3599 W State Route 339 · Wingo, KY 42088

$44,900

2 bd · 1.0 ba · 1,260 sqft · SingleFamily public records · 77 Days on market

Built 1945 1.00 ac lot ↓ 14% since listing

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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 +15.0/30.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

If looking for a location offering a place to develop a living place this house needs work. Has an attic that stairs could be added offering additional living area. Basement area has duct work and water heater. Garage has been converted to additional living space. House needs updating. Please be aware that there is damage to two rooms of flooring. Buyer needs to verify total square footage.

Key facts

• Attic
• Converted garage
• Basement area

Tags

• ATTIC
• BASEMENT AREA
• CONVERTED GARAGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $42k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#212 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, amenities F, commute 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: 17 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 $3k of equity ($310 loan paydown + $2k appreciation (5.4% local appreciation)).
• Graves County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.4% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($42k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $42,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 4.72% ✓
• Cap rate: 42.79%
• Cash-on-cash: 130.35%
• DSCR: 6.80
• GRM: 1.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.82×
• Total profit: $98,330
• Equity at exit: $26,480

10-year hold

• IRR: —
• Equity multiple: 18.63×
• Total profit: $221,692
• Equity at exit: $46,582

Cash invested: $12,572 (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 42088

• Home prices YoY: 2.1%
• Active inventory: 17
• Price-to-rent: 1.8×

Monthly cashflow live

• Estimated rent: $2,121 medium
• Mortgage (P&I): −$235
• Tax est. 1.5%: −$56 /mo · $674/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $1,366

Break-even live

Break-even rent $393

Max offer price $44,900

Occupancy floor 31%

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: $11,225
• Closing costs: $1,347
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $44,900 Active 77 DOM
2. 2026-06-18
   days on market $44,900 Active 76 DOM
3. 2026-06-17
   days on market $44,900 Active 75 DOM
4. 2026-06-16
   days on market $44,900 Active 74 DOM
5. 2026-06-15
   days on market $44,900 Active 73 DOM
6. 2026-06-14
   days on market $44,900 Active 71 DOM
7. 2026-06-12
   days on market $44,900 Active 70 DOM
8. 2026-06-09
   days on market $44,900 Active 67 DOM
9. 2026-06-08
   days on market $44,900 Active 66 DOM
10. 2026-06-07
    days on market $44,900 Active 65 DOM
11. 2026-06-05
    days on market $44,900 Active 62 DOM
12. 2026-06-02
    days on market $44,900 Active 60 DOM
13. 2026-06-01
    days on market $44,900 Active 59 DOM
14. 2026-05-31
    days on market $44,900 Active 58 DOM
15. 2026-05-30
    days on market $44,900 Active 57 DOM
16. 2026-05-13
    price $44,900 393-char remark

    Show marketing remark (393 chars)

    If looking for a location offering a place to develop a living place this house needs work. Has an attic that stairs could be added offering additional living area. Basement area has duct work and water heater. Garage has been converted to additional living space. House needs updating. Please be aware that there is damage to two rooms of flooring. Buyer needs to verify total square footage.

17. 2026-04-03
    listed $49,900 Active 393-char remark

    Show marketing remark (393 chars)

    If looking for a location offering a place to develop a living place this house needs work. Has an attic that stairs could be added offering additional living area. Basement area has duct work and water heater. Garage has been converted to additional living space. House needs updating. Please be aware that there is damage to two rooms of flooring. Buyer needs to verify total square footage.

18. 2008-07-28
    soldstatus $52,000

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $25,457
• − Mortgage interest: −$2,515
• − Property taxes: −$674
• − Insurance: −$224
• − Repairs & maintenance: −$2,037
• − Management: −$2,037
• − Depreciation: −$1,306
• Taxable income: $16,664
• Est. tax owed @ 24.0%: −$3,999
• After-tax cash flow: $12,388/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 — Wingo

• Score: 67/100
• State rank: #212
• US rank: #10336

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,507

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 (83%)
• Race & ethnicity: White 83% Two or more races 8% Hispanic / Latino 5% Black 3%
• Common ancestry: Italian 2% Romanian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

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: ▲ 5.38%
• Current HPI: 255.5392
• 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

-13.7% since first listed

3 events — show timeline

• 2026-05-13 Price Changed $44,900 WKRMLS
• 2026-04-03 Listed $49,900 WKRMLS
• 2008-07-28 Sold (Public Records) $52,000 Public Records

Property tax history

-8.1%/yr

Latest (2025): $65 · -26.4% YoY. Source: county tax records.