315 Lower Clifton Rd · Lawrenceburg, KY 40383

$99,000

2 bd · 1.0 ba · 812 sqft · Other public records · 304 Days on market

0.53 ac 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
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

**MOTIVATED SELLER - ALL OFFERS CONSIDERED** Riverfront Lot with Build Potential - 0.53 Acres Located along the Kentucky River, this half-acre property offers a strong opportunity for a new build or redevelopment project. The existing 2-bedroom structure is not currently livable and will require significant work. A usable 4-car garage with an oil change pit is on site, though it will need some repairs. The property also includes a 40 ft connex and a school bus, providing immediate utility for storage, workshop use, or staging during a build. The bus offers potential for conversion into a livable camper. This property is in the flood plain. The setting provides water views, privacy, and proximity to a nearby public access dock. Highlights: 0.53-acre riverfront lot Usable 4-car garage (needs repairs) 40 ft connex + school bus included Buildable area with permits Existing structure on site Potential for dock (subject to approvals) Best suited for buyers seeking land value, usable structures, and a project in a riverfront setting.

Key facts

• 0.53 acre lot
• Listed 304 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $99k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 2.9% in Lawrenceburg — 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 64/100 on livability (#288 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.
• Woodford County (town): math 45% / reading 52% proficiency, ranked #9 of 165 in KY (top 6%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 207 active listings in the ZIP; solid renter incomes; 102 units permitted in Woodford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Woodford County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 304 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $51k (34%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $99k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 304 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.46% ✓
• Cap rate: 12.92%
• Cash-on-cash: 23.67%
• DSCR: 2.05
• GRM: 5.7

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: -10.2%
• Equity multiple: 0.63×
• Total profit: $-10,299
• Equity at exit: $14,761

10-year hold

• IRR: -0.5%
• Equity multiple: 0.97×
• Total profit: $-886
• Equity at exit: $8,560

Cash invested: $27,720 (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 40383

• Home prices YoY: -24.6%
• Active inventory: 207
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,441 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$31 /mo · $373/yr
• Insurance: −$41
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $86

Break-even live

Break-even rent $1,332

Max offer price $99,000

Occupancy floor 89%

Sensitivity live

Price	-10% $142	-5% $114	+0% $86	+5% $58	+10% $30
Rent	-10% $-28	-5% $29	+0% $86	+5% $143	+10% $200
Rate	-1.0pp $136	-0.5pp $111	base $86	+0.5pp $61	+1.0pp $35

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $99,000 Active 304 DOM
2. 2026-06-17
   days on market $99,000 Active 303 DOM
3. 2026-06-16
   days on market $99,000 Active 302 DOM
4. 2026-06-15
   days on market $99,000 Active 301 DOM
5. 2026-06-14
   days on market $99,000 Active 299 DOM
6. 2026-06-10
   days on market $99,000 Active 296 DOM
7. 2026-06-09
   days on market $99,000 Active 295 DOM
8. 2026-06-08
   days on market $99,000 Active 294 DOM
9. 2026-06-07
   days on market $99,000 Active 293 DOM
10. 2026-06-03
    days on market $99,000 Active 289 DOM
11. 2026-06-02
    days on market $99,000 Active 288 DOM
12. 2026-06-01
    days on market $99,000 Active 287 DOM
13. 2026-05-31
    days on market $99,000 Active 286 DOM
14. 2026-05-31
    days on market $99,000 Active 285 DOM
15. 2026-03-29
    price $99,000 1042-char remark

    Show marketing remark (1079 chars)

    **MOTIVATED SELLER - ALL OFFERS CONSIDERED** Riverfront Lot with Build Potential - 0.53 Acres Located along the Kentucky River, this half-acre property offers a strong opportunity for a new build or redevelopment project. The existing 2-bedroom structure is not currently livable and will require significant work and is not insurable where it stands. A usable 4-car garage with an oil change pit is on site, though it will need some repairs. The property also includes a 40 ft connex and a school bus, providing immediate utility for storage, workshop use, or staging during a build. The bus offers potential for conversion into a livable camper. This property is in the flood plain. The setting provides water views, privacy, and proximity to a nearby public access dock. Highlights: 0.53-acre riverfront lot Usable 4-car garage (needs repairs) 40 ft connex + school bus included Buildable area with permits Existing structure on site Potential for dock (subject to approvals) Best suited for buyers seeking land value, usable structures, and a project in a riverfront setting.

