2065 Cartersville Rd · Berea, KY 40461

$99,900

2 bd · 1.0 ba · 952 sqft · Other · 66 Days on market

1.03 ac lot ↓ 6% since listing

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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 +19.2/30.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• DSCR +6.1/10.0
• 1% rule +3.8/10.0
• Livability +3.8/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Affordable opportunity with endless potential! This charming 2-bedroom, 1-bath home sits on a spacious 1-acre lot, offering plenty of room to expand, garden, or simply enjoy the outdoors. While the home could use a little TLC, it presents a fantastic chance for investors, first-time buyers, or anyone looking to create their own personalized space. With solid bones and a great layout, this property is the perfect canvas to bring your vision to life. Whether you're dreaming of a cozy country retreat or a smart investment project, this home has the location, land, and potential to shine. Don't miss the chance to turn this diamond in the rough into something truly special!

Key facts

• Great layout
• Spacious 1 acre lot
• 1.03 acre lot

Tags

• SPACIOUS 1 ACRE LOT
• GREAT LAYOUT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $108 ($1k/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 $88k (11.9% below list).
• Recommended offer: $88k (11.9% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 3.0% in Berea — 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 75/100 on livability (#104 in KY, #4,354 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: employment D, amenities F, commute F.
• Garrard County (rural): math 28% / reading 42% proficiency, ranked #63 of 165 in KY (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 19 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($691 loan paydown + $4k appreciation (4.3% local appreciation)).
• At projected returns (4.3% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $87,996 (11.9% below list)

Questions for the listing agent

1. It's been on market 66 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. 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: 0.88% ✗
• Cap rate: 7.59%
• Cash-on-cash: 4.62%
• DSCR: 1.21
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.2%
• Equity multiple: 1.94×
• Total profit: $26,162
• Equity at exit: $52,699

10-year hold

• IRR: 16.0%
• Equity multiple: 3.68×
• Total profit: $74,952
• Equity at exit: $87,869

Cash invested: $27,972 (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 40461

• Home prices YoY: 1.3%
• Active inventory: 19
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $880 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$22 /mo · $262/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $108

Break-even live

Break-even rent $744

Max offer price $99,900

Occupancy floor 83%

Sensitivity live

Price	-10% $164	-5% $136	+0% $108	+5% $80	+10% $51
Rent	-10% $38	-5% $73	+0% $108	+5% $143	+10% $177
Rate	-1.0pp $158	-0.5pp $133	base $108	+0.5pp $82	+1.0pp $56

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $99,900 Active 66 DOM
2. 2026-06-18
   days on market $99,900 Active 65 DOM
3. 2026-06-17
   days on market $99,900 Active 64 DOM
4. 2026-06-16
   days on market $99,900 Active 63 DOM
5. 2026-06-15
   days on market $99,900 Active 62 DOM
6. 2026-06-14
   days on market $99,900 Active 60 DOM
7. 2026-06-13
   days on market $99,900 Active 59 DOM
8. 2026-06-10
   days on market $99,900 Active 57 DOM
9. 2026-06-09
   days on market $99,900 Active 56 DOM
10. 2026-06-08
    days on market $99,900 Active 55 DOM
11. 2026-06-07
    days on market $99,900 Active 54 DOM
12. 2026-06-05
    days on market $99,900 Active 51 DOM
13. 2026-06-03
    days on market $99,900 Active 50 DOM
14. 2026-06-02
    days on market $99,900 Active 49 DOM
15. 2026-06-01
    days on market $99,900 Active 48 DOM
16. 2026-05-31
    days on market $99,900 Active 47 DOM
17. 2026-05-30
    days on market $99,900 Active 46 DOM
18. 2026-05-11
    price $99,900 677-char remark

    Show marketing remark (677 chars)

    Affordable opportunity with endless potential! This charming 2-bedroom, 1-bath home sits on a spacious 1-acre lot, offering plenty of room to expand, garden, or simply enjoy the outdoors. While the home could use a little TLC, it presents a fantastic chance for investors, first-time buyers, or anyone looking to create their own personalized space. With solid bones and a great layout, this property is the perfect canvas to bring your vision to life. Whether you're dreaming of a cozy country retreat or a smart investment project, this home has the location, land, and potential to shine. Don't miss the chance to turn this diamond in the rough into something truly special!

19. 2026-04-13
    listed $105,900 Active 677-char remark

    Show marketing remark (677 chars)

    Affordable opportunity with endless potential! This charming 2-bedroom, 1-bath home sits on a spacious 1-acre lot, offering plenty of room to expand, garden, or simply enjoy the outdoors. While the home could use a little TLC, it presents a fantastic chance for investors, first-time buyers, or anyone looking to create their own personalized space. With solid bones and a great layout, this property is the perfect canvas to bring your vision to life. Whether you're dreaming of a cozy country retreat or a smart investment project, this home has the location, land, and potential to shine. Don't miss the chance to turn this diamond in the rough into something truly special!

ⓘ 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: $262 · $22/mo
• Projected year-2 tax: $859 · $72/mo
• Expected delta: +$597/yr (+$50/mo · 227.4%)

ⓘ 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 8/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% 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: $10,560
• − Mortgage interest: −$5,596
• − Property taxes: −$262
• − Insurance: −$500
• − Repairs & maintenance: −$845
• − Management: −$845
• − Depreciation: −$2,906
• Taxable loss: −$394
• Est. tax savings @ 24.0%: +$95
• After-tax cash flow: $1,388/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: Garrard County
• NCES district ID: 2102160
• Math proficiency: 28% ▼ -12.00%
• Reading proficiency: 42% ▼ -11.00%
• Median HH income: $43,411
• Composite: 29.67/100
• National rank: #6462
• State rank: #63 of 165 in KY

Livability — Berea

• Score: 75/100
• State rank: #104
• US rank: #4354

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 27,607
• Population (ZIP): 2,564

Population outlook (Garrard County) Hauer SSP2

• Today (2025): 17,852 people
• By 2030: 18,018 · +0.9%
• By 2040: 18,076 · +1.3%
• By 2050: 17,592 · -1.5%
• By 2075: 16,128 · -9.7%
• By 2100: 13,489 · -24.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Asian 3%
• Common ancestry: Italian 1% Serbian 1%
• Foreign-born: 2%

Political lean MEDSL · Garrard

• 2024 margin: Solid R (+60.2) · D 19.3% · R 79.5% · Other 1.3%
• 2008→2024 swing: -17.1pp toward R · 2008: -43.1pp · 2024: -60.2pp
• All cycles: 2024: R+60.2 2020: R+56.6 2016: R+58.5 2012: R+51.6 2008: R+43.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.35%
• Current HPI: 342.3361
• 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

-5.7% since first listed

2 events — show timeline

• 2026-05-11 Price Changed $99,900 ImagineMLS
• 2026-04-13 Listed $105,900 ImagineMLS

Property tax history

-6.0%/yr

Latest (2017): $262 · -18.3% YoY. Source: county tax records.