419 Pine St · La Center, KY 42056

$105,000

2 bd · 1.0 ba · 832 sqft · Other · 45 Days on market

7,841 sqft lot

---

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 +20.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• Appreciation +4.5/10.0
• 1% rule +4.2/10.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Ventless gas wall heater. Air conditioners do not work, the one in kitchen does not stay. Roof is 6years old.

Key facts

• 7,841 sq ft lot
• Listed 44 days

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer; Cable available; Natural gas available
• Home design: Single-family residence; One story
• Construction: Frame construction with vinyl siding; Composition roof
• Exterior features: Covered porch; Deck; Level lot

Interior

• Kitchen: Dishwasher; Refrigerator
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air; Ceiling fans
• Interior features: Dishwasher; Refrigerator; Electric water heater
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $105k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $97k (7.9% below list).
• Recommended offer: $97k (7.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#415 in KY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: employment C-, housing C-, amenities F.
• Ballard County (rural): math 31% / reading 40% proficiency, ranked #61 of 165 in KY (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ballard County Elementary School (math 38% / reading 41%, grade F, #208 of 676 statewide, top 34%, 467 students, 58% FRL); Ballard County Middle School (math 24% / reading 39%, grade F, #125 of 217 statewide, top 63%, 215 students, 58% FRL).
• Market conditions: 8 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-0.9%/yr); year-one equity from $726 of loan paydown is wiped out by about $973 of value loss. Plan a longer hold.
• Ballard County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-0.9% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 $34k; list at $105k implies a 210% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,663 (7.9% 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 8% 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: 0.92% ✗
• Cap rate: 7.90%
• Cash-on-cash: 5.74%
• DSCR: 1.26
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.93% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.0%
• Equity multiple: 1.05×
• Total profit: $1,349
• Equity at exit: $25,714

10-year hold

• IRR: 7.5%
• Equity multiple: 1.73×
• Total profit: $21,423
• Equity at exit: $27,317

Cash invested: $29,400 (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 42056

• Home prices YoY: -0.6%
• Active inventory: 8
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $967 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$29 /mo · $343/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $141

Break-even live

Break-even rent $789

Max offer price $105,000

Occupancy floor 80%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $105,000 Active 45 DOM
2. 2026-06-18
   days on market $105,000 Active 44 DOM
3. 2026-06-17
   days on market $105,000 Active 43 DOM
4. 2026-06-16
   days on market $105,000 Active 42 DOM
5. 2026-06-15
   days on market $105,000 Active 41 DOM
6. 2026-06-14
   days on market $105,000 Active 39 DOM
7. 2026-06-12
   days on market $105,000 Active 38 DOM
8. 2026-06-09
   days on market $105,000 Active 35 DOM
9. 2026-06-08
   days on market $105,000 Active 34 DOM
10. 2026-06-07
    days on market $105,000 Active 33 DOM
11. 2026-06-02
    days on market $105,000 Active 28 DOM
12. 2026-06-01
    days on market $105,000 Active 27 DOM
13. 2026-05-31
    days on market $105,000 Active 26 DOM
14. 2026-05-30
    days on market $105,000 Active 25 DOM
15. 2026-05-05
    listed $105,000 Active
16. 2023-09-18
    soldstatus $33,900
17. 2023-09-12
    soldstatus $33,900 Closed 109-char remark

    Show marketing remark (109 chars)

    Ventless gas wall heater. Air conditioners do not work, the one in kitchen does not stay. Roof is 6years old.

18. 2023-08-14
    listed $35,900 Active 109-char remark

    Show marketing remark (109 chars)

    Ventless gas wall heater. Air conditioners do not work, the one in kitchen does not stay. Roof is 6years old.

19. 2017-05-12
    soldstatus $25,000 110-char remark

    Show marketing remark (110 chars)

    Cute home in LaCenter. City ammenities. Within walking distance of shopping, park etc. Nice sized living room.

20. 2017-03-03
    listed $29,000 110-char remark

    Show marketing remark (110 chars)

    Cute home in LaCenter. City ammenities. Within walking distance of shopping, park etc. Nice sized living room.

ⓘ 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: $343 · $29/mo
• Projected year-2 tax: $903 · $75/mo
• Expected delta: +$560/yr (+$47/mo · 163.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,600
• − Mortgage interest: −$5,882
• − Property taxes: −$343
• − Insurance: −$525
• − Repairs & maintenance: −$928
• − Management: −$928
• − Depreciation: −$3,055
• Taxable loss: −$61
• Est. tax savings @ 24.0%: +$15
• After-tax cash flow: $1,702/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: Ballard County
• NCES district ID: 2100210
• Math proficiency: 31% ▼ -12.00%
• Reading proficiency: 40% ▼ -16.00%
• Median HH income: $42,202
• Composite: 29.99/100
• National rank: #6363
• State rank: #61 of 165 in KY

Livability — La Center

• Score: 59/100
• State rank: #415
• US rank: #20035

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Center, KY
• Population (ZIP): 1,442

Population outlook (Ballard County) Hauer SSP2

• Today (2025): 8,166 people
• By 2030: 8,092 · -0.9%
• By 2040: 7,905 · -3.2%
• By 2050: 7,648 · -6.3%
• By 2075: 7,237 · -11.4%
• By 2100: 6,537 · -19.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Black 4%
• Common ancestry: Italian 7% Slovak 4% Romanian 1%
• Languages at home: 86% English-only · Other Asian/Pacific 14%

Political lean MEDSL · Ballard

• 2024 margin: Solid R (+64.4) · D 17.1% · R 81.5% · Other 1.5%
• 2008→2024 swing: -37.1pp toward R · 2008: -27.3pp · 2024: -64.4pp
• All cycles: 2024: R+64.4 2020: R+59.9 2016: R+57.2 2012: R+37.4 2008: R+27.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.93%
• Current HPI: 153.1584
• 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

+262.1% since first listed

6 events — show timeline

• 2026-05-05 Listed $105,000 WKRMLS
• 2023-09-18 Sold (Public Records) $33,900 Public Records
• 2023-09-12 Sold (MLS) $33,900 WKRMLS
• 2023-08-14 Listed $35,900 WKRMLS
• 2017-05-12 Sold (MLS) $25,000 WKRMLS
• 2017-03-03 Listed $29,000 WKRMLS

Property tax history

+5.9%/yr

Latest (2025): $343 · -0.4% YoY. Source: county tax records.