636 E Highway 60 · Owingsville, KY 40360

$115,000

3 bd · 1.0 ba · 1,492 sqft · SingleFamily public records · 105 Days on market

Built 1938 0.32 ac lot Est $186k · 38% under

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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 +21.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +4.8/10.0
• Appreciation +4.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Located at 636 E Highway 60 in Owingsville, this 3-bedroom, 1-bath home offers 1,492 square feet of living space and a great opportunity for buyers looking to add their own finishing touches. Originally built in 1938, the home has already seen several updates including a new metal roof installed less than a year ago and new laminate flooring throughout the main level. While some remodeling has been completed, there is still work to be done, making this a perfect project for someone wanting to customize a home to their own style and preferences. The property features a cozy enclosed porch area and a loft space upstairs that could potentially be finished into a fourth bedroom, office, or bonu

Key facts

• New metal roof
• Scenic view
• Cozy enclosed porch

Tags

• NEW METAL ROOF
• NEW LAMINATE FLOORING
• COZY ENCLOSED PORCH
• LOFT SPACE
• SCENIC VIEW

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electricity available; Sewer available; Water available
• Home design: One and one-half stories
• Construction: Vinyl siding; Block foundation; Metal roof; 1,492 total building area
• Exterior features: Shed(s)

Interior

• Kitchen: Includes microwave, refrigerator, and range
• Bedrooms: 9 rooms total
• Flooring: Hardwood; Laminate
• Bathrooms: 1 full bathroom
• Interior features: Microwave; Refrigerator; Range

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $173 ($2k/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 $112k (2.5% below list).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 1.5% in Owingsville — 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 60/100 on livability (#386 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: amenities F, commute F, employment 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: Owingsville Elementary School (math 17% / reading 34%, grade F, #477 of 676 statewide, top 71%, 530 students, 78% 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 (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 51 active listings in the ZIP.

Forward outlook

• In year one you build about $437 of equity ($795 loan paydown + $-358 appreciation (-0.3% local appreciation)).
• Bath County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-0.3% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $20k; list at $115k implies a 475% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1938 — 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 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: 0.98% ✗
• Cap rate: 8.10%
• Cash-on-cash: 6.45%
• DSCR: 1.29
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $186,500
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
94 West Main St	0.60mi	2/2.0 (-1)	1,285 (-14%)	19mo	$160,000	$125	24

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

Projected returns pro-forma

-0.31% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.0%
• Equity multiple: 1.18×
• Total profit: $5,953
• Equity at exit: $31,613

10-year hold

• IRR: 9.6%
• Equity multiple: 2.01×
• Total profit: $32,466
• Equity at exit: $36,608

Cash invested: $32,200 (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 40360

• Home prices YoY: -0.1%
• Active inventory: 51
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,122 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$62 /mo · $744/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $173

Break-even live

Break-even rent $903

Max offer price $115,000

Occupancy floor 80%

Sensitivity live

Price	-10% $238	-5% $206	+0% $173	+5% $141	+10% $108
Rent	-10% $84	-5% $129	+0% $173	+5% $217	+10% $262
Rate	-1.0pp $231	-0.5pp $202	base $173	+0.5pp $143	+1.0pp $113

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $115,000 Active 105 DOM
2. 2026-06-18
   days on market $115,000 Active 104 DOM
3. 2026-06-17
   days on market $115,000 Active 103 DOM
4. 2026-06-16
   days on market $115,000 Active 102 DOM
5. 2026-06-15
   days on market $115,000 Active 101 DOM
6. 2026-06-14
   days on market $115,000 Active 99 DOM
7. 2026-06-12
   days on market $115,000 Active 98 DOM
8. 2026-06-09
   days on market $115,000 Active 95 DOM
9. 2026-06-08
   days on market $115,000 Active 94 DOM
10. 2026-06-07
    days on market $115,000 Active 93 DOM
11. 2026-06-07
    days on market $115,000 Active 92 DOM
12. 2026-06-04
    days on market $115,000 Active 89 DOM
13. 2026-06-02
    days on market $115,000 Active 88 DOM
14. 2026-06-01
    days on market $115,000 Active 87 DOM
15. 2026-05-31
    days on market $115,000 Active 86 DOM
16. 2026-05-31
    days on market $115,000 Active 85 DOM
17. 2026-05-05
    price $115,000
18. 2026-03-05
    listed $135,000 Active
19. 1991-07-01
    soldstatus $20,000

ⓘ 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: $744 · $62/mo
• Projected year-2 tax: $989 · $82/mo
• Expected delta: +$245/yr (+$20/mo · 32.9%)

ⓘ 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 ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 5% 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: $13,459
• − Mortgage interest: −$6,442
• − Property taxes: −$744
• − Insurance: −$575
• − Repairs & maintenance: −$1,077
• − Management: −$1,077
• − Depreciation: −$3,345
• Taxable income: $199
• Est. tax owed @ 24.0%: −$48
• After-tax cash flow: $2,029/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 — Owingsville

• Score: 60/100
• State rank: #386
• US rank: #18670

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Owingsville, KY
• Population (ZIP): 7,071

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 (97%)
• Race & ethnicity: White 97% Hispanic / Latino 1% Two or more races 1%
• Common ancestry: Lithuanian 2% Slovak 1% Serbian 1%
• Foreign-born: 0%
• Languages at home: 96% English-only · German/W. Germanic 2% Spanish 1%

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: ▼ -0.31%
• Current HPI: 309.3091
• 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

+475.0% since first listed

3 events — show timeline

• 2026-05-05 Price Changed $115,000 ImagineMLS
• 2026-03-05 Listed $135,000 ImagineMLS
• 1991-07-01 Sold (Public Records) $20,000 Public Records

Property tax history

+1.3%/yr

Latest (2022): $744 · +1.3% YoY. Source: county tax records.