245 E Depot St · Greenville, KY 42345

$75,000

2 bd · 1.0 ba · 780 sqft · SingleFamily public records · 227 Days on market

Built 1945 0.33 ac lot

---

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 +25.3/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2 bedroom, 1 bath property has an unfinished basement, storage building & carport is REO & being SOLD AS IS.

Key facts

• All appliances stay
• 0.33 acre lot
• Garage

Tags

• FRONT AND BACK PORCHES
• ALL APPLIANCES STAY

Property features AI

Exterior

• Parking: 1-car garage; Asphalt parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Vinyl siding; Metal roof
• Exterior features: Covered porch; Storm door(s); Outbuilding

Interior

• Kitchen: Dishwasher; Electric range / Oven; Refrigerator
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central heating with forced air (natural gas); Window air conditioning units
• Interior features: Eat-in kitchen; Unfinished basement
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($793 rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 2.6% in Greenville — 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 69/100 on livability (#176 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: employment D+, amenities F, commute F.
• Muhlenberg County (rural): math 24% / reading 37% proficiency, ranked #104 of 165 in KY (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Greenville Elementary School (math 31% / reading 41%, grade F, #287 of 676 statewide, top 43%, 577 students, 63% FRL); Muhlenberg County High School (math 24% / reading 32%, grade F, #151 of 254 statewide, top 61%, 1,146 students, 53% FRL).
• Market conditions: 46 active listings in the ZIP; 5 units permitted in Muhlenberg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Muhlenberg County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 227 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 $40k; list at $75k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• 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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 227 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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: 1.06% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.79%
• DSCR: 1.44
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $23,400
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
318 Center St	0.34mi	2/1.0	837 (+7%)	22mo	$24,999	$30	53

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: -1.6%
• Equity multiple: 0.94×
• Total profit: $-1,268
• Equity at exit: $11,183

10-year hold

• IRR: 8.1%
• Equity multiple: 1.61×
• Total profit: $12,839
• Equity at exit: $6,485

Cash invested: $21,000 (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 42345

• Home prices YoY: -6.9%
• Active inventory: 46
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $793 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$31 /mo · $371/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$167
• Net cashflow: $171

Break-even live

Break-even rent $577

Max offer price $75,000

Occupancy floor 73%

Sensitivity live

Price	-10% $214	-5% $193	+0% $171	+5% $150	+10% $129
Rent	-10% $109	-5% $140	+0% $171	+5% $203	+10% $234
Rate	-1.0pp $209	-0.5pp $190	base $171	+0.5pp $152	+1.0pp $132

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $75,000 Active 227 DOM
2. 2026-06-17
   days on market $75,000 Active 226 DOM
3. 2026-06-16
   days on market $75,000 Active 225 DOM
4. 2026-06-15
   days on market $75,000 Active 224 DOM
5. 2026-06-14
   days on market $75,000 Active 222 DOM
6. 2026-06-13
   days on market $75,000 Active 221 DOM
7. 2026-06-10
   days on market $75,000 Active 219 DOM
8. 2026-06-09
   days on market $75,000 Active 218 DOM
9. 2026-06-08
   days on market $75,000 Active 217 DOM
10. 2026-06-07
    days on market $75,000 Active 216 DOM
11. 2026-06-03
    days on market $75,000 Active 212 DOM
12. 2026-06-02
    days on market $75,000 Active 211 DOM
13. 2026-06-01
    days on market $75,000 Active 210 DOM
14. 2026-05-31
    days on market $75,000 Active 209 DOM
15. 2026-05-30
    days on market $75,000 Active 208 DOM
16. 2025-11-03
    listed $75,000 Active
17. 2024-09-04
    historical 125-char remark

    Show marketing remark (125 chars)

    This 2 bedroom, 1 bath property has an unfinished basement, storage building & carport is REO & being SOLD AS IS.

18. 2024-08-30
    soldstatus $40,000 Closed 125-char remark

    Show marketing remark (125 chars)

    This 2 bedroom, 1 bath property has an unfinished basement, storage building & carport is REO & being SOLD AS IS.

