110 Clark Hill Ave Ave · Olive Hill, KY 41164

$89,900

2 bd · 1.0 ba · 1,584 sqft · SingleFamily public records · 211 Days on market

Built 1982 $57/sqft · 28% below area Est $96k · 6% 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 +24.8/30.0
• ARV discount +10.2/15.0
• DSCR +8.0/10.0
• 1% rule +6.4/10.0
• Appreciation +5.5/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

very cute home just mins. from downtown olive hill and mins from 1-64 sittng on a small level corner lot needs some TLC. Priced to sell

Key facts

• 574 garage spots
• Listed 211 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 4.8% in Olive Hill — 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 70/100 on livability (#160 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, health & safety C-, schools D.
• Carter County (rural): math 27% / reading 43% proficiency, ranked #70 of 165 in KY (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 47 active listings in the ZIP; 1 units permitted in Carter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($622 loan paydown + $879 appreciation (1.0% local appreciation)).
• Carter County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 211 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $37k; list at $90k implies a 143% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 211 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: 1.14% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.06%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

• ARV (median comp): $95,613
• List price: $89,900
• Delta: -5.97%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
411 Webb St	0.65mi	3/2.0 (+1)	1,663 (+5%)	7mo	$137,000	$82	46
213 Charley Branch Rd	0.58mi	3/2.0 (+1)	1,456 (-8%)	12mo	$93,000	$64	40

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

Projected returns pro-forma

0.98% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.7%
• Equity multiple: 1.54×
• Total profit: $13,702
• Equity at exit: $30,588

10-year hold

• IRR: 14.6%
• Equity multiple: 2.76×
• Total profit: $44,341
• Equity at exit: $40,570

Cash invested: $25,172 (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 41164

• Home prices YoY: 0.3%
• Active inventory: 47
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,027 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $190

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 76%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-31
   statusdays on market $89,900 Pending 211 DOM
2. 2026-03-06
   price $89,900 139-char remark

   Show marketing remark (139 chars)

   very cute home just mins. from downtown olive hill and mins from 1-64 sittng on a small level corner lot needs some TLC. Priced to sell

3. 2026-01-27
   price $91,900 139-char remark

   Show marketing remark (139 chars)

   very cute home just mins. from downtown olive hill and mins from 1-64 sittng on a small level corner lot needs some TLC. Priced to sell

4. 2026-01-09
   status Active 139-char remark

   Show marketing remark (139 chars)

   very cute home just mins. from downtown olive hill and mins from 1-64 sittng on a small level corner lot needs some TLC. Priced to sell

5. 2026-01-09
   price $98,500 139-char remark

   Show marketing remark (139 chars)

   very cute home just mins. from downtown olive hill and mins from 1-64 sittng on a small level corner lot needs some TLC. Priced to sell

6. 2025-11-14
   status Pending 139-char remark

   Show marketing remark (139 chars)

   very cute home just mins. from downtown olive hill and mins from 1-64 sittng on a small level corner lot needs some TLC. Priced to sell

7. 2025-09-05
   listed $104,900 Active 139-char remark

   Show marketing remark (139 chars)

   very cute home just mins. from downtown olive hill and mins from 1-64 sittng on a small level corner lot needs some TLC. Priced to sell

8. 2006-05-26
   soldstatus $37,000
9. 1986-06-01
   soldstatus $25,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 20 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: $12,323
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$986
• − Management: −$986
• − Depreciation: −$2,615
• Taxable income: $902
• Est. tax owed @ 24.0%: −$217
• After-tax cash flow: $2,063/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: Carter County
• NCES district ID: 2101020
• Math proficiency: 27% ▼ -29.00%
• Reading proficiency: 43% ▼ -16.00%
• Median HH income: $34,662
• Composite: 28.82/100
• National rank: #6656
• State rank: #70 of 165 in KY

Livability — Olive Hill

• Score: 70/100
• State rank: #160
• US rank: #8044

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,372

Population outlook (Carter County) Hauer SSP2

• Today (2025): 25,627 people
• By 2030: 24,598 · -4.0%
• By 2040: 22,429 · -12.5%
• By 2050: 20,217 · -21.1%
• By 2075: 15,274 · -40.4%
• By 2100: 10,545 · -58.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Serbian 1% Iranian 1%
• Foreign-born: 0%

Political lean MEDSL · Carter

• 2024 margin: Solid R (+58.5) · D 20.2% · R 78.6% · Other 1.2%
• 2008→2024 swing: -48.9pp toward R · 2008: -9.5pp · 2024: -58.5pp
• All cycles: 2024: R+58.5 2020: R+52.9 2016: R+51.7 2012: R+21.3 2008: R+9.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.98%
• Current HPI: 288.8744
• 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

+259.6% since first listed

8 events — show timeline

• 2026-03-06 Price Changed $89,900 AABOR
• 2026-01-27 Price Changed $91,900 AABOR
• 2026-01-09 Relisted — AABOR
• 2026-01-09 Price Changed $98,500 AABOR
• 2025-11-14 Pending — AABOR
• 2025-09-05 Listed $104,900 AABOR
• 2006-05-26 Sold (Public Records) $37,000 Public Records
• 1986-06-01 Sold (Public Records) $25,000 Public Records