155 State St · Hazel Green, KY 41332

$140,000

3 bd · 1.5 ba · 2,695 sqft · Other · 62 Days on market

Built 1885 0.56 ac lot $52/sqft · 26% below area Est $188k · 26% 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 +15.4/30.0
• ARV discount +15.0/15.0
• Appreciation +5.0/10.0
• DSCR +4.7/10.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.2/5.0
• Schools +2.1/10.0

Listing remarks MLS

This spacious 3-bedroom, 1.5 bath, Folk Victorian-style home offers 2,695 sq ft of living space and sits on approximately a half-acre, packed with character and potential. Estimated to have been built prior to 1885, this property is full of history and original features you just don?t find anymore. Inside, you?ll notice the original hardwood floors, a standout winding staircase, and unique details like interior window shutters in the bedrooms and three faux fireplaces that add to the homes charm. The main-level bathroom features a classic clawfoot porcelain tub, perfect for relaxing after a long day.

Key facts

• Winding staircase
• Folk victorian style
• 0.56 acre lot

Tags

• FOLK VICTORIAN STYLE
• ORIGINAL HARDWOOD FLOORS
• WINDING STAIRCASE
• INTERIOR WINDOW SHUTTERS
• THREE FAUX FIREPLACES
• CLAWFOOT PORCELAIN TUB

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $140k.

Deal economics

• At list price, monthly cash flow is $54 ($653/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 $120k (14.5% below list).
• Recommended offer: $120k (14.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 45/100 on livability (#520 in KY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety D+, schools D-, amenities F.
• Wolfe County (rural): math 20% / reading 34% proficiency, ranked #145 of 165 in KY (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 6 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($968 loan paydown + $4k appreciation (3.0% local appreciation)).
• Wolfe County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1885 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,730 (14.5% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1885 — 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: 0.86% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.67%
• DSCR: 1.07
• GRM: 9.7

CMA / ARV

• ARV (median comp): $188,391
• List price: $140,000
• Delta: -25.69%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 9.0%
• Equity multiple: 1.52×
• Total profit: $20,304
• Equity at exit: $62,950

10-year hold

• IRR: 11.5%
• Equity multiple: 2.72×
• Total profit: $67,404
• Equity at exit: $97,014

Cash invested: $39,200 (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 41332

• Active inventory: 6
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,197 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$99 /mo · $1,187/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $54

Break-even live

Break-even rent $1,128

Max offer price $140,000

Occupancy floor 90%

Sensitivity live

Price	-10% $134	-5% $94	+0% $54	+5% $15	+10% $-25
Rent	-10% $-40	-5% $7	+0% $54	+5% $102	+10% $149
Rate	-1.0pp $125	-0.5pp $90	base $54	+0.5pp $18	+1.0pp $-19

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $140,000 Active 62 DOM
2. 2026-06-17
   days on market $140,000 Active 61 DOM
3. 2026-06-16
   days on market $140,000 Active 60 DOM
4. 2026-06-15
   days on market $140,000 Active 59 DOM
5. 2026-06-13
   days on market $140,000 Active 57 DOM
6. 2026-06-12
   days on market $140,000 Active 56 DOM
7. 2026-06-09
   days on market $140,000 Active 53 DOM
8. 2026-06-08
   days on market $140,000 Active 52 DOM
9. 2026-06-07
   days on market $140,000 Active 51 DOM
10. 2026-06-07
    days on market $140,000 Active 50 DOM
11. 2026-06-04
    days on market $140,000 Active 47 DOM
12. 2026-06-02
    days on market $140,000 Active 46 DOM
13. 2026-06-01
    days on market $140,000 Active 45 DOM
14. 2026-05-31
    days on market $140,000 Active 44 DOM
15. 2026-05-31
    days on market $140,000 Active 43 DOM
16. 2026-04-16
    listed $140,000 Active 607-char remark

    Show marketing remark (1256 chars)