16. 2026-03-29
    price $99,000 1079-char remark

    Show marketing remark (1079 chars)

    **MOTIVATED SELLER - ALL OFFERS CONSIDERED** Riverfront Lot with Build Potential - 0.53 Acres Located along the Kentucky River, this half-acre property offers a strong opportunity for a new build or redevelopment project. The existing 2-bedroom structure is not currently livable and will require significant work and is not insurable where it stands. A usable 4-car garage with an oil change pit is on site, though it will need some repairs. The property also includes a 40 ft connex and a school bus, providing immediate utility for storage, workshop use, or staging during a build. The bus offers potential for conversion into a livable camper. This property is in the flood plain. The setting provides water views, privacy, and proximity to a nearby public access dock. Highlights: 0.53-acre riverfront lot Usable 4-car garage (needs repairs) 40 ft connex + school bus included Buildable area with permits Existing structure on site Potential for dock (subject to approvals) Best suited for buyers seeking land value, usable structures, and a project in a riverfront setting.

17. 2026-01-21
    price $120,000 1042-char remark

    Show marketing remark (1079 chars)

    **MOTIVATED SELLER - ALL OFFERS CONSIDERED** Riverfront Lot with Build Potential - 0.53 Acres Located along the Kentucky River, this half-acre property offers a strong opportunity for a new build or redevelopment project. The existing 2-bedroom structure is not currently livable and will require significant work and is not insurable where it stands. A usable 4-car garage with an oil change pit is on site, though it will need some repairs. The property also includes a 40 ft connex and a school bus, providing immediate utility for storage, workshop use, or staging during a build. The bus offers potential for conversion into a livable camper. This property is in the flood plain. The setting provides water views, privacy, and proximity to a nearby public access dock. Highlights: 0.53-acre riverfront lot Usable 4-car garage (needs repairs) 40 ft connex + school bus included Buildable area with permits Existing structure on site Potential for dock (subject to approvals) Best suited for buyers seeking land value, usable structures, and a project in a riverfront setting.

18. 2026-01-21
    price $120,000 1079-char remark

    Show marketing remark (1079 chars)

    **MOTIVATED SELLER - ALL OFFERS CONSIDERED** Riverfront Lot with Build Potential - 0.53 Acres Located along the Kentucky River, this half-acre property offers a strong opportunity for a new build or redevelopment project. The existing 2-bedroom structure is not currently livable and will require significant work and is not insurable where it stands. A usable 4-car garage with an oil change pit is on site, though it will need some repairs. The property also includes a 40 ft connex and a school bus, providing immediate utility for storage, workshop use, or staging during a build. The bus offers potential for conversion into a livable camper. This property is in the flood plain. The setting provides water views, privacy, and proximity to a nearby public access dock. Highlights: 0.53-acre riverfront lot Usable 4-car garage (needs repairs) 40 ft connex + school bus included Buildable area with permits Existing structure on site Potential for dock (subject to approvals) Best suited for buyers seeking land value, usable structures, and a project in a riverfront setting.

19. 2025-10-26
    price $139,000 1042-char remark

    Show marketing remark (1079 chars)

    **MOTIVATED SELLER - ALL OFFERS CONSIDERED** Riverfront Lot with Build Potential - 0.53 Acres Located along the Kentucky River, this half-acre property offers a strong opportunity for a new build or redevelopment project. The existing 2-bedroom structure is not currently livable and will require significant work and is not insurable where it stands. A usable 4-car garage with an oil change pit is on site, though it will need some repairs. The property also includes a 40 ft connex and a school bus, providing immediate utility for storage, workshop use, or staging during a build. The bus offers potential for conversion into a livable camper. This property is in the flood plain. The setting provides water views, privacy, and proximity to a nearby public access dock. Highlights: 0.53-acre riverfront lot Usable 4-car garage (needs repairs) 40 ft connex + school bus included Buildable area with permits Existing structure on site Potential for dock (subject to approvals) Best suited for buyers seeking land value, usable structures, and a project in a riverfront setting.

20. 2025-10-26
    price $139,000 1079-char remark

    Show marketing remark (1079 chars)

    **MOTIVATED SELLER - ALL OFFERS CONSIDERED** Riverfront Lot with Build Potential - 0.53 Acres Located along the Kentucky River, this half-acre property offers a strong opportunity for a new build or redevelopment project. The existing 2-bedroom structure is not currently livable and will require significant work and is not insurable where it stands. A usable 4-car garage with an oil change pit is on site, though it will need some repairs. The property also includes a 40 ft connex and a school bus, providing immediate utility for storage, workshop use, or staging during a build. The bus offers potential for conversion into a livable camper. This property is in the flood plain. The setting provides water views, privacy, and proximity to a nearby public access dock. Highlights: 0.53-acre riverfront lot Usable 4-car garage (needs repairs) 40 ft connex + school bus included Buildable area with permits Existing structure on site Potential for dock (subject to approvals) Best suited for buyers seeking land value, usable structures, and a project in a riverfront setting.

