26 Todd St · Livingston, KY 40445

$78,000

2 bd · 1.0 ba · 1,100 sqft · SingleFamily public records · 29 Days on market

8,755 sqft lot $71/sqft · at area comps Est $71k · 10% over

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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 +28.9/30.0
• DSCR +10.0/10.0
• 1% rule +7.2/10.0
• Livability +3.1/5.0
• ARV discount +2.8/15.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.7/10.0

Listing remarks

Welcome to 26 Todd Street in Livingston, Kentucky a cozy 2-bedroom, 1-bath home tucked away in a quiet small-town setting. Offering just over 1,000 sq ft of comfortable living space, this charming home features low-maintenance vinyl siding, a metal roof, and a peaceful backyard with beautiful wooded views. Enjoy relaxing mornings on the front porch and the simplicity of country living while still being conveniently located just minutes from I-75. Near the Rockcastle River and Daniel Boone National Forest, this property is perfect for first-time buyers, downsizers, investors, or anyone looking for a peaceful weekend retreat with easy access to outdoor recreation.

Key facts

• Metal roof
• Front porch
• Wooded views

Tags

• VINYL SIDING
• METAL ROOF
• PEACEFUL BACKYARD
• WOODED VIEWS
• FRONT PORCH

Property features AI

Finance

• Other: Located in Rockcastle County; subdivision listed as Rural; Directions: From I-75s, take exit 59, take ramp to US-25, turn left onto US-25 S, turn right onto Todd St; property will be on the right

Exterior

• Utilities: Public sewer
• Home design: Single-story house
• Construction: Vinyl siding; Block foundation; Metal roof; Built as a house (1,045 total building area)
• Exterior features: Partial fencing; A few trees on the lot; Public water

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Total of 3 rooms; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($951 rent vs $78k).
• Recommended offer: $77k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#346 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Rockcastle County (rural): math 23% / reading 40% proficiency, ranked #102 of 165 in KY (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rockcastle County Middle School (math 20% / reading 43%, grade F, #125 of 217 statewide, top 63%, 578 students, 63% FRL); Rockcastle County High School (math 22% / reading 32%, grade F, #158 of 254 statewide, top 68%, 819 students, 64% FRL).
• Market conditions: 10 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $539 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Rockcastle County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 13y ago; this cycle's ask is 7% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $76,830 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. 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.
4. 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.
5. 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: 1.22% ✓
• Cap rate: 10.35%
• Cash-on-cash: 14.49%
• DSCR: 1.64
• GRM: 6.8

CMA / ARV

• ARV (median comp): $70,638
• List price: $78,000
• Delta: 10.42%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 4.9%
• Equity multiple: 1.19×
• Total profit: $4,138
• Equity at exit: $11,630

10-year hold

• IRR: 14.3%
• Equity multiple: 2.15×
• Total profit: $25,160
• Equity at exit: $6,744

Cash invested: $21,840 (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 40445

• Home prices YoY: -4.8%
• Active inventory: 10
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $951 medium
• Mortgage (P&I): −$409
• Tax from tax record: −$46 /mo · $553/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $264

Break-even live

Break-even rent $617

Max offer price $78,000

Occupancy floor 67%

Sensitivity live

Price	-10% $308	-5% $286	+0% $264	+5% $242	+10% $220
Rent	-10% $189	-5% $226	+0% $264	+5% $301	+10% $339
Rate	-1.0pp $303	-0.5pp $284	base $264	+0.5pp $243	+1.0pp $223

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-07
   statusdays on market $78,000 Pending 29 DOM
2. 2026-06-05
   days on market $78,000 Active 27 DOM
3. 2026-06-03
   days on market $78,000 Active 26 DOM
4. 2026-06-02
   days on market $78,000 Active 25 DOM
5. 2026-06-01
   days on market $78,000 Active 24 DOM
6. 2026-05-31
   days on market $78,000 Active 23 DOM
7. 2026-05-30
   days on market $78,000 Active 22 DOM
8. 2026-05-08
   listed $72,900 Active 670-char remark
9. 2026-01-05
   price $79,900
10. 2025-12-19
    price $89,900
11. 2025-12-04
    status Active
12. 2025-11-23
    historical Contingent
13. 2025-11-23
    historical
14. 2025-10-27
    listed $99,000 Active
15. 2025-10-27
    historical
16. 2025-09-29
    price $99,000
17. 2025-05-28
    price $105,000
18. 2025-05-19
    listed $120,000 Active
19. 2023-02-27
    soldstatus $68,000
20. 2022-01-26
    status Pending
21. 2022-01-26
    historical
22. 2021-12-28
    status Active
23. 2021-12-09
    historical
24. 2021-11-09
    listed $73,000 Active
25. 2018-02-28
    soldstatus $4,000
26. 2018-02-28
    soldstatus $4,000
27. 2017-05-19
    listed $4,253
28. 2017-05-19
    listed $4,253
29. 2013-11-17
    historical
30. 2013-05-17
    listed $37,900
31. 2013-05-17
    listed $37,900
32. 2008-07-01
    soldstatus $29,500
33. 2007-12-01
    soldstatus $9,500

