813 S 4th St · Danville, KY 40422

$175,000

3 bd · 1.0 ba · 1,896 sqft · Other public records · 312 Days on market

9,148 sqft lot Est $148k · 18% over

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Why this score? — see what drove the F 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 +15.5/30.0
• DSCR +4.8/10.0
• Livability +3.9/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 813 S. 4th Street — a highly visible professional office building just moments from downtown Danville. Positioned on a . 21-acre lot with on-site parking, this versatile property offers a variety of business uses. The Space is made up of 1,232 sq. ft. on the main floor, 493 sq. ft. on the second floor, and an additional 725 sq. ft. unfinished basement, the building provides multiple private offices, common areas, and open workspaces perfect for adapting to your operational needs. The structure is in great overall condition and showcases a two-story layout over a full basement, ideal for professional services, retail, or mixed-use potential. COMMERCIAL PROPERTY

Key facts

• Private offices
• Common areas
• On-site parking

Tags

• PROFESSIONAL OFFICE BUILDING
• ON-SITE PARKING
• TWO-STORY LAYOUT
• FULL BASEMENT
• PRIVATE OFFICES
• COMMON AREAS

Property features AI

Exterior

• Utilities: Public sewer
• Home design: One-and-a-half story
• Construction: Vinyl siding; Block foundation
• Exterior features: Property has a view; Public water

Interior

• Flooring: Laminate; Wood
• Bathrooms: Two half bathrooms
• Heating & cooling: Baseboard heating; Window air conditioning units
• Interior features: Laminate and wood flooring; Unfinished basement; Five total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $175k.

Deal economics

• At list price, monthly cash flow is $69 ($829/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (20.7% below list).
• Recommended offer: $139k (20.7% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 2.8% in Danville — 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 77/100 on livability (#85 in KY, #3,148 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Danville Independent (town): math 26% / reading 35% proficiency, ranked #110 of 165 in KY (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: John W. Bate Middle School (math 19% / reading 37%, grade F, #165 of 217 statewide, top 77%, 399 students, 66% FRL); Danville High School (math 32% / reading 32%, grade F, #97 of 254 statewide, top 46%, 481 students, 63% FRL).
• Market conditions: 166 active listings in the ZIP; 85 units permitted in Boyle County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Boyle County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 312 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $75k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $99k; list at $175k implies a 77% gain — meaningful room to come down on a strong offer.

Recommended offer $138,844 (20.7% below list)

Questions for the listing agent

1. It's been on market 312 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.79% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.69%
• DSCR: 1.08
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $147,888
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
134-136 E Cheryl Ln	0.69mi	4/2.0 (+1)	1,728 (-9%)	7mo	$135,550	$78	38

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: -13.7%
• Equity multiple: 0.51×
• Total profit: $-24,047
• Equity at exit: $26,093

10-year hold

• IRR: -4.9%
• Equity multiple: 0.68×
• Total profit: $-15,640
• Equity at exit: $15,131

Cash invested: $49,000 (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 40422

• Home prices YoY: -12.8%
• Active inventory: 166
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,388 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$37 /mo · $446/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $69

Break-even live

Break-even rent $1,301

Max offer price $175,000

Occupancy floor 90%

Sensitivity live

Price	-10% $168	-5% $119	+0% $69	+5% $20	+10% $-30
Rent	-10% $-41	-5% $14	+0% $69	+5% $124	+10% $179
Rate	-1.0pp $157	-0.5pp $114	base $69	+0.5pp $24	+1.0pp $-22

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-22
   days on market $175,000 Active 312 DOM
2. 2026-06-21
   days on market $175,000 Active 311 DOM
3. 2026-06-19
   days on market $175,000 Active 309 DOM
4. 2026-06-18
   days on market $175,000 Active 308 DOM
5. 2026-06-17
   days on market $175,000 Active 307 DOM
6. 2026-06-16
   days on market $175,000 Active 306 DOM
7. 2026-06-15
   days on market $175,000 Active 305 DOM
8. 2026-06-14
   days on market $175,000 Active 303 DOM
9. 2026-06-12
   days on market $175,000 Active 302 DOM
10. 2026-06-09
    days on market $175,000 Active 299 DOM
11. 2026-06-08
    days on market $175,000 Active 298 DOM
12. 2026-06-07
    days on market $175,000 Active 297 DOM
13. 2026-06-07
    days on market $175,000 Active 296 DOM
14. 2026-06-02
    days on market $175,000 Active 292 DOM
15. 2026-06-01
    days on market $175,000 Active 291 DOM
16. 2026-05-31
    days on market $175,000 Active 290 DOM
17. 2026-05-30
    days on market $175,000 Active 289 DOM
18. 2026-02-14
    status Active
19. 2026-02-14
    price $175,000
20. 2026-02-04
    historical
21. 2025-12-29
    price $199,900
22. 2025-09-05
    price $230,000
23. 2025-08-05
    listed $250,000 Active
24. 2006-07-12
    soldstatus $99,000
25. 1985-06-01
    soldstatus $53,000

ⓘ 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: $446 · $37/mo
• Projected year-2 tax: $1,505 · $125/mo
• Expected delta: +$1,060/yr (+$88/mo · 237.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°F today · 21 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: $16,661
• − Mortgage interest: −$9,803
• − Property taxes: −$446
• − Insurance: −$875
• − Repairs & maintenance: −$1,333
• − Management: −$1,333
• − Depreciation: −$5,091
• Taxable loss: −$2,219
• Est. tax savings @ 24.0%: +$532
• After-tax cash flow: $1,362/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: Danville Independent
• NCES district ID: 2101440
• Math proficiency: 26% ▼ -14.00%
• Reading proficiency: 35% ▼ -16.00%
• Median HH income: $34,215
• Composite: 25.08/100
• National rank: #7535
• State rank: #110 of 165 in KY

Livability — Danville

• Score: 77/100
• State rank: #85
• US rank: #3148

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Danville, KY
• County: Boyle County · 25,950 people
• City population: 25,950
• Metro: Danville, KY
• Population (ZIP): 25,950
• Household income: $59,615
• Rent vs Own: 36.1% rent · 63.9% own
• Severe rent burden: 1047.0

Population outlook (Boyle County) Hauer SSP2

• Today (2025): 31,908 people
• By 2030: 32,875 · +3.0%
• By 2040: 34,549 · +8.3%
• By 2050: 36,095 · +13.1%
• By 2075: 39,800 · +24.7%
• By 2100: 40,157 · +25.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Black 9% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Boyle

• 2024 margin: Strong R (+29.0) · D 34.7% · R 63.7% · Other 1.5%
• 2008→2024 swing: -5.8pp toward R · 2008: -23.2pp · 2024: -29.0pp
• All cycles: 2024: R+29.0 2020: R+24.7 2016: R+29.1 2012: R+26.1 2008: R+23.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -38.55%
• Current HPI: 262.516
• Rent YoY: —
• Metro: Danville, KY
• 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

+230.2% since first listed

8 events — show timeline

• 2026-02-14 Relisted — ImagineMLS
• 2026-02-14 Price Changed $175,000 ImagineMLS
• 2026-02-04 Listing Removed — ImagineMLS
• 2025-12-29 Price Changed $199,900 ImagineMLS
• 2025-09-05 Price Changed $230,000 ImagineMLS
• 2025-08-05 Listed $250,000 ImagineMLS
• 2006-07-12 Sold (Public Records) $99,000 Public Records
• 1985-06-01 Sold (Public Records) $53,000 Public Records