692 Olive St · La Center, KY 42058

$127,900

2 bd · 1.0 ba · 1,040 sqft · SingleFamily · 79 Days on market

Built 1999 Good condition 0.45 ac lot ↓ 2% since listing

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Why this score? — see what drove the D 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 +14.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• 1% rule +4.0/10.0
• Condition / age +4.0/5.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready! This 2 bedroom, 1 bath home has been completely remodeled. New appliances in kitchen, new paint and fixtures completely redone. Built in 1999 and looking for a new owner. Private dead-end location with farmland next door. Perfect if you are downsizing or for newlyweds. Low maintenance. All electric. New luxury vinyl flooring and a new roof, too! Cute, Cute, Cute!

Key facts

• Farmland next door
• Completely remodeled
• New appliances

Tags

• COMPLETELY REMODELED
• NEW APPLIANCES
• PRIVATE DEAD-END LOCATION
• FARMLAND NEXT DOOR
• LOW MAINTENANCE
• NEW LUXURY VINYL FLOORING

Property features AI

Exterior

• Parking: Gravel parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; Residential property; Single story
• Construction: Frame construction; Vinyl siding; Shingle roof
• Exterior features: Level lot

Interior

• Kitchen: Dishwasher; Refrigerator; Cooktop
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric forced-air heating; Central air; Ceiling fan(s)
• Interior features: Eat-in kitchen; Pantry; Insulated windows; Smoke detector(s)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $128k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $30 ($360/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 $116k (9.6% below list).
• Recommended offer: $116k (9.6% 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: 56 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $884 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($120k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $115,677 (9.6% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 10% 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. 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.90% ✗
• Cap rate: 6.57%
• Cash-on-cash: 1.00%
• DSCR: 1.04
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $74,880
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
338 Pine St	0.34mi	3/1.0 (+1)	1,124 (+8%)	6mo	$160,000	$142	60
345 Pine St	0.34mi	2/2.0	1,016 (-2%)	20mo	$73,000	$72	60
240 W 3rd St	0.36mi	2/1.0	1,080 (+4%)	23mo	$69,000	$64	58
626 Olive St	0.08mi	3/1.5 (+1)	920 (-12%)	21mo	$100,000	$109	53
209 Oak St	0.49mi	3/2.0 (+1)	1,184 (+14%)	18mo	$39,100	$33	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -14.7%
• Equity multiple: 0.48×
• Total profit: $-18,800
• Equity at exit: $19,070

10-year hold

• IRR: -6.0%
• Equity multiple: 0.61×
• Total profit: $-13,842
• Equity at exit: $11,058

Cash invested: $35,812 (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 42058

• Home prices YoY: -4.8%
• Active inventory: 56
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,157 medium
• Mortgage (P&I): −$671
• Tax est. 1.5%: −$160 /mo · $1,918/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $30

Break-even live

Break-even rent $1,119

Max offer price $127,900

Occupancy floor 92%

Sensitivity live

Price	-10% $118	-5% $74	+0% $30	+5% $-14	+10% $-58
Rent	-10% $-61	-5% $-16	+0% $30	+5% $76	+10% $121
Rate	-1.0pp $94	-0.5pp $62	base $30	+0.5pp $-3	+1.0pp $-37

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: $31,975
• Closing costs: $3,837
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $127,900 Active 79 DOM
2. 2026-06-19
   days on market $127,900 Active 77 DOM
3. 2026-06-18
   days on market $127,900 Active 76 DOM
4. 2026-06-17
   days on market $127,900 Active 75 DOM
5. 2026-06-16
   days on market $127,900 Active 74 DOM
6. 2026-06-15
   days on market $127,900 Active 73 DOM
7. 2026-06-14
   days on market $127,900 Active 71 DOM
8. 2026-06-12
   days on market $127,900 Active 70 DOM
9. 2026-06-09
   days on market $127,900 Active 67 DOM
10. 2026-06-08
    days on market $127,900 Active 66 DOM
11. 2026-06-07
    days on market $127,900 Active 65 DOM
12. 2026-06-02
    days on market $127,900 Active 60 DOM
13. 2026-06-01
    days on market $127,900 Active 59 DOM
14. 2026-05-31
    days on market $127,900 Active 58 DOM
15. 2026-05-30
    days on market $127,900 Active 57 DOM
16. 2026-04-23
    price $127,900
17. 2026-04-03
    listed $129,900 Active

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 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: $13,881
• − Mortgage interest: −$7,164
• − Property taxes: −$1,918
• − Insurance: −$640
• − Repairs & maintenance: −$1,110
• − Management: −$1,110
• − Depreciation: −$3,721
• Taxable loss: −$1,783
• Est. tax savings @ 24.0%: +$428
• After-tax cash flow: $787/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This move-in ready home has been completely remodeled with new appliances, flooring, and paint. It's in good condition with a good roof and new siding, making it a great investment.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping and adding curb appeal features — Improves curb appeal and enhances property value
• Both Adding smart home features — Enhances convenience and adds modern appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and adding curb appeal features — Improves curb appeal and enhances property value ↑
• Both Adding smart home features — Enhances convenience and adds modern appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 2,122

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 (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 3% Italian 2% Scottish 1%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 3%

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: ▼ -11.03%
• Current HPI: 217.6383
• 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

-1.5% since first listed

2 events — show timeline

• 2026-04-23 Price Changed $127,900 WKRMLS
• 2026-04-03 Listed $129,900 WKRMLS