202 Main St · Big Clifty, KY 42712

$98,000

3 bd · 1.5 ba · 964 sqft · Other · 40 Days on market

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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 +25.0/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• Schools +2.8/10.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.3/5.0

Listing remarks

Country charm with endless possibilities in Big Clifty, Kentucky. Situated on approximately a half acre with no deed restrictions. This 3 bedroom, 1 bath property offers the flexibility to create the lifestyle you’ve been dreaming about. Whether you’ve always wanted room for a chicken coop and fresh eggs each morning, a peaceful weekend getaway near the lake, a potential Airbnb investment, or a place to call home full time, this property checks all the boxes. Conveniently located just minutes, approximately 15 minutes, from Rough River Dam State Resort Park where you can enjoy boating, fishing, hiking, and relaxing lake life while still having the comfort of your own private spa

Key facts

• Half acre
• Airbnb investment
• No deed restrictions

Tags

• HALF ACRE
• NO DEED RESTRICTIONS
• CHICKEN COOP
• AIRBNB INVESTMENT

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Metal roof; Slab foundation; Built area approximately 964 above-grade square feet
• Exterior features: Level lot

Interior

• Kitchen: Range; Refrigerator
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (electric); Window unit cooling
• Interior features: Eat-in kitchen
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $98k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $98k).
• Recommended offer: $95k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 3.8% in Big Clifty — 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 46/100 on livability (#516 in KY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Grayson County (rural): math 27% / reading 40% proficiency, ranked #84 of 165 in KY (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Oran P Lawler Elementary School (math 37% / reading 47%, grade F, #178 of 676 statewide, top 29%, 413 students, 55% FRL); Grayson County Middle School (math 23% / reading 38%, grade F, #143 of 217 statewide, top 67%, 839 students, 63% FRL); Grayson County High School (math 24% / reading 38%, grade F, #118 of 254 statewide, top 47%, 1,252 students, 61% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: 12 active listings in the ZIP; 23 units permitted in Grayson County in 2024 (12 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $678 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($95k) is reasonable based on typical stale-listing flexibility.

Recommended offer $95,060 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.02% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.35%
• DSCR: 1.42
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -2.2%
• Equity multiple: 0.92×
• Total profit: $-2,316
• Equity at exit: $14,612

10-year hold

• IRR: 7.4%
• Equity multiple: 1.56×
• Total profit: $15,319
• Equity at exit: $8,473

Cash invested: $27,440 (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 42712

• Home prices YoY: -2.7%
• Active inventory: 12
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$514
• Tax from tax record: −$22 /mo · $260/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $214

Break-even live

Break-even rent $730

Max offer price $98,000

Occupancy floor 74%

Sensitivity live

Price	-10% $269	-5% $241	+0% $214	+5% $186	+10% $158
Rent	-10% $135	-5% $174	+0% $214	+5% $253	+10% $293
Rate	-1.0pp $263	-0.5pp $239	base $214	+0.5pp $188	+1.0pp $162

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $98,000 Active 40 DOM
2. 2026-06-18
   days on market $98,000 Active 38 DOM
3. 2026-06-17
   days on market $98,000 Active 37 DOM
4. 2026-06-16
   days on market $98,000 Active 36 DOM
5. 2026-06-16
   price $98,000 Active 35 DOM
6. 2026-06-15
   days on market $101,000 Active 35 DOM
7. 2026-06-13
   days on market $101,000 Active 33 DOM
8. 2026-06-12
   days on market $101,000 Active 32 DOM
9. 2026-06-09
   days on market $101,000 Active 29 DOM
10. 2026-06-08
    days on market $101,000 Active 28 DOM
11. 2026-06-07
    days on market $101,000 Active 27 DOM
12. 2026-06-07
    pricedays on market $101,000 Active 26 DOM
13. 2026-06-04
    days on market $105,000 Active 23 DOM
14. 2026-06-02
    days on market $105,000 Active 22 DOM
15. 2026-06-01
    days on market $105,000 Active 21 DOM
16. 2026-05-31
    days on market $105,000 Active 20 DOM
17. 2026-05-31
    days on market $105,000 Active 19 DOM
18. 2026-05-11
    listed $107,000 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: $260 · $22/mo
• Projected year-2 tax: $843 · $70/mo
• Expected delta: +$583/yr (+$49/mo · 223.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $12,002
• − Mortgage interest: −$5,490
• − Property taxes: −$260
• − Insurance: −$490
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$2,851
• Taxable income: $991
• Est. tax owed @ 24.0%: −$238
• After-tax cash flow: $2,327/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: Grayson County
• NCES district ID: 2102300
• Math proficiency: 27% ▼ -23.00%
• Reading proficiency: 40% ▼ -17.00%
• Median HH income: $34,256
• Composite: 27.55/100
• National rank: #6944
• State rank: #84 of 165 in KY

Livability — Big Clifty

• Score: 46/100
• State rank: #516
• US rank: #26413

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Big Clifty, KY
• Population (ZIP): 1,787

Population outlook (Grayson County) Hauer SSP2

• Today (2025): 26,840 people
• By 2030: 27,032 · +0.7%
• By 2040: 27,236 · +1.5%
• By 2050: 27,076 · +0.9%
• By 2075: 26,565 · -1.0%
• By 2100: 24,007 · -10.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Iranian 2% Lithuanian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Tagalog/Filipino 1%

Political lean MEDSL · Grayson

• 2024 margin: Solid R (+61.8) · D 18.5% · R 80.3% · Other 1.2%
• 2008→2024 swing: -26.9pp toward R · 2008: -34.9pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+58.8 2016: R+59.3 2012: R+39.5 2008: R+34.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -5.08%
• Current HPI: 185.6728
• 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

1 event — show timeline

• 2026-05-11 Listed $107,000 GORAMLS