815 Highway 3446 · McKee, KY 40447

$89,000

3 bd · 1.0 ba · 1,494 sqft · SingleFamily · 320 Days on market

Built 1972 30 ac lot $60/sqft · 51% below area

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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 +29.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Appreciation +5.8/10.0
• Livability +3.1/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

If your looking for privacy, yet a short drive to town - this may be the one! 3 bedroom, 1 bath ranch home situated on 30+/- , mostly wooded acres. A small cabin will convey with the sale that sits across the road from the main house( cabin is currently occupied). Storage shed plus an A frame shed is on the property. The home does need some TLC but owner says it has good bones. Updates include a roof in 2024 and partial floor repair where needed. Personal property will be removed prior to closing.

Key facts

• Small cabin
• Roof updates
• Storage shed

Tags

• 30 WOODED ACRES
• SMALL CABIN
• STORAGE SHED
• A FRAME SHED
• ROOF UPDATES
• PARTIAL FLOOR REPAIR

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 3.5% in McKee — 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 62/100 on livability (#340 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools D-, amenities F, commute F.
• Jackson County (rural): math 24% / reading 40% proficiency, ranked #101 of 165 in KY (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 77 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($615 loan paydown + $1k appreciation (1.7% local appreciation)).
• Jackson County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.7% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 320 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts; this cycle's ask has dropped $31k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 320 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 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
7. 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.
8. 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.
9. 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: 1.25% ✓
• Cap rate: 10.58%
• Cash-on-cash: 15.31%
• DSCR: 1.68
• GRM: 6.7

CMA / ARV

• ARV (median comp): $181,321
• List price: $89,000
• Delta: -50.92%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Projected returns pro-forma

1.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.6%
• Equity multiple: 1.83×
• Total profit: $20,604
• Equity at exit: $33,473

10-year hold

• IRR: 18.4%
• Equity multiple: 3.37×
• Total profit: $59,042
• Equity at exit: $46,978

Cash invested: $24,920 (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 40447

• Home prices YoY: 0.9%
• Active inventory: 77
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,108 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$54 /mo · $648/yr
• Insurance: −$37
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $251

Break-even live

Break-even rent $790

Max offer price $89,000

Occupancy floor 72%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 41 events

1. 2026-06-19
   days on market $89,000 Active 320 DOM
2. 2026-06-18
   days on market $89,000 Active 319 DOM
3. 2026-06-17
   days on market $89,000 Active 318 DOM
4. 2026-06-16
   days on market $89,000 Active 317 DOM
5. 2026-06-15
   days on market $89,000 Active 316 DOM
6. 2026-06-14
   days on market $89,000 Active 314 DOM
7. 2026-06-13
   days on market $89,000 Active 313 DOM
8. 2026-06-10
   days on market $89,000 Active 311 DOM
9. 2026-06-09
   days on market $89,000 Active 310 DOM
10. 2026-06-08
    days on market $89,000 Active 309 DOM
11. 2026-06-07
    days on market $89,000 Active 308 DOM
12. 2026-06-02
    days on market $89,000 Active 303 DOM
13. 2026-06-01
    days on market $89,000 Active 302 DOM
14. 2026-05-31
    days on market $89,000 Active 301 DOM
15. 2026-05-30
    days on market $89,000 Active 300 DOM
16. 2026-04-25
    status Active 504-char remark

    Show marketing remark (504 chars)

    If your looking for privacy, yet a short drive to town - this may be the one! 3 bedroom, 1 bath ranch home situated on 30+/- , mostly wooded acres. A small cabin will convey with the sale that sits across the road from the main house( cabin is currently occupied). Storage shed plus an A frame shed is on the property. The home does need some TLC but owner says it has good bones. Updates include a roof in 2024 and partial floor repair where needed. Personal property will be removed prior to closing.

17. 2026-04-25
    status Active 504-char remark

    Show marketing remark (504 chars)

    If your looking for privacy, yet a short drive to town - this may be the one! 3 bedroom, 1 bath ranch home situated on 30+/- , mostly wooded acres. A small cabin will convey with the sale that sits across the road from the main house( cabin is currently occupied). Storage shed plus an A frame shed is on the property. The home does need some TLC but owner says it has good bones. Updates include a roof in 2024 and partial floor repair where needed. Personal property will be removed prior to closing.

