102 Cherry Ln · Scottsville, KY 42164

$84,900

3 bd · 2.0 ba · 960 sqft · Other · 45 Days on market

Built 2000 2.39 ac lot

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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 +27.5/30.0
• DSCR +9.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

SELLERS REMARKS: 2.39 ACRES WITH WHAT IS TO BE BELIEVED TO BE 201 FT OF ROAD FRONTAGE. LOT CAN POSSIBLY BE DIVIDED INTO TWO LOTS FOR SOMEBODY WISHING TO BUILD TWO HOMES THERE. BUYER IS RESPONSIBLE FOR ALL INSPECTIONS & CONFIRMING ROAD FRONTAGE & ALL ZONING REQUIREMENTS. ALL UTILITIES ARE IN PLACE. UPGRADED INTERENET HAS BEEN DONE IN THIS AREA. HOME REQUIRES EXTENSIVE REPAIRS. HOME & PROPERTY SOLD AS IS. HOME CANNOT BE FINANCED DUE TO REPAIRS NEEDED. SALE MUST BE CASH OR THE 2.39 ACRES MAY CAN BE FINANCED WITH 20% DOWN PAYMENT. CHECK WITH YOUR FINANCIAL INSTITUTION. INTEX POOL IS 5 YEARS OLD BUT NEVER EXPERIENCED ANY PROBLEMS OTHER THAN HAVING TO REPLACE THE FILTER PUMP THI

Key facts

• 2.39 acre lot
• Garage
• Pool

Property features AI

Exterior

• Parking: Gravel parking; 1-car garage
• Security: Smoke detector(s)
• Utilities: Water access: Barren River Lake
• Home design: Single-family residence (Residential property); Located in the Dean Cherry Farm subdivision
• Construction: Aluminum siding; Metal roof
• Exterior features: Garden; Covered porch; Deck; Storm door(s); Above-ground pool; Outbuilding, shed(s), and workshop

Interior

• Kitchen: Dishwasher; Range; Oven; Refrigerator
• Flooring: Laminate
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Window unit cooling; Ceiling fan(s)
• Interior features: Vaulted ceilings; Walk-in closet(s); Eat-in kitchen; Storm windows
• Laundry & utility: Laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $85k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($946 rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 2.1% in Scottsville — 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 63/100 on livability (#329 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: amenities F, commute F, employment F.
• Allen County (rural): math 29% / reading 37% proficiency, ranked #85 of 165 in KY (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Allen County Primary Center (math 27% / reading 22%, grade F, #489 of 676 statewide, top 76%, 982 students, 65% FRL); James E Bazzell Middle School (math 33% / reading 49%, grade F, #54 of 217 statewide, top 25%, 472 students, 58% FRL); Allen County-Scottsville High School (math 22% / reading 27%, grade F, #179 of 254 statewide, top 78%, 890 students, 53% FRL).
• Market conditions: 239 active listings in the ZIP; 9 units permitted in Allen County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Allen County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $31k; list at $85k implies a 175% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $82,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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: 1.11% ✓
• Cap rate: 9.85%
• Cash-on-cash: 12.71%
• DSCR: 1.57
• GRM: 7.5

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: 2.4%
• Equity multiple: 1.09×
• Total profit: $2,234
• Equity at exit: $12,659

10-year hold

• IRR: 12.0%
• Equity multiple: 1.94×
• Total profit: $22,421
• Equity at exit: $7,341

Cash invested: $23,772 (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 42164

• Home prices YoY: -22.5%
• Active inventory: 239
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $946 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$15 /mo · $178/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $252

Break-even live

Break-even rent $627

Max offer price $84,900

Occupancy floor 68%

Sensitivity live

Price	-10% $300	-5% $276	+0% $252	+5% $131	+10% $102
Rent	-10% $177	-5% $214	+0% $252	+5% $289	+10% $326
Rate	-1.0pp $294	-0.5pp $273	base $252	+0.5pp $230	+1.0pp $207

