186 George Lane Rd · High Bridge, KY 40444

$198,900

3 bd · 2.0 ba · 1,300 sqft · Other · 4 Days on market

Built 2005 1.50 ac lot

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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 +20.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +4.3/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.1/5.0
• Appreciation +1.0/10.0

Listing remarks MLS

Don't miss the opportunity to own 1.5 acres of property in beautiful Garrard County!! This beautiful well maintained home features 1 year old a/c unit and 2 year old roof.

Key facts

• Fenced yard
• 1.5 beautiful acres
• 1.5 acre lot

Tags

• 1.5 BEAUTIFUL ACRES
• FENCED YARD
• SPLIT BEDROOM FLOORPAN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $199k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/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 $185k (6.7% below list).
• Recommended offer: $185k (6.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 42/100 on livability (#527 in KY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Garrard County (rural): math 28% / reading 42% proficiency, ranked #63 of 165 in KY (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Camp Dick Robinson Elementary School (math 47% / reading 47%, grade D-, #119 of 676 statewide, top 19%, 464 students, 61% FRL); Garrard County High School (math 27% / reading 37%, grade F, #97 of 254 statewide, top 46%, 801 students, 59% FRL).
• Market conditions: 168 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y 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.
• Current owner paid $74k; list at $199k implies a 167% gain — meaningful room to come down on a strong offer.

Recommended offer $185,492 (6.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.93% ✗
• Cap rate: 7.92%
• Cash-on-cash: 5.83%
• DSCR: 1.26
• GRM: 8.9

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: -7.3%
• Equity multiple: 0.73×
• Total profit: $-15,090
• Equity at exit: $29,657

10-year hold

• IRR: 2.2%
• Equity multiple: 1.16×
• Total profit: $8,702
• Equity at exit: $17,197

Cash invested: $55,692 (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 40444

• Home prices YoY: -2.6%
• Active inventory: 168
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,855 medium
• Mortgage (P&I): −$1,043
• Tax from tax record: −$69 /mo · $829/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $270

Break-even live

Break-even rent $1,513

Max offer price $198,900

Occupancy floor 80%

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: $49,725
• Closing costs: $5,967
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-04-21
   status Pending
2. 2026-04-17
   listed $198,900 Active
3. 2017-12-06
   soldstatus $74,500
4. 2017-11-30
   soldstatus $74,500 Sold 171-char remark

   Show marketing remark (72 chars)

   Don't miss the opportunity to own 1.5 acres in beautiful Garrard County!

5. 2017-11-30
   soldstatus 72-char remark

   Show marketing remark (72 chars)

   Don't miss the opportunity to own 1.5 acres in beautiful Garrard County!

6. 2017-10-15
   status Pending 171-char remark

   Show marketing remark (171 chars)

   Don't miss the opportunity to own 1.5 acres of property in beautiful Garrard County!! This beautiful well maintained home features 1 year old a/c unit and 2 year old roof.

7. 2017-10-04
   price $72,900 171-char remark

   Show marketing remark (171 chars)

   Don't miss the opportunity to own 1.5 acres of property in beautiful Garrard County!! This beautiful well maintained home features 1 year old a/c unit and 2 year old roof.

8. 2017-09-22
   listed $79,900 Active 171-char remark

   Show marketing remark (72 chars)

   Don't miss the opportunity to own 1.5 acres in beautiful Garrard County!

9. 2017-09-22
   listed $79,900 72-char remark

   Show marketing remark (72 chars)

   Don't miss the opportunity to own 1.5 acres in beautiful Garrard County!

ⓘ 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: $829 · $69/mo
• Projected year-2 tax: $1,711 · $143/mo
• Expected delta: +$882/yr (+$73/mo · 106.4%)

ⓘ 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 · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 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: $22,259
• − Mortgage interest: −$11,141
• − Property taxes: −$829
• − Insurance: −$994
• − Repairs & maintenance: −$1,781
• − Management: −$1,781
• − Depreciation: −$5,786
• Taxable loss: −$53
• Est. tax savings @ 24.0%: +$13
• After-tax cash flow: $3,258/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: Garrard County
• NCES district ID: 2102160
• Math proficiency: 28% ▼ -12.00%
• Reading proficiency: 42% ▼ -11.00%
• Median HH income: $43,411
• Composite: 29.67/100
• National rank: #6462
• State rank: #63 of 165 in KY

Livability — High Bridge

• Score: 42/100
• State rank: #527
• US rank: #26998

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 14,207

Population outlook (Garrard County) Hauer SSP2

• Today (2025): 17,852 people
• By 2030: 18,018 · +0.9%
• By 2040: 18,076 · +1.3%
• By 2050: 17,592 · -1.5%
• By 2075: 16,128 · -9.7%
• By 2100: 13,489 · -24.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 3% Black 3%
• Common ancestry: Italian 1% Subsaharan African 1% Slovak 1%
• Foreign-born: 3% · Canada, Dominican Republic
• Languages at home: 97% English-only · Spanish 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Garrard

• 2024 margin: Solid R (+60.2) · D 19.3% · R 79.5% · Other 1.3%
• 2008→2024 swing: -17.1pp toward R · 2008: -43.1pp · 2024: -60.2pp
• All cycles: 2024: R+60.2 2020: R+56.6 2016: R+58.5 2012: R+51.6 2008: R+43.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -8.08%
• Current HPI: 297.6233
• 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

+148.9% since first listed

9 events — show timeline

• 2026-04-21 Pending — ImagineMLS
• 2026-04-17 Listed $198,900 ImagineMLS
• 2017-12-06 Sold (Public Records) $74,500 Public Records
• 2017-11-30 Sold (MLS) — CKAR
• 2017-11-30 Sold (MLS) $74,500 ImagineMLS
• 2017-10-15 Pending — ImagineMLS
• 2017-10-04 Price Changed $72,900 ImagineMLS
• 2017-09-22 Listed $79,900 ImagineMLS
• 2017-09-22 Listed $79,900 CKAR

Property tax history

+1.6%/yr

Latest (2025): $829 · -0.5% YoY. Source: county tax records.