21. 2025-08-18
    listed $150,000 Active 1042-char remark

    Show marketing remark (1079 chars)

    **MOTIVATED SELLER - ALL OFFERS CONSIDERED** Riverfront Lot with Build Potential - 0.53 Acres Located along the Kentucky River, this half-acre property offers a strong opportunity for a new build or redevelopment project. The existing 2-bedroom structure is not currently livable and will require significant work and is not insurable where it stands. A usable 4-car garage with an oil change pit is on site, though it will need some repairs. The property also includes a 40 ft connex and a school bus, providing immediate utility for storage, workshop use, or staging during a build. The bus offers potential for conversion into a livable camper. This property is in the flood plain. The setting provides water views, privacy, and proximity to a nearby public access dock. Highlights: 0.53-acre riverfront lot Usable 4-car garage (needs repairs) 40 ft connex + school bus included Buildable area with permits Existing structure on site Potential for dock (subject to approvals) Best suited for buyers seeking land value, usable structures, and a project in a riverfront setting.

22. 2025-08-18
    listed $150,000 Active 1079-char remark

    Show marketing remark (1079 chars)

    **MOTIVATED SELLER - ALL OFFERS CONSIDERED** Riverfront Lot with Build Potential - 0.53 Acres Located along the Kentucky River, this half-acre property offers a strong opportunity for a new build or redevelopment project. The existing 2-bedroom structure is not currently livable and will require significant work and is not insurable where it stands. A usable 4-car garage with an oil change pit is on site, though it will need some repairs. The property also includes a 40 ft connex and a school bus, providing immediate utility for storage, workshop use, or staging during a build. The bus offers potential for conversion into a livable camper. This property is in the flood plain. The setting provides water views, privacy, and proximity to a nearby public access dock. Highlights: 0.53-acre riverfront lot Usable 4-car garage (needs repairs) 40 ft connex + school bus included Buildable area with permits Existing structure on site Potential for dock (subject to approvals) Best suited for buyers seeking land value, usable structures, and a project in a riverfront setting.

23. 2019-07-12
    soldstatus $60,000 Sold
24. 2019-05-28
    status Pending
25. 2019-05-10
    status Active
26. 2019-04-26
    status Pending
27. 2019-03-20
    listed $60,000 Active

ⓘ 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: $373 · $31/mo
• Projected year-2 tax: $851 · $71/mo
• Expected delta: +$478/yr (+$40/mo · 128.2%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $17,289
• − Mortgage interest: −$5,546
• − Property taxes: −$373
• − Insurance: −$6,020
• − Repairs & maintenance: −$1,383
• − Management: −$1,383
• − Depreciation: −$2,880
• Taxable loss: −$296
• Est. tax savings @ 24.0%: +$71
• After-tax cash flow: $1,106/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: Woodford County
• NCES district ID: 2106000
• Math proficiency: 45% ▼ -15.00%
• Reading proficiency: 52% ▼ -14.00%
• Median HH income: $57,392
• Composite: 42.23/100
• National rank: #3281
• State rank: #9 of 165 in KY

Livability — Lawrenceburg

• Score: 64/100
• State rank: #288
• US rank: #13866

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Woodford County · 24,793 people
• Metro: Lexington-Fayette, KY
• Population (ZIP): 24,793
• Household income: $85,213
• Rent vs Own: 28.1% rent · 71.9% own
• Severe rent burden: 384.0

Population outlook (Woodford County) Hauer SSP2

• Today (2025): 27,906 people
• By 2030: 28,718 · +2.9%
• By 2040: 29,854 · +7.0%
• By 2050: 30,537 · +9.4%
• By 2075: 32,563 · +16.7%
• By 2100: 32,186 · +15.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 4% Black 4%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 2%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 6% Russian/Polish/Slavic 1%

Political lean MEDSL · Woodford

• 2024 margin: R (+14.3) · D 41.9% · R 56.2% · Other 1.9%
• 2008→2024 swing: +2.8pp toward D · 2008: -17.1pp · 2024: -14.3pp
• All cycles: 2024: R+14.3 2020: R+12.0 2016: R+20.2 2012: R+18.9 2008: R+17.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -78.76%
• Current HPI: 241.8129
• Rent YoY: —
• Metro: Lexington-Fayette, KY
• 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

+65.0% since first listed

13 events — show timeline

• 2026-03-29 Price Changed $99,000 ImagineMLS
• 2026-03-29 Price Changed $99,000 ImagineMLS
• 2026-01-21 Price Changed $120,000 ImagineMLS
• 2026-01-21 Price Changed $120,000 ImagineMLS
• 2025-10-26 Price Changed $139,000 ImagineMLS
• 2025-10-26 Price Changed $139,000 ImagineMLS
• 2025-08-18 Listed $150,000 ImagineMLS
• 2025-08-18 Listed $150,000 ImagineMLS
• 2019-07-12 Sold (MLS) $60,000 ImagineMLS
• 2019-05-28 Pending — ImagineMLS
• 2019-05-10 Relisted — ImagineMLS
• 2019-04-26 Pending — ImagineMLS
• 2019-03-20 Listed $60,000 ImagineMLS

Property tax history

-2.6%/yr

Latest (2025): $373 · -3.9% YoY. Source: county tax records.