18. 2026-01-03
    status Active 504-char remark

    Show marketing remark (504 chars)

    If your looking for privacy, yet a short drive to town - this may be the one! 3 bedroom, 1 bath ranch home situated on 30+/- , mostly wooded acres. A small cabin will convey with the sale that sits across the road from the main house( cabin is currently occupied). Storage shed plus an A frame shed is on the property. The home does need some TLC but owner says it has good bones. Updates include a roof in 2024 and partial floor repair where needed. Personal property will be removed prior to closing.

19. 2026-01-03
    status Active 504-char remark

    Show marketing remark (504 chars)

    If your looking for privacy, yet a short drive to town - this may be the one! 3 bedroom, 1 bath ranch home situated on 30+/- , mostly wooded acres. A small cabin will convey with the sale that sits across the road from the main house( cabin is currently occupied). Storage shed plus an A frame shed is on the property. The home does need some TLC but owner says it has good bones. Updates include a roof in 2024 and partial floor repair where needed. Personal property will be removed prior to closing.

20. 2025-11-25
    status Active 504-char remark

    Show marketing remark (504 chars)

    If your looking for privacy, yet a short drive to town - this may be the one! 3 bedroom, 1 bath ranch home situated on 30+/- , mostly wooded acres. A small cabin will convey with the sale that sits across the road from the main house( cabin is currently occupied). Storage shed plus an A frame shed is on the property. The home does need some TLC but owner says it has good bones. Updates include a roof in 2024 and partial floor repair where needed. Personal property will be removed prior to closing.

21. 2025-11-25
    price $89,000 504-char remark

    Show marketing remark (504 chars)

    If your looking for privacy, yet a short drive to town - this may be the one! 3 bedroom, 1 bath ranch home situated on 30+/- , mostly wooded acres. A small cabin will convey with the sale that sits across the road from the main house( cabin is currently occupied). Storage shed plus an A frame shed is on the property. The home does need some TLC but owner says it has good bones. Updates include a roof in 2024 and partial floor repair where needed. Personal property will be removed prior to closing.

22. 2025-11-25
    status Active 504-char remark

    Show marketing remark (504 chars)

    If your looking for privacy, yet a short drive to town - this may be the one! 3 bedroom, 1 bath ranch home situated on 30+/- , mostly wooded acres. A small cabin will convey with the sale that sits across the road from the main house( cabin is currently occupied). Storage shed plus an A frame shed is on the property. The home does need some TLC but owner says it has good bones. Updates include a roof in 2024 and partial floor repair where needed. Personal property will be removed prior to closing.

23. 2025-11-25
    price $89,000 504-char remark

    Show marketing remark (504 chars)

    If your looking for privacy, yet a short drive to town - this may be the one! 3 bedroom, 1 bath ranch home situated on 30+/- , mostly wooded acres. A small cabin will convey with the sale that sits across the road from the main house( cabin is currently occupied). Storage shed plus an A frame shed is on the property. The home does need some TLC but owner says it has good bones. Updates include a roof in 2024 and partial floor repair where needed. Personal property will be removed prior to closing.

24. 2025-10-21
    status Pending 504-char remark

    Show marketing remark (504 chars)

    If your looking for privacy, yet a short drive to town - this may be the one! 3 bedroom, 1 bath ranch home situated on 30+/- , mostly wooded acres. A small cabin will convey with the sale that sits across the road from the main house( cabin is currently occupied). Storage shed plus an A frame shed is on the property. The home does need some TLC but owner says it has good bones. Updates include a roof in 2024 and partial floor repair where needed. Personal property will be removed prior to closing.

25. 2025-10-21
    status Pending 504-char remark

    Show marketing remark (504 chars)

    If your looking for privacy, yet a short drive to town - this may be the one! 3 bedroom, 1 bath ranch home situated on 30+/- , mostly wooded acres. A small cabin will convey with the sale that sits across the road from the main house( cabin is currently occupied). Storage shed plus an A frame shed is on the property. The home does need some TLC but owner says it has good bones. Updates include a roof in 2024 and partial floor repair where needed. Personal property will be removed prior to closing.

26. 2025-10-21
    historical 504-char remark

    Show marketing remark (504 chars)

    If your looking for privacy, yet a short drive to town - this may be the one! 3 bedroom, 1 bath ranch home situated on 30+/- , mostly wooded acres. A small cabin will convey with the sale that sits across the road from the main house( cabin is currently occupied). Storage shed plus an A frame shed is on the property. The home does need some TLC but owner says it has good bones. Updates include a roof in 2024 and partial floor repair where needed. Personal property will be removed prior to closing.

