410 Elm St · Cloverport, KY 40111

$80,000

2 bd · 1.0 ba · 976 sqft · SingleFamily public records · 23 Days on market

Est $116k · 31% under

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Why this score? — see what drove the B+ 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 +24.6/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.9/10.0
• 1% rule +5.9/10.0
• Schools +3.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Cozy little home on a nice fenced in lot with a one car garage. House has updated roof, furnace, 90% of windows and over size gutters on front of house. Heat and cook stove are gas and the central air works really really well. Easy house to heat and cool. New paint and carpet in fireplace room and new paint in kitchen. New floor in bathroom. Nice location by school and walking distance to downtown. Nice yard to relax in and fenced in for those pets. The garage has a nice storage room or can be turn into something else. very end of garage has mower storage. House is solid and ready to make your own. Forgot to mention the nice sun room on the front of the house. Perfect for entertaining.

Key facts

• Gas heat
• Updated roof
• Updated furnace

Tags

• FENCED IN LOT
• UPDATED ROOF
• UPDATED FURNACE
• 90% OF WINDOWS
• OVER SIZE GUTTERS
• GAS HEAT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($876 rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#373 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• Cloverport Independent (rural): math 40% / reading 50% proficiency, ranked #132 of 173 in KY (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 17 active listings in the ZIP; 9 units permitted in Breckinridge County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($553 loan paydown + $8k appreciation (10.0% local appreciation)).
• Breckinridge County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,800 (1.5% 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 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?
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: 1.09% ✓
• Cap rate: 8.77%
• Cash-on-cash: 8.86%
• DSCR: 1.39
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $116,144
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 5th St	0.15mi	3/1.0 (+1)	1,000 (+2%)	14mo	$118,500	$119	72
705 E 7th St	0.17mi	2/1.0	874 (-10%)	21mo	$99,000	$113	57

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 30.7%
• Equity multiple: 3.42×
• Total profit: $54,097
• Equity at exit: $72,070

10-year hold

• IRR: 26.6%
• Equity multiple: 7.74×
• Total profit: $151,020
• Equity at exit: $155,422

Cash invested: $22,400 (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 40111

• Home prices YoY: 3.1%
• Active inventory: 17
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $876 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$74 /mo · $884/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$184
• Net cashflow: $165

Break-even live

Break-even rent $667

Max offer price $80,000

Occupancy floor 76%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $80,000 Active 23 DOM
2. 2026-06-17
   days on market $80,000 Active 22 DOM
3. 2026-06-16
   days on market $80,000 Active 21 DOM
4. 2026-06-15
   days on market $80,000 Active 20 DOM
5. 2026-06-13
   days on market $80,000 Active 18 DOM
6. 2026-06-12
   days on market $80,000 Active 17 DOM
7. 2026-06-09
   days on market $80,000 Active 14 DOM
8. 2026-06-08
   days on market $80,000 Active 13 DOM
9. 2026-06-07
   days on market $80,000 Active 12 DOM
10. 2026-06-07
    days on market $80,000 Active 11 DOM
11. 2026-06-04
    days on market $80,000 Active 8 DOM
12. 2026-06-02
    days on market $80,000 Active 7 DOM
13. 2026-06-01
    days on market $80,000 Active 6 DOM
14. 2026-05-31
    days on market $80,000 Active 5 DOM
15. 2026-05-31
    days on market $80,000 Active 4 DOM
16. 2026-05-26
    listed $80,000 Active

ⓘ 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: $884 · $74/mo
• Projected year-2 tax: $884 · $74/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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $10,510
• − Mortgage interest: −$4,481
• − Property taxes: −$884
• − Insurance: −$400
• − Repairs & maintenance: −$841
• − Management: −$841
• − Depreciation: −$2,327
• Taxable income: $735
• Est. tax owed @ 24.0%: −$176
• After-tax cash flow: $1,807/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: Cloverport Independent
• NCES district ID: 2101290
• Math proficiency: 40% ▼ -3.00%
• Reading proficiency: 50% ▼ -1.00%
• Median HH income: $30,443
• Composite: 38.98/100
• National rank: #8290
• State rank: #132 of 173 in KY

Livability — Cloverport

• Score: 61/100
• State rank: #373
• US rank: #17679

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cloverport, KY
• Population (ZIP): 2,121

Population outlook (Breckinridge County) Hauer SSP2

• Today (2025): 19,487 people
• By 2030: 18,994 · -2.5%
• By 2040: 17,825 · -8.5%
• By 2050: 16,640 · -14.6%
• By 2075: 14,155 · -27.4%
• By 2100: 11,696 · -40.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Slovak 2% Serbian 2% Lithuanian 1%

Political lean MEDSL · Breckinridge

• 2024 margin: Solid R (+58.2) · D 20.3% · R 78.5% · Other 1.2%
• 2008→2024 swing: -32.7pp toward R · 2008: -25.5pp · 2024: -58.2pp
• All cycles: 2024: R+58.2 2020: R+52.5 2016: R+51.6 2012: R+27.6 2008: R+25.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.78%
• Current HPI: 420.524
• 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

• 2026-05-26 Listed $80,000 FSBO.com

Property tax history

-1.0%/yr

Latest (2025): $884 · -2.5% YoY. Source: county tax records.