101 Cherry St · Caneyville, KY 42721

$89,900

3 bd · 1.0 ba · 1,032 sqft · Other · 73 Days on market

Built 1965 10,018 sqft lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Livability +3.4/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great starter home or rental unit!! This three bedroom home has central heat and air, city sewers and would be perfect to start out in.

Key facts

• Ample deck
• Side porch
• 0.23 acre lot

Tags

• ORIGINAL HARDWOOD FLOORS
• AMPLE DECK
• SIDE PORCH

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: Driveway
• Utilities: Electricity connected
• Home design: Single-family residence; One story
• Construction: Built in 1965; Aluminum siding; Shingle roof; Above-grade finished area reported as 1,032
• Exterior features: Lot approximately 0.23 acres; Subdivision: None

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: 3 bedrooms total; 2 bedrooms on the first floor
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Heat pump
• Interior features: No basement; Total of 4 rooms; Living room on the first floor; First-floor primary bedroom
• Laundry & utility: First-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $90k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/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: $85k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 2.1% in Caneyville — 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 (#182 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D-, amenities F, commute 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.
• Market conditions: 28 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 $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $90k implies a 260% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.24% ✓
• Cap rate: 11.03%
• Cash-on-cash: 16.93%
• DSCR: 1.75
• GRM: 6.7

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: 3.9%
• Equity multiple: 1.15×
• Total profit: $3,820
• Equity at exit: $13,404

10-year hold

• IRR: 13.4%
• Equity multiple: 2.07×
• Total profit: $27,006
• Equity at exit: $7,773

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 42721

• Home prices YoY: -3.9%
• Active inventory: 28
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,119 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$20 /mo · $237/yr
• Insurance: −$37
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $289

Break-even live

Break-even rent $753

Max offer price $89,900

Occupancy floor 69%

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 11 events

1. 2026-05-04
   status Pending
2. 2026-04-28
   price $89,900
3. 2026-02-20
   listed $99,900 Active
4. 2026-02-15
   historical
5. 2025-09-24
   price $114,900
6. 2025-08-15
   listed $119,900 Active
7. 2017-02-23
   soldstatus $25,000
8. 2014-03-31
   soldstatus $22,000 135-char remark

   Show marketing remark (135 chars)

   Great starter home or rental unit!! This three bedroom home has central heat and air, city sewers and would be perfect to start out in.

9. 2014-03-31
   soldstatus $22,000

   Show marketing remark (135 chars)

   Great starter home or rental unit!! This three bedroom home has central heat and air, city sewers and would be perfect to start out in.

10. 2013-11-15
    listed $27,500 135-char remark

    Show marketing remark (135 chars)

    Great starter home or rental unit!! This three bedroom home has central heat and air, city sewers and would be perfect to start out in.

11. 2011-10-01
    soldstatus $42,853

ⓘ 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: $237 · $20/mo
• Projected year-2 tax: $773 · $64/mo
• Expected delta: +$536/yr (+$45/mo · 225.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 21 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: $13,425
• − Mortgage interest: −$5,036
• − Property taxes: −$237
• − Insurance: −$1,247
• − Repairs & maintenance: −$1,074
• − Management: −$1,074
• − Depreciation: −$2,615
• Taxable income: $2,142
• Est. tax owed @ 24.0%: −$514
• After-tax cash flow: $2,950/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 — Caneyville

• Score: 68/100
• State rank: #182
• US rank: #9075

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Caneyville, KY
• City population: 4,302
• Population (ZIP): 4,302

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 (97%)
• Race & ethnicity: White 97% Two or more races 1% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · German/W. Germanic 4%

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: ▼ -13.73%
• Current HPI: 337.3074
• 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

+109.8% since first listed

11 events — show timeline

• 2026-05-04 Pending — Metro Search MLS
• 2026-04-28 Price Changed $89,900 Metro Search MLS
• 2026-02-20 Listed $99,900 Metro Search MLS
• 2026-02-15 Listing Removed — Metro Search MLS
• 2025-09-24 Price Changed $114,900 Metro Search MLS
• 2025-08-15 Listed $119,900 Metro Search MLS
• 2017-02-23 Sold (Public Records) $25,000 Public Records
• 2014-03-31 Sold (Public Records) $22,000 Public Records
• 2014-03-31 Sold (MLS) $22,000 Metro Search MLS
• 2013-11-15 Listed $27,500 Metro Search MLS
• 2011-10-01 Sold (Public Records) $42,853 Public Records

Property tax history

-2.7%/yr

Latest (2025): $237 · -0.4% YoY. Source: county tax records.