27. 2025-10-21
    historical 504-char remark

    Show marketing remark (504 chars)

    If your looking for privacy, yet a short drive to town - this may be the one! 3 bedroom, 1 bath ranch home situated on 30+/- , mostly wooded acres. A small cabin will convey with the sale that sits across the road from the main house( cabin is currently occupied). Storage shed plus an A frame shed is on the property. The home does need some TLC but owner says it has good bones. Updates include a roof in 2024 and partial floor repair where needed. Personal property will be removed prior to closing.

28. 2025-10-21
    historical 504-char remark

    Show marketing remark (504 chars)

    If your looking for privacy, yet a short drive to town - this may be the one! 3 bedroom, 1 bath ranch home situated on 30+/- , mostly wooded acres. A small cabin will convey with the sale that sits across the road from the main house( cabin is currently occupied). Storage shed plus an A frame shed is on the property. The home does need some TLC but owner says it has good bones. Updates include a roof in 2024 and partial floor repair where needed. Personal property will be removed prior to closing.

29. 2025-10-21
    historical 504-char remark

    Show marketing remark (504 chars)

    If your looking for privacy, yet a short drive to town - this may be the one! 3 bedroom, 1 bath ranch home situated on 30+/- , mostly wooded acres. A small cabin will convey with the sale that sits across the road from the main house( cabin is currently occupied). Storage shed plus an A frame shed is on the property. The home does need some TLC but owner says it has good bones. Updates include a roof in 2024 and partial floor repair where needed. Personal property will be removed prior to closing.

30. 2025-09-28
    status Active 504-char remark

    Show marketing remark (504 chars)

    If your looking for privacy, yet a short drive to town - this may be the one! 3 bedroom, 1 bath ranch home situated on 30+/- , mostly wooded acres. A small cabin will convey with the sale that sits across the road from the main house( cabin is currently occupied). Storage shed plus an A frame shed is on the property. The home does need some TLC but owner says it has good bones. Updates include a roof in 2024 and partial floor repair where needed. Personal property will be removed prior to closing.

31. 2025-09-05
    status Active 504-char remark

    Show marketing remark (504 chars)

    If your looking for privacy, yet a short drive to town - this may be the one! 3 bedroom, 1 bath ranch home situated on 30+/- , mostly wooded acres. A small cabin will convey with the sale that sits across the road from the main house( cabin is currently occupied). Storage shed plus an A frame shed is on the property. The home does need some TLC but owner says it has good bones. Updates include a roof in 2024 and partial floor repair where needed. Personal property will be removed prior to closing.

32. 2025-09-04
    historical Contingent 504-char remark

    Show marketing remark (504 chars)

    If your looking for privacy, yet a short drive to town - this may be the one! 3 bedroom, 1 bath ranch home situated on 30+/- , mostly wooded acres. A small cabin will convey with the sale that sits across the road from the main house( cabin is currently occupied). Storage shed plus an A frame shed is on the property. The home does need some TLC but owner says it has good bones. Updates include a roof in 2024 and partial floor repair where needed. Personal property will be removed prior to closing.

33. 2025-09-02
    price $100,000 504-char remark

    Show marketing remark (504 chars)

    If your looking for privacy, yet a short drive to town - this may be the one! 3 bedroom, 1 bath ranch home situated on 30+/- , mostly wooded acres. A small cabin will convey with the sale that sits across the road from the main house( cabin is currently occupied). Storage shed plus an A frame shed is on the property. The home does need some TLC but owner says it has good bones. Updates include a roof in 2024 and partial floor repair where needed. Personal property will be removed prior to closing.

34. 2025-05-08
    historical Contingent 504-char remark

    Show marketing remark (504 chars)

    If your looking for privacy, yet a short drive to town - this may be the one! 3 bedroom, 1 bath ranch home situated on 30+/- , mostly wooded acres. A small cabin will convey with the sale that sits across the road from the main house( cabin is currently occupied). Storage shed plus an A frame shed is on the property. The home does need some TLC but owner says it has good bones. Updates include a roof in 2024 and partial floor repair where needed. Personal property will be removed prior to closing.

35. 2025-04-25
    price $100,000 504-char remark

    Show marketing remark (504 chars)

    If your looking for privacy, yet a short drive to town - this may be the one! 3 bedroom, 1 bath ranch home situated on 30+/- , mostly wooded acres. A small cabin will convey with the sale that sits across the road from the main house( cabin is currently occupied). Storage shed plus an A frame shed is on the property. The home does need some TLC but owner says it has good bones. Updates include a roof in 2024 and partial floor repair where needed. Personal property will be removed prior to closing.

