571 St Rt 1949 · Symsonia, KY 42082

$159,900

3 bd · 1.0 ba · 1,500 sqft · SingleFamily · 218 Days on market

Built 1975 0.95 ac lot ↓ 13% since listing

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Why this score? — see what drove the D 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 +10.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.0/10.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0

Listing remarks MLS

Older, Brick Home located in Symsonia, KY. Beautiful setting with mature trees and a circle drive. There are three bedrooms and one bath. Spacious Den with woodburning, brick fireplace that is gas log capable. The propane tank is owned and there is a septic system and home is currently on well water. Large rooms with a pantry and utility room. Newer Breaker Box, HVAC is approximately 15 years old, Roof is 10 years old, windows and insulation are 9 years old, and the Water heater is only 3 years old. There is a back deck and large 2-car carport. Home needs a little TLC. Seller will survey out house and approximately one acre. Buyers please do your own measuring. Seller says there are a few graves at the back of the property. $169,900

Key facts

• Gas log capable
• Circle drive
• Owned propane tank

Tags

• BRICK HOME
• CIRCLE DRIVE
• WOODBURNING BRICK FIREPLACE
• GAS LOG CAPABLE
• OWNED PROPANE TANK
• SEPTIC SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-96 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (31.0% below list).
• Recommended offer: $110k (31.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#201 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, health & safety F.
• Graves County (rural): math 47% / reading 52% proficiency, ranked #10 of 165 in KY (top 6%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 10 active listings in the ZIP; 9 units permitted in Graves County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (2.0% local appreciation)).
• Graves County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 218 days — a 12% lower offer ($141k) 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 $110,380 (31.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 218 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.69% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.57%
• DSCR: 0.89
• GRM: 12.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.0%
• Equity multiple: 1.11×
• Total profit: $4,752
• Equity at exit: $63,042

10-year hold

• IRR: 5.9%
• Equity multiple: 1.81×
• Total profit: $36,217
• Equity at exit: $90,761

Cash invested: $44,772 (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 42082

• Home prices YoY: 0.8%
• Active inventory: 10
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,104 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$63 /mo · $755/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $-96

Break-even live

Break-even rent $1,225

Max offer price $142,928

Occupancy floor —

Sensitivity live

Price	-10% $-6	-5% $-51	+0% $-96	+5% $-141	+10% $-187
Rent	-10% $-183	-5% $-140	+0% $-96	+5% $-52	+10% $-9
Rate	-1.0pp $-16	-0.5pp $-55	base $-96	+0.5pp $-138	+1.0pp $-180

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $159,900 Active 218 DOM
2. 2026-06-18
   days on market $159,900 Active 217 DOM
3. 2026-06-17
   days on market $159,900 Active 216 DOM
4. 2026-06-16
   days on market $159,900 Active 215 DOM
5. 2026-06-15
   days on market $159,900 Active 214 DOM
6. 2026-06-14
   days on market $159,900 Active 212 DOM
7. 2026-06-12
   days on market $159,900 Active 211 DOM
8. 2026-06-09
   days on market $159,900 Active 208 DOM
9. 2026-06-08
   days on market $159,900 Active 207 DOM
10. 2026-06-07
    days on market $159,900 Active 206 DOM
11. 2026-06-05
    days on market $159,900 Active 203 DOM
12. 2026-06-02
    days on market $159,900 Active 201 DOM
13. 2026-06-01
    days on market $159,900 Active 200 DOM
14. 2026-05-31
    days on market $159,900 Active 199 DOM
15. 2026-05-30
    pricedays on market $159,900 Active 198 DOM
16. 2026-05-20
    price $164,900 742-char remark

    Show marketing remark (742 chars)

    Older, Brick Home located in Symsonia, KY. Beautiful setting with mature trees and a circle drive. There are three bedrooms and one bath. Spacious Den with woodburning, brick fireplace that is gas log capable. The propane tank is owned and there is a septic system and home is currently on well water. Large rooms with a pantry and utility room. Newer Breaker Box, HVAC is approximately 15 years old, Roof is 10 years old, windows and insulation are 9 years old, and the Water heater is only 3 years old. There is a back deck and large 2-car carport. Home needs a little TLC. Seller will survey out house and approximately one acre. Buyers please do your own measuring. Seller says there are a few graves at the back of the property. $169,900

17. 2026-04-09
    price $169,900 742-char remark

    Show marketing remark (742 chars)

