11450 Bonham St · Kevil, KY 42053

$88,000

2 bd · 2.0 ba · 1,728 sqft · MultiFamily public records · 38 Days on market

Built 1952 0.34 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.2/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

INVESTORS SPECIAL. WITH SOME TENDER LOVE AND CARE THIS WOULD MAKE A GREAT RENTAL OR EVEN A FLIP. OR A GREAT FIRST HOME FOR BUYERS WITH IMAGINATION AND THE SKILL AND WILLINGNESS TO PUT IN THE WORK.

Key facts

• 0.34 acre lot
• Garage
• Built 1952

Property features AI

Finance

• Other: Directions: From Ballard Co courthouse, head north on N 4th St / KY-286. Turn right onto KY-121 North stay on KY-121 N for several miles toward Kevil. Merge on US-60 East continue until you reach the Kevil area. Turn left on Bonham Street.

Exterior

• Parking: Attached garage
• Utilities: Utilities not specified
• Home design: Single family residence; Residential property; One-story home; Located in the Wheeler City subdivision; Facing direction not provided
• Construction: Vinyl siding; Slab foundation; Built year not provided
• Exterior features: Level lot; Metal roof

Interior

• Bathrooms: 1 full bathroom
• Interior features: Single-level living (1 story)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $88k.

Deal economics

• At list price, monthly cash flow is $781 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $88k).
• Recommended offer: $85k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#404 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B+, housing B+; Watch: employment D, amenities F, commute F.
• Mccracken County (town): math 41% / reading 52% proficiency, ranked #16 of 165 in KY (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Heath Elementary School (math 45% / reading 48%, grade D-, #133 of 676 statewide, top 20%, 484 students, 53% FRL); Heath Middle School (math 43% / reading 60%, grade C, #19 of 217 statewide, top 8%, 410 students, 48% FRL); Mccracken County High School (math 30% / reading 44%, grade F, #58 of 254 statewide, top 27%, 1,999 students, 43% FRL).
• Market conditions: 33 active listings in the ZIP; 187 units permitted in McCracken County in 2024 (104 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $608 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• McCracken County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $85,360 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.00% ✓
• Cap rate: 16.94%
• Cash-on-cash: 38.02%
• DSCR: 2.69
• GRM: 4.2

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: 34.1%
• Equity multiple: 2.44×
• Total profit: $35,488
• Equity at exit: $13,121

10-year hold

• IRR: 41.0%
• Equity multiple: 4.86×
• Total profit: $95,034
• Equity at exit: $7,609

Cash invested: $24,640 (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 42053

• Home prices YoY: -3.4%
• Active inventory: 33
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,758 medium
• Mortgage (P&I): −$461
• Tax est. 1.5%: −$110 /mo · $1,320/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $781

Break-even live

Break-even rent $770

Max offer price $88,000

Occupancy floor 51%

Sensitivity live

Price	-10% $841	-5% $811	+0% $781	+5% $750	+10% $720
Rent	-10% $642	-5% $711	+0% $781	+5% $850	+10% $920
Rate	-1.0pp $825	-0.5pp $803	base $781	+0.5pp $758	+1.0pp $735

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,758
Total (2 units)			$1,758

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-09
   days on market $88,000 Active 38 DOM
2. 2026-06-08
   days on market $88,000 Active 37 DOM
3. 2026-06-07
   statusdays on marketlisting id $88,000 Active 36 DOM
4. 2026-05-18
   status Pending 196-char remark

   Show marketing remark (196 chars)

   INVESTORS SPECIAL. WITH SOME TENDER LOVE AND CARE THIS WOULD MAKE A GREAT RENTAL OR EVEN A FLIP. OR A GREAT FIRST HOME FOR BUYERS WITH IMAGINATION AND THE SKILL AND WILLINGNESS TO PUT IN THE WORK.

5. 2026-05-01
   listed $88,000 Active 196-char remark

   Show marketing remark (196 chars)

   INVESTORS SPECIAL. WITH SOME TENDER LOVE AND CARE THIS WOULD MAKE A GREAT RENTAL OR EVEN A FLIP. OR A GREAT FIRST HOME FOR BUYERS WITH IMAGINATION AND THE SKILL AND WILLINGNESS TO PUT IN THE WORK.

6. 2026-04-30
   listed $88,000 Active 196-char remark
7. 2020-01-31
   soldstatus $14,000

   Show marketing remark (182 chars)

   Looking for a "FIXER - UPPER" in the county. Home selling "AS-IS". All offers require Proof of funds or prequal letter. Will not qualify for FHA or Rural Housing.

8. 2018-10-16
   listed $16,900

   Show marketing remark (182 chars)

   Looking for a "FIXER - UPPER" in the county. Home selling "AS-IS". All offers require Proof of funds or prequal letter. Will not qualify for FHA or Rural Housing.

9. 2018-09-11
   listed $36,900
10. 2006-09-27
    soldstatus $36,889

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $21,096
• − Mortgage interest: −$4,929
• − Property taxes: −$1,320
• − Insurance: −$440
• − Repairs & maintenance: −$1,688
• − Management: −$1,688
• − Depreciation: −$2,560
• Taxable income: $8,471
• Est. tax owed @ 24.0%: −$2,033
• After-tax cash flow: $7,335/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: Mccracken County
• NCES district ID: 2103960
• Math proficiency: 41% ▼ -15.00%
• Reading proficiency: 52% ▼ -15.00%
• Median HH income: $49,976
• Composite: 39.84/100
• National rank: #3871
• State rank: #16 of 165 in KY

Livability — Kevil

• Score: 60/100
• State rank: #404
• US rank: #19269

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,882

Population outlook (McCracken County) Hauer SSP2

• Today (2025): 64,237 people
• By 2030: 63,468 · -1.2%
• By 2040: 61,221 · -4.7%
• By 2050: 58,432 · -9.0%
• By 2075: 52,668 · -18.0%
• By 2100: 44,517 · -30.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 3% Two or more races 1%
• Common ancestry: Italian 4% Lithuanian 2% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% Arabic 1%

Political lean MEDSL · McCracken

• 2024 margin: Solid R (+34.9) · D 31.9% · R 66.8% · Other 1.2%
• 2008→2024 swing: -9.7pp toward R · 2008: -25.2pp · 2024: -34.9pp
• All cycles: 2024: R+34.9 2020: R+31.7 2016: R+37.2 2012: R+32.5 2008: R+25.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -7.68%
• Current HPI: 220.3358
• 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

+116.9% since first listed

10 events — show timeline

• 2026-06-10 Delisted — WKRMLS
• 2026-06-09 Sold (MLS) $80,000 WKRMLS
• 2026-06-05 Sold (MLS) $80,000 GORAMLS
• 2026-05-18 Pending — GORAMLS
• 2026-05-01 Listed $88,000 GORAMLS
• 2026-04-30 Listed $88,000 WKRMLS
• 2020-01-31 Sold (MLS) $14,000 WKRMLS
• 2018-10-16 Listed $16,900 WKRMLS
• 2018-09-11 Listed $36,900 WKRMLS
• 2006-09-27 Sold (Public Records) $36,889 Public Records

Property tax history

-11.4%/yr

Latest (2025): $133 · -1.8% YoY. Source: county tax records.