    This spacious 3-bedroom, 1.5 bath, Folk Victorian-style home offers 2,695 sq ft of living space and sits on approximately a half-acre, packed with character and potential. Estimated to have been built prior to 1885, this property is full of history and original features you just don/t find anymore. Inside, you?ll notice the original hardwood floors, a standout winding staircase, and unique details like interior window shutters in the bedrooms and three faux fireplaces that add to the home?s charm. The main-level bathroom features a classic clawfoot porcelain tub, perfect for relaxing after a long day. The home is equipped with natural gas, with three wall-mounted units on the main level. The primary bedroom has its own mini-split unit, while the second floor is serviced by central heating and air. The property is connected to city water, with the meter already in place. Kitchen appliances including a glass-top stove, dishwasher, and microwave will remain, along with a newer hot water heater. Outside, you?ll find a small outbuilding with a gravel floor that could be used for storage or workspace. This property has great bones and tons of potential for the right buyer looking to bring a historic home back to life or make it their own.

17. 2026-04-16
    listed $140,000 Active 1256-char remark

    Show marketing remark (1256 chars)

    This spacious 3-bedroom, 1.5 bath, Folk Victorian-style home offers 2,695 sq ft of living space and sits on approximately a half-acre, packed with character and potential. Estimated to have been built prior to 1885, this property is full of history and original features you just don/t find anymore. Inside, you?ll notice the original hardwood floors, a standout winding staircase, and unique details like interior window shutters in the bedrooms and three faux fireplaces that add to the home?s charm. The main-level bathroom features a classic clawfoot porcelain tub, perfect for relaxing after a long day. The home is equipped with natural gas, with three wall-mounted units on the main level. The primary bedroom has its own mini-split unit, while the second floor is serviced by central heating and air. The property is connected to city water, with the meter already in place. Kitchen appliances including a glass-top stove, dishwasher, and microwave will remain, along with a newer hot water heater. Outside, you?ll find a small outbuilding with a gravel floor that could be used for storage or workspace. This property has great bones and tons of potential for the right buyer looking to bring a historic home back to life or make it their own.

18. 2021-09-10
    soldstatus $130,000
19. 2003-03-01
    soldstatus $62,000

ⓘ 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: $1,187 · $99/mo
• Projected year-2 tax: $1,204 · $100/mo
• Expected delta: +$17/yr (+$1/mo · 1.4%)

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,368
• − Mortgage interest: −$7,842
• − Property taxes: −$1,187
• − Insurance: −$700
• − Repairs & maintenance: −$1,149
• − Management: −$1,149
• − Depreciation: −$4,073
• Taxable loss: −$1,733
• Est. tax savings @ 24.0%: +$416
• After-tax cash flow: $1,069/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: Wolfe County
• NCES district ID: 2105970
• Math proficiency: 20% ▼ -11.00%
• Reading proficiency: 34% ▼ -13.00%
• Median HH income: $23,216
• Composite: 21.1/100
• National rank: #8440
• State rank: #145 of 165 in KY

Livability — Hazel Green

• Score: 45/100
• State rank: #520
• US rank: #26631

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hazel Green, KY
• Population (ZIP): 955

Population outlook (Wolfe County) Hauer SSP2

• Today (2025): 6,840 people
• By 2030: 6,537 · -4.4%
• By 2040: 5,858 · -14.4%
• By 2050: 5,192 · -24.1%
• By 2075: 3,930 · -42.5%
• By 2100: 2,927 · -57.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2%
• Common ancestry: Slovak 4%

Political lean MEDSL · Wolfe

• 2024 margin: Solid R (+50.6) · D 23.6% · R 74.2% · Other 2.2%
• 2008→2024 swing: -53.4pp toward R · 2008: 2.9pp · 2024: -50.6pp
• All cycles: 2024: R+50.6 2020: R+42.2 2016: R+39.9 2012: R+22.1 2008: D+2.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+125.8% since first listed

4 events — show timeline

• 2026-04-16 Listed $140,000 EKAR
• 2026-04-16 Listed $140,000 ImagineMLS
• 2021-09-10 Sold (Public Records) $130,000 Public Records
• 2003-03-01 Sold (Public Records) $62,000 Public Records

Property tax history

+6.6%/yr

Latest (2025): $1,187 · -3.5% YoY. Source: county tax records.