    Older, Brick Home located in Symsonia, KY. Beautiful setting with mature trees and a circle drive. There are three bedrooms and one bath. Spacious Den with woodburning, brick fireplace that is gas log capable. The propane tank is owned and there is a septic system and home is currently on well water. Large rooms with a pantry and utility room. Newer Breaker Box, HVAC is approximately 15 years old, Roof is 10 years old, windows and insulation are 9 years old, and the Water heater is only 3 years old. There is a back deck and large 2-car carport. Home needs a little TLC. Seller will survey out house and approximately one acre. Buyers please do your own measuring. Seller says there are a few graves at the back of the property. $169,900

18. 2026-03-20
    price $177,500 742-char remark

    Show marketing remark (742 chars)

    Older, Brick Home located in Symsonia, KY. Beautiful setting with mature trees and a circle drive. There are three bedrooms and one bath. Spacious Den with woodburning, brick fireplace that is gas log capable. The propane tank is owned and there is a septic system and home is currently on well water. Large rooms with a pantry and utility room. Newer Breaker Box, HVAC is approximately 15 years old, Roof is 10 years old, windows and insulation are 9 years old, and the Water heater is only 3 years old. There is a back deck and large 2-car carport. Home needs a little TLC. Seller will survey out house and approximately one acre. Buyers please do your own measuring. Seller says there are a few graves at the back of the property. $169,900

19. 2026-01-05
    price $179,900 742-char remark

    Show marketing remark (742 chars)

    Older, Brick Home located in Symsonia, KY. Beautiful setting with mature trees and a circle drive. There are three bedrooms and one bath. Spacious Den with woodburning, brick fireplace that is gas log capable. The propane tank is owned and there is a septic system and home is currently on well water. Large rooms with a pantry and utility room. Newer Breaker Box, HVAC is approximately 15 years old, Roof is 10 years old, windows and insulation are 9 years old, and the Water heater is only 3 years old. There is a back deck and large 2-car carport. Home needs a little TLC. Seller will survey out house and approximately one acre. Buyers please do your own measuring. Seller says there are a few graves at the back of the property. $169,900

20. 2025-11-13
    listed $189,000 Active 742-char remark

    Show marketing remark (742 chars)

    Older, Brick Home located in Symsonia, KY. Beautiful setting with mature trees and a circle drive. There are three bedrooms and one bath. Spacious Den with woodburning, brick fireplace that is gas log capable. The propane tank is owned and there is a septic system and home is currently on well water. Large rooms with a pantry and utility room. Newer Breaker Box, HVAC is approximately 15 years old, Roof is 10 years old, windows and insulation are 9 years old, and the Water heater is only 3 years old. There is a back deck and large 2-car carport. Home needs a little TLC. Seller will survey out house and approximately one acre. Buyers please do your own measuring. Seller says there are a few graves at the back of the property. $169,900

ⓘ 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: $755 · $63/mo
• Projected year-2 tax: $1,375 · $115/mo
• Expected delta: +$620/yr (+$52/mo · 82.1%)

ⓘ 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 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,246
• − Mortgage interest: −$8,957
• − Property taxes: −$755
• − Insurance: −$800
• − Repairs & maintenance: −$1,060
• − Management: −$1,060
• − Depreciation: −$4,652
• Taxable loss: −$4,037
• Est. tax savings @ 24.0%: +$969
• After-tax cash flow: $-184/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: Graves County
• NCES district ID: 2102280
• Math proficiency: 47% ▼ -9.00%
• Reading proficiency: 52% ▼ -14.00%
• Median HH income: $43,560
• Composite: 41.74/100
• National rank: #3400
• State rank: #10 of 165 in KY

Livability — Symsonia

• Score: 68/100
• State rank: #201
• US rank: #9967

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,961

Population outlook (Graves County) Hauer SSP2

• Today (2025): 36,916 people
• By 2030: 36,587 · -0.9%
• By 2040: 35,580 · -3.6%
• By 2050: 33,906 · -8.2%
• By 2075: 28,957 · -21.6%
• By 2100: 21,552 · -41.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 3% Two or more races 2% Asian 2% Black 1%
• Common ancestry: Italian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Graves

• 2024 margin: Solid R (+61.6) · D 18.6% · R 80.2% · Other 1.2%
• 2008→2024 swing: -35.5pp toward R · 2008: -26.1pp · 2024: -61.6pp
• All cycles: 2024: R+61.6 2020: R+56.7 2016: R+56.5 2012: R+39.7 2008: R+26.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.00%
• Current HPI: 242.2369
• 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

-12.8% since first listed

5 events — show timeline

• 2026-05-20 Price Changed $164,900 WKRMLS
• 2026-04-09 Price Changed $169,900 WKRMLS
• 2026-03-20 Price Changed $177,500 WKRMLS
• 2026-01-05 Price Changed $179,900 WKRMLS
• 2025-11-13 Listed $189,000 WKRMLS