36. 2025-01-29
    listed $119,900 Active 504-char remark

    Show marketing remark (504 chars)

    If your looking for privacy, yet a short drive to town - this may be the one! 3 bedroom, 1 bath ranch home situated on 30+/- , mostly wooded acres. A small cabin will convey with the sale that sits across the road from the main house( cabin is currently occupied). Storage shed plus an A frame shed is on the property. The home does need some TLC but owner says it has good bones. Updates include a roof in 2024 and partial floor repair where needed. Personal property will be removed prior to closing.

37. 2025-01-29
    listed $119,900 Active 504-char remark

    Show marketing remark (504 chars)

    If your looking for privacy, yet a short drive to town - this may be the one! 3 bedroom, 1 bath ranch home situated on 30+/- , mostly wooded acres. A small cabin will convey with the sale that sits across the road from the main house( cabin is currently occupied). Storage shed plus an A frame shed is on the property. The home does need some TLC but owner says it has good bones. Updates include a roof in 2024 and partial floor repair where needed. Personal property will be removed prior to closing.

38. 2020-07-21
    soldstatus $92,000
39. 2010-10-01
    soldstatus $43,500
40. 2010-01-01
    soldstatus $25,000
41. 2008-06-01
    soldstatus $15,000

ⓘ 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: $648 · $54/mo
• Projected year-2 tax: $765 · $64/mo
• Expected delta: +$117/yr (+$10/mo · 18.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥99°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $13,302
• − Mortgage interest: −$4,985
• − Property taxes: −$648
• − Insurance: −$1,242
• − Repairs & maintenance: −$1,064
• − Management: −$1,064
• − Depreciation: −$2,589
• Taxable income: $1,708
• Est. tax owed @ 24.0%: −$410
• After-tax cash flow: $2,607/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: Jackson County
• NCES district ID: 2102940
• Math proficiency: 24% ▼ -15.00%
• Reading proficiency: 40% ▼ -17.00%
• Median HH income: $27,446
• Composite: 25.64/100
• National rank: #7402
• State rank: #101 of 165 in KY

Livability — McKee

• Score: 62/100
• State rank: #340
• US rank: #16173

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,559

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 12,772 people
• By 2030: 12,285 · -3.8%
• By 2040: 11,129 · -12.9%
• By 2050: 9,933 · -22.2%
• By 2075: 7,419 · -41.9%
• By 2100: 5,555 · -56.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Slovak 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+81.8) · D 8.5% · R 90.3% · Other 1.2%
• 2008→2024 swing: -11.6pp toward R · 2008: -70.1pp · 2024: -81.8pp
• All cycles: 2024: R+81.8 2020: R+79.3 2016: R+80.2 2012: R+74.2 2008: R+70.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.66%
• Current HPI: 183.4009
• 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

+493.3% since first listed

26 events — show timeline

• 2026-04-25 Relisted — ImagineMLS
• 2026-04-25 Relisted — ImagineMLS
• 2026-01-03 Relisted — ImagineMLS
• 2026-01-03 Relisted — ImagineMLS
• 2025-11-25 Relisted — ImagineMLS
• 2025-11-25 Price Changed $89,000 ImagineMLS
• 2025-11-25 Relisted — ImagineMLS
• 2025-11-25 Price Changed $89,000 ImagineMLS
• 2025-10-21 Pending — ImagineMLS
• 2025-10-21 Pending — ImagineMLS
• 2025-10-21 Listing Removed — ImagineMLS
• 2025-10-21 Listing Removed — ImagineMLS
• 2025-10-21 Listing Removed — ImagineMLS
• 2025-10-21 Listing Removed — ImagineMLS
• 2025-09-28 Relisted — ImagineMLS
• 2025-09-05 Relisted — ImagineMLS
• 2025-09-04 Contingent — ImagineMLS
• 2025-09-02 Price Changed $100,000 ImagineMLS
• 2025-05-08 Contingent — ImagineMLS
• 2025-04-25 Price Changed $100,000 ImagineMLS
• 2025-01-29 Listed $119,900 ImagineMLS
• 2025-01-29 Listed $119,900 ImagineMLS
• 2020-07-21 Sold (Public Records) $92,000 Public Records
• 2010-10-01 Sold (Public Records) $43,500 Public Records
• 2010-01-01 Sold (Public Records) $25,000 Public Records
• 2008-06-01 Sold (Public Records) $15,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $648 · +6.1% YoY. Source: county tax records.