1514 Helena Rd · Flemingsburg, KY 41041

$120,000

2 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 35 Days on market

Built 1967 0.27 ac lot $89/sqft · 48% below area Est $150k · 20% 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).

• ARV discount +15.0/15.0
• Cash flow +14.8/30.0
• Appreciation +9.0/10.0
• DSCR +4.5/10.0
• Livability +3.4/5.0
• 1% rule +3.0/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this inviting two-bedroom, one-bath home, with a full unfinished basement, offering the perfect blend of comfort, convenience, and quiet country living. The large back yard is great for relaxing and the scenic views. Set just one mile from Flemingsburg, this property gives you quick access to all amenities while still providing the serenity of a rural setting.

Key facts

• 0.27 acre lot
• 2 garage spots
• Built 1967

Property features AI

Exterior

• Parking: Attached garage facing the front; Property has a garage
• Utilities: Public water; Septic tank
• Home design: Single-story house
• Construction: Vinyl siding; Block foundation; Composition roof; Built as a house
• Exterior features: Landscaped lot with few trees; Walk-out basement (full, unfinished)

Interior

• Kitchen: Microwave; Refrigerator; Range
• Bedrooms: Primary bedroom is on the first floor
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (propane); Central air conditioning
• Interior features: Primary bedroom on the first floor; Ceiling fan(s); Storm windows
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $34 ($402/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 $96k (20.3% below list).
• Recommended offer: $96k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 2.7% in Flemingsburg — 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 67/100 on livability (#221 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Fleming County (rural): math 26% / reading 41% proficiency, ranked #83 of 165 in KY (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Simons Middle School (math 26% / reading 43%, grade F, #99 of 217 statewide, top 47%, 325 students, 65% FRL); Fleming County High School (math 27% / reading 32%, grade F, #127 of 254 statewide, top 58%, 654 students, 54% FRL).
• Market conditions: 43 active listings in the ZIP; 2 units permitted in Fleming County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($830 loan paydown + $10k appreciation (8.0% local appreciation)).
• At projected returns (8.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

Recommended offer $95,659 (20.3% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.80% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.20%
• DSCR: 1.05
• GRM: 10.5

CMA / ARV

• ARV (median comp): $149,715
• List price: $120,000
• Delta: -19.85%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

8.02% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.9%
• Equity multiple: 2.54×
• Total profit: $51,640
• Equity at exit: $91,298

10-year hold

• IRR: 19.3%
• Equity multiple: 5.41×
• Total profit: $148,138
• Equity at exit: $181,349

Cash invested: $33,600 (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 41041

• Home prices YoY: 3.6%
• Active inventory: 43
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $957 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$43 /mo · $515/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$201
• Net cashflow: $34

Break-even live

Break-even rent $914

Max offer price $120,000

Occupancy floor 92%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $120,000 Active 35 DOM
2. 2026-06-17
   days on market $120,000 Active 34 DOM
3. 2026-06-16
   days on market $120,000 Active 33 DOM
4. 2026-06-15
   days on market $120,000 Active 32 DOM
5. 2026-06-14
   days on market $120,000 Active 30 DOM
6. 2026-06-13
   days on market $120,000 Active 29 DOM
7. 2026-06-10
   days on market $120,000 Active 27 DOM
8. 2026-06-09
   days on market $120,000 Active 26 DOM
9. 2026-06-08
   days on market $120,000 Active 25 DOM
10. 2026-06-07
    days on market $120,000 Active 24 DOM
11. 2026-06-03
    days on market $120,000 Active 20 DOM
12. 2026-06-02
    days on market $120,000 Active 19 DOM
13. 2026-06-01
    days on market $120,000 Active 18 DOM
14. 2026-05-31
    days on market $120,000 Active 17 DOM
15. 2026-05-31
    days on market $120,000 Active 16 DOM
16. 2026-05-14
    listed $120,000 Active 373-char remark

ⓘ 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: $515 · $43/mo
• Projected year-2 tax: $1,032 · $86/mo
• Expected delta: +$517/yr (+$43/mo · 100.5%)

ⓘ 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 ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $11,479
• − Mortgage interest: −$6,722
• − Property taxes: −$515
• − Insurance: −$600
• − Repairs & maintenance: −$918
• − Management: −$918
• − Depreciation: −$3,491
• Taxable loss: −$1,685
• Est. tax savings @ 24.0%: +$404
• After-tax cash flow: $807/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: Fleming County
• NCES district ID: 2101920
• Math proficiency: 26% ▼ -29.00%
• Reading proficiency: 41% ▼ -17.00%
• Median HH income: $34,964
• Composite: 27.61/100
• National rank: #6928
• State rank: #83 of 165 in KY

Livability — Flemingsburg

• Score: 67/100
• State rank: #221
• US rank: #10768

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,564

Population outlook (Fleming County) Hauer SSP2

• Today (2025): 14,917 people
• By 2030: 14,997 · +0.5%
• By 2040: 15,033 · +0.8%
• By 2050: 14,808 · -0.7%
• By 2075: 14,037 · -5.9%
• By 2100: 12,176 · -18.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 2% Black 1% Asian 1%
• Common ancestry: Serbian 6% Slovak 2% Italian 1%
• Foreign-born: 2% · China, Canada
• Languages at home: 95% English-only · Spanish 3% Chinese 1% German/W. Germanic 1%

Political lean MEDSL · Fleming

• 2024 margin: Solid R (+60.6) · D 19.1% · R 79.7% · Other 1.3%
• 2008→2024 swing: -40.9pp toward R · 2008: -19.8pp · 2024: -60.6pp
• All cycles: 2024: R+60.6 2020: R+57.5 2016: R+54.0 2012: R+32.3 2008: R+19.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.02%
• Current HPI: 230.7901
• 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 event — show timeline

• 2026-05-14 Listed $120,000 ImagineMLS

Property tax history

+1.3%/yr

Latest (2025): $515 · -1.3% YoY. Source: county tax records.