6612 Clore Ln · Crestwood, KY 40014

$1

3 bd · 3.0 ba · 4,650 sqft · SingleFamily · 19 Days on market

Built 1976 Good condition 5.00 ac lot

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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).

• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

5.22 ACRE CRESTWOOD ESTATE | CUSTOM BRICK RANCH ONLINE AUCTION - BIDDING ENDS: WEDNESDAY, MAY 27 @ 6PM. One-owner 2,850 SF brick ranch plus finished basement with attached 2-car garage and detached 20' x 18' garage on 5.22 scenic acres in the heart of highly desirable Oldham County. Courtyard entry with circular driveway, partially fenced backyard, whole-house Generac generator, fully equipped second kitchen in lower level, custom woodwork, vaulted tray ceilings. Located in the highly rated Oldham County School District just off I-71 between Hwy. 22 and KY-329. Square footage measurements per PVA records. Buyers to make their own precise measurements, if needed. 10% Buyers Premium added to

Key facts

• 5.22 acre estate
• Finished basement
• Courtyard entry

Tags

• 5.22 ACRE ESTATE
• CUSTOM BRICK RANCH
• FINISHED BASEMENT
• ATTACHED 2 CAR GARAGE
• DETACHED GARAGE
• COURTYARD ENTRY

Property features AI

Finance

• Other: Approximately 5.22-acre lot; Above-grade finished area and below-grade finished/unf finished areas noted (total living area reported)
• HOA & community: No association fee

Exterior

• Parking: Attached garage with entry at the front; Driveway; 3 garage spaces
• Utilities: Electricity connected; Natural gas available
• Home design: Ranch-style home; Single-story (1 story); Property listed as Auction
• Construction: Built in 1976; Shingle roof; Poured concrete foundation
• Exterior features: Partial fencing; Level lot

Interior

• Kitchen: Cherry cabinets with granite counters; Abundant cabinet space and pantry closet; Main kitchen on the basement level; Second kitchen area equipped with ample cabinet space (basement)
• Bedrooms: 3 bedrooms (all on the first floor); Primary bedroom on the first floor with walk-in closet and full bath
• Bathrooms: 2 full bathrooms; 2 half bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; One HVAC unit
• Interior features: Partially finished basement; One fireplace with wood stove and antique mantle; Built-in cabinetry; Vaulted tray ceiling; 3-panel wood French doors; Bay window; Brick hearth with antique mantle; Wall of cedar-lined closets; Abundant cabinet space and pantry closet; 12 total rooms; 10 closets
• Laundry & utility: Laundry room in the basement; Built-in cabinetry in laundry

🔨 Auction listing. The $1 list price is a nominal opening bid, not a real ask — every metric below is computed on the estimated value $754,966 (ARV from comps), not the list price.

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $1. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-4k ($-44k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $1).
• Cap rate 0.5% vs local median 1.8% in Crestwood — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 71/100 on livability (#136 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Oldham County (suburban): math 48% / reading 55% proficiency, ranked #6 of 165 in KY (top 4%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 144 active listings in the ZIP; high-income renter base; 402 units permitted in Oldham County in 2024 (56 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $23k of value loss. Plan a longer hold.
• Oldham County population projected at +32% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($0) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 1132448.8% of price.

Recommended offer $1

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. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.27% ✗
• Cap rate: 0.51%
• Cash-on-cash: -20.65%
• DSCR: 0.08
• GRM: 31.4

CMA / ARV

• ARV (median comp): $754,966
• List price: $1
• Delta: -100.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6612 Clore Ln	0.00mi	3/3.0	4,650 (0%)	0mo	$684,200	$147	100
7507 Greenfield Pl	0.15mi	4/3.0 (+1)	4,007 (-14%)	0mo	$705,000	$176	65
7510 Cambridge Dr	0.47mi	4/4.5 (+1)	4,923 (+6%)	2mo	$840,000	$171	56
6703 Briarhill Rd	0.42mi	4/2.5 (+1)	4,555 (-2%)	18mo	$615,000	$135	55
5904 Stockton Pl	0.26mi	4/3.5 (+1)	4,135 (-11%)	16mo	$775,000	$187	49
8010 Shadow Creek Rd	0.52mi	4/4.5 (+1)	4,837 (+4%)	13mo	$680,000	$141	47
6505 Norman Ct	0.67mi	4/3.5 (+1)	4,563 (-2%)	22mo	$624,000	$137	40
7221 E Orchard Grass Blvd	0.74mi	4/3.0 (+1)	4,080 (-12%)	1mo	$715,000	$175	39
7002 Leland Ct	0.60mi	4/3.5 (+1)	5,030 (+8%)	21mo	$749,000	$149	34
6299 Clore Ln	0.66mi	4/4.5 (+1)	4,096 (-12%)	10mo	$1,015,000	$248	30

