2824 Blueberry Lane Ln · Masonville, KY 52376

$124,500

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records

Built 1971 7,200 sqft lot Est $218k · 43% under

---

Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Appreciation +5.0/10.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

3 Bedroom 1 bath on dead end. Priced to sell

Key facts

• 7,200 sq ft lot
• Built 1971

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $613 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $124k).
• Cap rate 12.2% vs local median 4.2% in Masonville — 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 (#213 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Daviess County (suburban): math 33% / reading 41% proficiency, ranked #43 of 165 in KY (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Deer Park Elementary School (math 42% / reading 37%, grade F, #208 of 676 statewide, top 34%, 480 students, 58% FRL); College View Middle School (math 24% / reading 39%, grade F, #125 of 217 statewide, top 63%, 863 students, 50% FRL); Daviess County High School (math 40% / reading 41%, grade F, #37 of 254 statewide, top 15%, 1,740 students, 42% FRL).
• Market conditions: 1 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 226 units permitted in Daviess County in 2024 (6 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($861 loan paydown + $4k appreciation (3.0% local appreciation)).
• Daviess County population projected at +6% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,500

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.45% ✓
• Cap rate: 12.20%
• Cash-on-cash: 21.10%
• DSCR: 1.94
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $218,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6566 Harmony Dr	0.22mi	3/2.0	1,231 (+3%)	8mo	$199,900	$162	75
6416 Walnut Ct	0.13mi	3/1.0	1,131 (-6%)	12mo	$185,000	$164	75
6400 Valley Brook Trce	0.50mi	3/2.0	1,176 (-2%)	4mo	$225,900	$192	66
6431 Autumn Valley Trce	0.42mi	3/2.0	1,184 (-1%)	13mo	$244,500	$207	64
6367 Valley Brook Trce	0.45mi	3/2.0	1,176 (-2%)	16mo	$219,900	$187	58
6378 Valley Brook Trce	0.48mi	3/2.0	1,151 (-4%)	11mo	$245,000	$213	57
6738 Hwy 231	0.50mi	3/2.0	1,232 (+3%)	16mo	$275,000	$223	55
6448 Autumn Valley Trce	0.46mi	3/2.0	1,312 (+9%)	8mo	$239,000	$182	53
2684 Cherry Blossom Ct	0.69mi	3/2.5	1,206 (+0%)	15mo	$207,000	$172	49
6373 Autumn Valley Trce	0.39mi	3/2.0	1,354 (+13%)	15mo	$230,000	$170	44
6465 Valley Brook Trce	0.62mi	3/2.0	1,364 (+14%)	9mo	$245,000	$180	37
2670 Cherry Blossom Ct	0.67mi	3/2.0	1,362 (+14%)	10mo	$225,000	$165	34

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

Projected returns pro-forma

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

5-year hold

• IRR: 27.4%
• Equity multiple: 2.55×
• Total profit: $54,032
• Equity at exit: $55,981

10-year hold

• IRR: 27.9%
• Equity multiple: 4.95×
• Total profit: $137,651
• Equity at exit: $86,273

Cash invested: $34,860 (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 52376

• Active inventory: 1
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$653
• Tax from tax record: −$104 /mo · $1,252/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $613

Break-even live

Break-even rent $1,024

Max offer price $124,500

Occupancy floor 61%

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: $31,125
• Closing costs: $3,735
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6412 Valley Brook Trce Utica, KY	3.0	2.0	1409	$1,800	$1.28	43d	1	0.51mi

Listing history 3 events

1. 2025-09-18
   price $124,500
2. 2025-09-18
   historical
3. 2025-09-16
   listed $124,500,000

ⓘ 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: $1,252 · $104/mo
• Projected year-2 tax: $1,252 · $104/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,600
• − Mortgage interest: −$6,974
• − Property taxes: −$1,252
• − Insurance: −$622
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$3,622
• Taxable income: $5,674
• Est. tax owed @ 24.0%: −$1,362
• After-tax cash flow: $5,993/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: Daviess County
• NCES district ID: 2101470
• Math proficiency: 33% ▼ -17.00%
• Reading proficiency: 41% ▼ -16.00%
• Median HH income: $52,303
• Composite: 32.2/100
• National rank: #5778
• State rank: #43 of 165 in KY

Livability — Masonville

• Score: 67/100
• State rank: #213
• US rank: #10347

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Masonville, KY

Population outlook (Daviess County) Hauer SSP2

• Today (2025): 103,810 people
• By 2030: 105,722 · +1.8%
• By 2040: 108,731 · +4.7%
• By 2050: 110,295 · +6.2%
• By 2075: 113,056 · +8.9%
• By 2100: 106,257 · +2.4%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• 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

-99.9% since first listed

3 events — show timeline

• 2025-09-18 Price Changed $124,500 GORAMLS
• 2025-09-18 Delisted — GORAMLS
• 2025-09-16 Listed $124,500,000 GORAMLS

Property tax history

+3.8%/yr

Latest (2025): $1,252 · +20.4% YoY. Source: county tax records.