2114 S 211 Hwy · Salt Lick, KY 40371

$101,350

4 bd · 1.0 ba · 1,656 sqft · SingleFamily public records · 88 Days on market

Built 1940 1.00 ac lot Est $93k · 9% over

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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 +27.9/30.0
• DSCR +9.9/10.0
• 1% rule +7.6/10.0
• Appreciation +3.7/10.0
• ARV discount +3.3/15.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Home with a make over! since 1988 this home has had poplar flooring, tile in the all season room and bath room, up stairs has laminated and carpet with vinyl in the laundry room. It has had all new double pane windows, new vinyl siding with insulation board behind, heat pump. the home has an all season room with windows all around and a tile floor, kitchen has poplar flooring and moderate cabinet space with s.s. appliances including dish washer; there is breakfast area leading into the laundry area, master bed room down stairs with closet and a large living room with poplar flooring. the full bath is all tiled with new fixtures. up stairs has two bed rooms with closets and a day bed window area. heat pump, city water, car port. unattached two car plus garage black top drive, wet and dry deck. level yard easy mowing with a great garden space. mature shade trees and close to to cave run lake.

Key facts

• 1 acre lot
• 2 garage spots
• Listed 88 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $101k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $101k).
• Recommended offer: $95k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#453 in KY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: health & safety D+, amenities F, commute F.
• Bath County (rural): math 19% / reading 34% proficiency, ranked #139 of 165 in KY (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Crossroads Elementary School (math 27% / reading 37%, grade F, #348 of 676 statewide, top 55%, 395 students, 80% FRL); Bath County Middle School (math 16% / reading 33%, grade F, #189 of 217 statewide, top 89%, 416 students, 78% FRL); Bath County High School (math 32% / reading 37%, grade F, #76 of 254 statewide, top 34%, 618 students, 77% FRL) — zoned schools average 78% FRL vs 60% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 17 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-2.6%/yr); year-one equity from $700 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Bath County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-2.6% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($95k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $48k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $95,269 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 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 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 1.26% ✓
• Cap rate: 9.99%
• Cash-on-cash: 13.22%
• DSCR: 1.59
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $92,736
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2114 S 211 Hwy	0.00mi	3/1.0 (-1)	1,656 (0%)	1mo	$92,000	$56	94

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

Projected returns pro-forma

-2.62% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.5%
• Equity multiple: 1.18×
• Total profit: $5,098
• Equity at exit: $16,813

10-year hold

• IRR: 13.4%
• Equity multiple: 2.11×
• Total profit: $31,524
• Equity at exit: $11,713

Cash invested: $28,378 (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 40371

• Home prices YoY: -0.9%
• Active inventory: 17
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,280 medium
• Mortgage (P&I): −$531
• Tax from tax record: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $313

Break-even live

Break-even rent $884

Max offer price $101,350

Occupancy floor 71%

Sensitivity live

Price	-10% $370	-5% $341	+0% $313	+5% $284	+10% $255
Rent	-10% $211	-5% $262	+0% $313	+5% $363	+10% $414
Rate	-1.0pp $364	-0.5pp $338	base $313	+0.5pp $286	+1.0pp $260

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: $25,338
• Closing costs: $3,040
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-01-24
   status Pending
2. 2026-01-12
   price $101,350
3. 2025-10-27
   listed $149,000 Active
4. 2019-07-29
   soldstatus $125,000 Sold 903-char remark

   Show marketing remark (903 chars)

   Home with a make over! since 1988 this home has had poplar flooring, tile in the all season room and bath room, up stairs has laminated and carpet with vinyl in the laundry room. It has had all new double pane windows, new vinyl siding with insulation board behind, heat pump. the home has an all season room with windows all around and a tile floor, kitchen has poplar flooring and moderate cabinet space with s.s. appliances including dish washer; there is breakfast area leading into the laundry area, master bed room down stairs with closet and a large living room with poplar flooring. the full bath is all tiled with new fixtures. up stairs has two bed rooms with closets and a day bed window area. heat pump, city water, car port. unattached two car plus garage black top drive, wet and dry deck. level yard easy mowing with a great garden space. mature shade trees and close to to cave run lake.

5. 2019-06-14
   status Pending 903-char remark

   Show marketing remark (903 chars)

   Home with a make over! since 1988 this home has had poplar flooring, tile in the all season room and bath room, up stairs has laminated and carpet with vinyl in the laundry room. It has had all new double pane windows, new vinyl siding with insulation board behind, heat pump. the home has an all season room with windows all around and a tile floor, kitchen has poplar flooring and moderate cabinet space with s.s. appliances including dish washer; there is breakfast area leading into the laundry area, master bed room down stairs with closet and a large living room with poplar flooring. the full bath is all tiled with new fixtures. up stairs has two bed rooms with closets and a day bed window area. heat pump, city water, car port. unattached two car plus garage black top drive, wet and dry deck. level yard easy mowing with a great garden space. mature shade trees and close to to cave run lake.