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: -59.5%
• Equity multiple: -0.67×
• Total profit: $-353,940
• Equity at exit: $112,568

10-year hold

• IRR: —
• Equity multiple: -1.87×
• Total profit: $-606,348
• Equity at exit: $65,276

Cash invested: $211,390 (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 40014

• Active inventory: 144

Monthly cashflow live

• Estimated rent: $2,001 medium
• Mortgage (P&I): −$3,959
• Tax est. 1.5%: −$944 /mo · $11,324/yr
• Insurance: −$315
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-3,637

Break-even live

Break-even rent $6,604

Max offer price $228,706

Occupancy floor —

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: $188,741
• Closing costs: $22,649
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-10
   listed $1 Active 1305-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,008
• − Mortgage interest: −$42,290
• − Property taxes: −$11,324
• − Insurance: −$3,775
• − Repairs & maintenance: −$1,921
• − Management: −$1,921
• − Depreciation: −$21,963
• Taxable loss: −$59,185
• Est. tax savings @ 24.0%: +$14,204
• After-tax cash flow: $-29,438/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.

Condition & rehab AI · 30 photos

Good 75/100 Cosmetic rehab

This well-maintained, good condition home with a good exterior and interior is ready for a fresh coat of paint and flooring to enhance its curb appeal and resale value.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal and value
• Resale Trim and paint exterior shutters — Enhances curb appeal and value
• Resale Replace light fixtures — Modernizes the home and enhances curb appeal
• Both Replace flooring — Freshens the interior and enhances resale value
• Both Paint interior walls — Enhances the interior and enhances resale value

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal and value ↑
• Resale Trim and paint exterior shutters — Enhances curb appeal and value ↑
• Resale Replace light fixtures — Modernizes the home and enhances curb appeal ↑
• Both Replace flooring — Freshens the interior and enhances resale value ↑
• Both Paint interior walls — Enhances the interior and enhances resale value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Oldham County
• NCES district ID: 2104530
• Math proficiency: 48% ▼ -15.00%
• Reading proficiency: 55% ▼ -14.00%
• Median HH income: $84,329
• Composite: 47.29/100
• National rank: #2303
• State rank: #6 of 165 in KY

Livability — Crestwood

• Score: 71/100
• State rank: #136
• US rank: #6644

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Oldham County · 49,360 people
• City population: 23,101
• Metro: Louisville/Jefferson County, KY-IN
• Population (ZIP): 23,101
• Household income: $121,189
• Rent vs Own: 12.0% rent · 88.0% own
• Severe rent burden: 279.0

Population outlook (Oldham County) Hauer SSP2

• Today (2025): 75,661 people
• By 2030: 80,948 · +7.0%
• By 2040: 90,894 · +20.1%
• By 2050: 100,168 · +32.4%
• By 2075: 123,605 · +63.4%
• By 2100: 133,523 · +76.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 5% Hispanic / Latino 5% Black 1% Asian 1%
• Common ancestry: Lithuanian 3% Italian 2% Romanian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 1%

Political lean MEDSL · Oldham

• 2024 margin: Strong R (+22.6) · D 37.7% · R 60.3% · Other 2.0%
• 2008→2024 swing: +8.1pp toward D · 2008: -30.7pp · 2024: -22.6pp
• All cycles: 2024: R+22.6 2020: R+21.4 2016: R+31.1 2012: R+36.6 2008: R+30.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -189.40%
• Current HPI: 238.761
• Rent YoY: —
• Metro: Louisville/Jefferson County, KY-IN
• 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

3 events — show timeline

• 2026-06-09 Sold (MLS) $684,200 Metro Search MLS
• 2026-05-29 Pending — Metro Search MLS
• 2026-05-10 Listed $1 Metro Search MLS

Property tax history

+3.3%/yr

Latest (2025): $3,506 · -1.3% YoY. Source: county tax records.