19. 2024-08-30
    soldstatus $40,000 Closed 125-char remark

    Show marketing remark (125 chars)

    This 2 bedroom, 1 bath property has an unfinished basement, storage building & carport is REO & being SOLD AS IS.

20. 2024-08-21
    status Pending 125-char remark

    Show marketing remark (125 chars)

    This 2 bedroom, 1 bath property has an unfinished basement, storage building & carport is REO & being SOLD AS IS.

21. 2024-08-21
    status Pending 125-char remark

    Show marketing remark (125 chars)

    This 2 bedroom, 1 bath property has an unfinished basement, storage building & carport is REO & being SOLD AS IS.

22. 2024-06-25
    listed $48,000 Active 125-char remark

    Show marketing remark (125 chars)

    This 2 bedroom, 1 bath property has an unfinished basement, storage building & carport is REO & being SOLD AS IS.

23. 2024-06-25
    listed $48,000 Active 125-char remark

    Show marketing remark (125 chars)

    This 2 bedroom, 1 bath property has an unfinished basement, storage building & carport is REO & being SOLD AS IS.

24. 2020-03-23
    soldstatus $45,000
25. 2020-03-19
    soldstatus $45,000
26. 2019-11-22
    listed $49,900

ⓘ 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: $371 · $31/mo
• Projected year-2 tax: $645 · $54/mo
• Expected delta: +$274/yr (+$23/mo · 73.7%)

ⓘ 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 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $9,521
• − Mortgage interest: −$4,201
• − Property taxes: −$371
• − Insurance: −$375
• − Repairs & maintenance: −$762
• − Management: −$762
• − Depreciation: −$2,182
• Taxable income: $869
• Est. tax owed @ 24.0%: −$208
• After-tax cash flow: $1,847/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: Muhlenberg County
• NCES district ID: 2100081
• Math proficiency: 24% ▼ -26.00%
• Reading proficiency: 37% ▼ -22.00%
• Median HH income: $38,513
• Composite: 25.47/100
• National rank: #7444
• State rank: #104 of 165 in KY

Livability — Greenville

• Score: 69/100
• State rank: #176
• US rank: #8784

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenville, KY
• Population (ZIP): 11,496

Population outlook (Muhlenberg County) Hauer SSP2

• Today (2025): 30,114 people
• By 2030: 29,347 · -2.5%
• By 2040: 27,828 · -7.6%
• By 2050: 26,359 · -12.5%
• By 2075: 23,095 · -23.3%
• By 2100: 19,709 · -34.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Black 2% Asian 2% Hispanic / Latino 1%
• Common ancestry: Italian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 3% · China
• Languages at home: 98% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Muhlenberg

• 2024 margin: Solid R (+54.4) · D 22.3% · R 76.6% · Other 1.1%
• 2008→2024 swing: -52.6pp toward R · 2008: -1.8pp · 2024: -54.4pp
• All cycles: 2024: R+54.4 2020: R+48.8 2016: R+46.9 2012: R+23.5 2008: R+1.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -13.79%
• Current HPI: 186.5803
• 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

+50.3% since first listed

11 events — show timeline

• 2025-11-03 Listed $75,000 RASKMLS
• 2024-09-04 Delisted — GORAMLS
• 2024-08-30 Sold (MLS) $40,000 RASKMLS
• 2024-08-30 Sold (MLS) $40,000 GORAMLS
• 2024-08-21 Pending — RASKMLS
• 2024-08-21 Pending — GORAMLS
• 2024-06-25 Listed $48,000 RASKMLS
• 2024-06-25 Listed $48,000 GORAMLS
• 2020-03-23 Sold (Public Records) $45,000 Public Records
• 2020-03-19 Sold (MLS) $45,000 RASKMLS
• 2019-11-22 Listed $49,900 RASKMLS

Property tax history

+2.1%/yr

Latest (2025): $371 · -12.1% YoY. Source: county tax records.