious living room and large eat-in kitchen provide a solid foundation for renovation, reimagining, and personal touches. The home is renovation-ready yet currently livable, making it ideal for buyers who want to update over time while building equity. Whether you're seeking a starter home, investment property, or a place to make your own, the possibilities here are wide open. What truly sets this property apart is the breathtaking backyard view — an uninterrupted scene of rolling pasture leading to a picturesque, tree-lined mountainside. It's a backdrop that feels peaceful, scenic, and private, offering a sense of calm and connection to nature that's hard to find. Imagine enjoying your morning coffee or evening sunsets with this postcard-worthy landscape just beyond your door — one of the most beautiful backdrops in the area. Additional features include a storage shed for tools and equipment, a generous yard with room to expand or garden, and the quiet charm of a rural-style setting with convenient access to everyday needs. Located just 17 minutes from the interstate, hospital, shopping, and dining, this property offers the perfect balance of privacy and proximity. If you're looking for a home with potential, charm, scenic views, and an opportunity for customization, this is one worth seeing in person. Schedule your showing today and start imagining the possibilities.

6. 2025-12-30
   price $138,000 1801-char remark

   Show marketing remark (1801 chars)

   Arrive home to your own hidden-away slice of tranquility. A gently winding, private drive sets the home back from the street, creating a peaceful sense of seclusion while still being located within a neighborhood. This 3-bedroom, 1-bath home offers 1,232 sq ft of living space on a 0.77-acre surveyed lot and presents a rare opportunity to create your vision in a truly scenic setting. Inside, a spacious living room and large eat-in kitchen provide a solid foundation for renovation, reimagining, and personal touches. The home is renovation-ready yet currently livable, making it ideal for buyers who want to update over time while building equity. Whether you're seeking a starter home, investment property, or a place to make your own, the possibilities here are wide open. What truly sets this property apart is the breathtaking backyard view — an uninterrupted scene of rolling pasture leading to a picturesque, tree-lined mountainside. It's a backdrop that feels peaceful, scenic, and private, offering a sense of calm and connection to nature that's hard to find. Imagine enjoying your morning coffee or evening sunsets with this postcard-worthy landscape just beyond your door — one of the most beautiful backdrops in the area. Additional features include a storage shed for tools and equipment, a generous yard with room to expand or garden, and the quiet charm of a rural-style setting with convenient access to everyday needs. Located just 17 minutes from the interstate, hospital, shopping, and dining, this property offers the perfect balance of privacy and proximity. If you're looking for a home with potential, charm, scenic views, and an opportunity for customization, this is one worth seeing in person. Schedule your showing today and start imagining the possibilities.

7. 2025-11-30
   listed $149,000 Active 1801-char remark

   Show marketing remark (1801 chars)

   Arrive home to your own hidden-away slice of tranquility. A gently winding, private drive sets the home back from the street, creating a peaceful sense of seclusion while still being located within a neighborhood. This 3-bedroom, 1-bath home offers 1,232 sq ft of living space on a 0.77-acre surveyed lot and presents a rare opportunity to create your vision in a truly scenic setting. Inside, a spacious living room and large eat-in kitchen provide a solid foundation for renovation, reimagining, and personal touches. The home is renovation-ready yet currently livable, making it ideal for buyers who want to update over time while building equity. Whether you're seeking a starter home, investment property, or a place to make your own, the possibilities here are wide open. What truly sets this property apart is the breathtaking backyard view — an uninterrupted scene of rolling pasture leading to a picturesque, tree-lined mountainside. It's a backdrop that feels peaceful, scenic, and private, offering a sense of calm and connection to nature that's hard to find. Imagine enjoying your morning coffee or evening sunsets with this postcard-worthy landscape just beyond your door — one of the most beautiful backdrops in the area. Additional features include a storage shed for tools and equipment, a generous yard with room to expand or garden, and the quiet charm of a rural-style setting with convenient access to everyday needs. Located just 17 minutes from the interstate, hospital, shopping, and dining, this property offers the perfect balance of privacy and proximity. If you're looking for a home with potential, charm, scenic views, and an opportunity for customization, this is one worth seeing in person. Schedule your showing today and start imagining the possibilities.

8. 2020-10-13
   soldstatus $72,000
9. 2020-10-13
   listed $69,900
10. 2020-10-09
    soldstatus $72,000 Sold
11. 2020-10-09
    soldstatus $72,000
12. 2020-09-07
    status Pending
13. 2020-08-31
    listed $69,900 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: $669 · $56/mo
• Projected year-2 tax: $851 · $71/mo
• Expected delta: +$182/yr (+$15/mo · 27.2%)

ⓘ 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 8/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $12,349
• − Mortgage interest: −$5,546
• − Property taxes: −$669
• − Insurance: −$495
• − Repairs & maintenance: −$988
• − Management: −$988
• − Depreciation: −$2,880
• Taxable income: $783
• Est. tax owed @ 24.0%: −$188
• After-tax cash flow: $2,173/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: Laurel County
• NCES district ID: 2103210
• Math proficiency: 51% ▼ -9.00%
• Reading proficiency: 56% ▼ -11.00%
• Median HH income: $36,577
• Composite: 44.39/100
• National rank: #2814
• State rank: #8 of 165 in KY

Livability — London

• Score: 68/100
• State rank: #202
• US rank: #10028

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 20,104

Population outlook (Laurel County) Hauer SSP2

• Today (2025): 62,602 people
• By 2030: 63,310 · +1.1%
• By 2040: 63,706 · +1.8%
• By 2050: 62,705 · +0.2%
• By 2075: 58,574 · -6.4%
• By 2100: 50,888 · -18.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Italian 2% Serbian 1% Romanian 1%
• Foreign-born: 2% · China, Canada
• Languages at home: 98% English-only · Chinese 1% Spanish 0%

Political lean MEDSL · Laurel

• 2024 margin: Solid R (+69.9) · D 14.5% · R 84.3% · Other 1.2%
• 2008→2024 swing: -11.9pp toward R · 2008: -58.0pp · 2024: -69.9pp
• All cycles: 2024: R+69.9 2020: R+66.7 2016: R+69.1 2012: R+63.6 2008: R+58.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -40.52%
• Current HPI: 270.3876
• 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

+41.6% since first listed

12 events — show timeline

• 2026-05-03 Relisted — ImagineMLS
• 2026-04-21 Pending — ImagineMLS
• 2026-03-31 Price Changed $99,000 ImagineMLS
• 2026-01-14 Price Changed $129,000 ImagineMLS
• 2025-12-30 Price Changed $138,000 ImagineMLS
• 2025-11-30 Listed $149,000 ImagineMLS
• 2020-10-13 Listed $69,900 ImagineMLS
• 2020-10-13 Sold (MLS) $72,000 ImagineMLS
• 2020-10-09 Sold (Public Records) $72,000 Public Records
• 2020-10-09 Sold (MLS) $72,000 ImagineMLS
• 2020-09-07 Pending — ImagineMLS
• 2020-08-31 Listed $69,900 ImagineMLS

Property tax history

+9.2%/yr

Latest (2025): $669 · +0.9% YoY. Source: county tax records.