6. 2019-03-22
   price $135,500 903-char remark

   Show marketing remark (903 chars)

   Home with a make over! since 1988 this home has had poplar flooring, tile in the all season room and bath room, up stairs has laminated and carpet with vinyl in the laundry room. It has had all new double pane windows, new vinyl siding with insulation board behind, heat pump. the home has an all season room with windows all around and a tile floor, kitchen has poplar flooring and moderate cabinet space with s.s. appliances including dish washer; there is breakfast area leading into the laundry area, master bed room down stairs with closet and a large living room with poplar flooring. the full bath is all tiled with new fixtures. up stairs has two bed rooms with closets and a day bed window area. heat pump, city water, car port. unattached two car plus garage black top drive, wet and dry deck. level yard easy mowing with a great garden space. mature shade trees and close to to cave run lake.

7. 2019-01-30
   price $139,500 903-char remark

   Show marketing remark (903 chars)

   Home with a make over! since 1988 this home has had poplar flooring, tile in the all season room and bath room, up stairs has laminated and carpet with vinyl in the laundry room. It has had all new double pane windows, new vinyl siding with insulation board behind, heat pump. the home has an all season room with windows all around and a tile floor, kitchen has poplar flooring and moderate cabinet space with s.s. appliances including dish washer; there is breakfast area leading into the laundry area, master bed room down stairs with closet and a large living room with poplar flooring. the full bath is all tiled with new fixtures. up stairs has two bed rooms with closets and a day bed window area. heat pump, city water, car port. unattached two car plus garage black top drive, wet and dry deck. level yard easy mowing with a great garden space. mature shade trees and close to to cave run lake.

8. 2019-01-30
   price $13,950,000 903-char remark

   Show marketing remark (903 chars)

   Home with a make over! since 1988 this home has had poplar flooring, tile in the all season room and bath room, up stairs has laminated and carpet with vinyl in the laundry room. It has had all new double pane windows, new vinyl siding with insulation board behind, heat pump. the home has an all season room with windows all around and a tile floor, kitchen has poplar flooring and moderate cabinet space with s.s. appliances including dish washer; there is breakfast area leading into the laundry area, master bed room down stairs with closet and a large living room with poplar flooring. the full bath is all tiled with new fixtures. up stairs has two bed rooms with closets and a day bed window area. heat pump, city water, car port. unattached two car plus garage black top drive, wet and dry deck. level yard easy mowing with a great garden space. mature shade trees and close to to cave run lake.

9. 2019-01-29
   listed $139,500,000 Active 903-char remark

   Show marketing remark (903 chars)

   Home with a make over! since 1988 this home has had poplar flooring, tile in the all season room and bath room, up stairs has laminated and carpet with vinyl in the laundry room. It has had all new double pane windows, new vinyl siding with insulation board behind, heat pump. the home has an all season room with windows all around and a tile floor, kitchen has poplar flooring and moderate cabinet space with s.s. appliances including dish washer; there is breakfast area leading into the laundry area, master bed room down stairs with closet and a large living room with poplar flooring. the full bath is all tiled with new fixtures. up stairs has two bed rooms with closets and a day bed window area. heat pump, city water, car port. unattached two car plus garage black top drive, wet and dry deck. level yard easy mowing with a great garden space. mature shade trees and close to to cave run lake.

ⓘ 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: $1,498 · $125/mo
• Projected year-2 tax: $1,498 · $125/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 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: $15,358
• − Mortgage interest: −$5,677
• − Property taxes: −$1,498
• − Insurance: −$507
• − Repairs & maintenance: −$1,229
• − Management: −$1,229
• − Depreciation: −$2,948
• Taxable income: $2,270
• Est. tax owed @ 24.0%: −$545
• After-tax cash flow: $3,205/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: Bath County
• NCES district ID: 2100330
• Math proficiency: 19% ▼ -22.00%
• Reading proficiency: 34% ▼ -21.00%
• Median HH income: $33,531
• Composite: 21.67/100
• National rank: #8278
• State rank: #139 of 165 in KY

Livability — Salt Lick

• Score: 56/100
• State rank: #453
• US rank: #22411

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,587

Population outlook (Bath County) Hauer SSP2

• Today (2025): 13,605 people
• By 2030: 14,240 · +4.7%
• By 2040: 15,454 · +13.6%
• By 2050: 16,499 · +21.3%
• By 2075: 18,706 · +37.5%
• By 2100: 19,022 · +39.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Serbian 3%
• Foreign-born: 0%

Political lean MEDSL · Bath

• 2024 margin: Solid R (+51.3) · D 23.7% · R 75.0% · Other 1.3%
• 2008→2024 swing: -50.8pp toward R · 2008: -0.5pp · 2024: -51.3pp
• All cycles: 2024: R+51.3 2020: R+42.9 2016: R+37.6 2012: R+12.2 2008: R+0.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.62%
• Current HPI: 290.6709
• 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

-99.9% since first listed

9 events — show timeline

• 2026-01-24 Pending — ImagineMLS
• 2026-01-12 Price Changed $101,350 ImagineMLS
• 2025-10-27 Listed $149,000 ImagineMLS
• 2019-07-29 Sold (MLS) $125,000 ImagineMLS
• 2019-06-14 Pending — ImagineMLS
• 2019-03-22 Price Changed $135,500 ImagineMLS
• 2019-01-30 Price Changed $139,500 ImagineMLS
• 2019-01-30 Price Changed $13,950,000 ImagineMLS
• 2019-01-29 Listed $139,500,000 ImagineMLS

Property tax history

+1.2%/yr

Latest (2022): $1,498 · +1.2% YoY. Source: county tax records.