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $84,900 Active 45 DOM
2. 2026-06-19
   days on market $84,900 Active 43 DOM
3. 2026-06-18
   days on market $84,900 Active 42 DOM
4. 2026-06-17
   days on market $84,900 Active 41 DOM
5. 2026-06-16
   days on market $84,900 Active 40 DOM
6. 2026-06-15
   days on market $84,900 Active 39 DOM
7. 2026-06-14
   days on market $84,900 Active 37 DOM
8. 2026-06-13
   days on market $84,900 Active 36 DOM
9. 2026-06-10
   days on market $84,900 Active 34 DOM
10. 2026-06-09
    days on market $84,900 Active 33 DOM
11. 2026-06-08
    days on market $84,900 Active 32 DOM
12. 2026-06-07
    days on market $84,900 Active 31 DOM
13. 2026-06-05
    days on market $84,900 Active 28 DOM
14. 2026-06-02
    days on market $84,900 Active 26 DOM
15. 2026-06-01
    days on market $84,900 Active 25 DOM
16. 2026-05-31
    days on market $84,900 Active 24 DOM
17. 2026-05-30
    days on market $84,900 Active 23 DOM
18. 2026-05-07
    listed $84,900 Active 1025-char remark
19. 2025-08-15
    price $90,000
20. 2025-08-08
    price $100,000
21. 2025-06-26
    price $115,000
22. 2025-05-18
    listed $138,000 Active
23. 2025-04-15
    price $125,000
24. 2025-03-24
    price $100,000
25. 2025-03-20
    listed $125,000 Active
26. 2019-04-22
    soldstatus $30,900
27. 2018-06-29
    soldstatus $30,000
28. 2018-04-16
    listed $44,900
29. 2001-08-01
    soldstatus $19,400

ⓘ 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: $178 · $15/mo
• Projected year-2 tax: $730 · $61/mo
• Expected delta: +$553/yr (+$46/mo · 311.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,349
• − Mortgage interest: −$4,756
• − Property taxes: −$178
• − Insurance: −$424
• − Repairs & maintenance: −$908
• − Management: −$908
• − Depreciation: −$2,470
• Taxable income: $1,705
• Est. tax owed @ 24.0%: −$409
• After-tax cash flow: $2,612/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: Allen County
• NCES district ID: 2100070
• Math proficiency: 29% ▼ -18.00%
• Reading proficiency: 37% ▼ -19.00%
• Median HH income: $38,248
• Composite: 27.54/100
• National rank: #6946
• State rank: #85 of 165 in KY

Livability — Scottsville

• Score: 63/100
• State rank: #329
• US rank: #15741

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 17,416

Population outlook (Allen County) Hauer SSP2

• Today (2025): 21,553 people
• By 2030: 21,947 · +1.8%
• By 2040: 22,574 · +4.7%
• By 2050: 22,739 · +5.5%
• By 2075: 22,607 · +4.9%
• By 2100: 20,793 · -3.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 3% Hispanic / Latino 3%
• Common ancestry: Serbian 2% Slovak 2% Romanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 90% English-only · German/W. Germanic 8% Spanish 2%

Political lean MEDSL · Allen

• 2024 margin: Solid R (+67.1) · D 16.0% · R 83.1%
• 2008→2024 swing: -23.3pp toward R · 2008: -43.8pp · 2024: -67.1pp
• All cycles: 2024: R+67.1 2020: R+63.5 2016: R+63.3 2012: R+47.5 2008: R+43.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -80.85%
• Current HPI: 278.5576
• 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

+337.6% since first listed

12 events — show timeline

• 2026-05-07 Listed $84,900 RASKMLS
• 2025-08-15 Price Changed $90,000 RASKMLS
• 2025-08-08 Price Changed $100,000 RASKMLS
• 2025-06-26 Price Changed $115,000 RASKMLS
• 2025-05-18 Listed $138,000 RASKMLS
• 2025-04-15 Price Changed $125,000 RASKMLS
• 2025-03-24 Price Changed $100,000 RASKMLS
• 2025-03-20 Listed $125,000 RASKMLS
• 2019-04-22 Sold (Public Records) $30,900 Public Records
• 2018-06-29 Sold (MLS) $30,000 RASKMLS
• 2018-04-16 Listed $44,900 RASKMLS
• 2001-08-01 Sold (Public Records) $19,400 Public Records