ⓘ 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: $553 · $46/mo
• Projected year-2 tax: $671 · $56/mo
• Expected delta: +$117/yr (+$10/mo · 21.2%)

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 22 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: $11,413
• − Mortgage interest: −$4,369
• − Property taxes: −$553
• − Insurance: −$390
• − Repairs & maintenance: −$913
• − Management: −$913
• − Depreciation: −$2,269
• Taxable income: $2,005
• Est. tax owed @ 24.0%: −$481
• After-tax cash flow: $2,683/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: Rockcastle County
• NCES district ID: 2105070
• Math proficiency: 23% ▼ -21.00%
• Reading proficiency: 40% ▼ -18.00%
• Median HH income: $30,809
• Composite: 25.55/100
• National rank: #7430
• State rank: #102 of 165 in KY

Livability — Livingston

• Score: 62/100
• State rank: #346
• US rank: #16500

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Livingston, KY
• Population (ZIP): 755

Population outlook (Rockcastle County) Hauer SSP2

• Today (2025): 17,003 people
• By 2030: 16,913 · -0.5%
• By 2040: 16,504 · -2.9%
• By 2050: 15,697 · -7.7%
• By 2075: 13,724 · -19.3%
• By 2100: 11,369 · -33.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Italian 9% Slovak 4% Lithuanian 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Rockcastle

• 2024 margin: Solid R (+73.1) · D 12.8% · R 85.9% · Other 1.3%
• 2008→2024 swing: -19.8pp toward R · 2008: -53.4pp · 2024: -73.1pp
• All cycles: 2024: R+73.1 2020: R+69.9 2016: R+70.2 2012: R+63.2 2008: R+53.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -6.66%
• Current HPI: 131.5023
• 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

+721.1% since first listed

28 events — show timeline

• 2026-06-06 Pending — ImagineMLS
• 2026-05-27 Price Changed $78,000 ImagineMLS
• 2026-05-08 Listed $72,900 ImagineMLS
• 2026-01-05 Price Changed $79,900 ImagineMLS
• 2025-12-19 Price Changed $89,900 ImagineMLS
• 2025-12-04 Relisted — ImagineMLS
• 2025-11-23 Contingent — ImagineMLS
• 2025-11-23 Listing Removed — ImagineMLS
• 2025-10-27 Listing Removed — ImagineMLS
• 2025-10-27 Listed $99,000 ImagineMLS
• 2025-09-29 Price Changed $99,000 ImagineMLS
• 2025-05-28 Price Changed $105,000 ImagineMLS
• 2025-05-19 Listed $120,000 ImagineMLS
• 2023-02-27 Sold (Public Records) $68,000 Public Records
• 2022-01-26 Pending — ImagineMLS
• 2022-01-26 Listing Removed — ImagineMLS
• 2021-12-28 Relisted — ImagineMLS
• 2021-12-09 Listing Removed — ImagineMLS
• 2021-11-09 Listed $73,000 ImagineMLS
• 2018-02-28 Sold (MLS) $4,000 ImagineMLS
• 2018-02-28 Sold (MLS) $4,000 ImagineMLS
• 2017-05-19 Listed $4,253 ImagineMLS
• 2017-05-19 Listed $4,253 ImagineMLS
• 2013-11-17 Listing Removed — ImagineMLS
• 2013-05-17 Listed $37,900 ImagineMLS
• 2013-05-17 Listed $37,900 ImagineMLS
• 2008-07-01 Sold (Public Records) $29,500 Public Records
• 2007-12-01 Sold (Public Records) $9,500 Public Records

Property tax history

+7.9%/yr

Latest (2025): $553 · -0.6% YoY. Source: county tax records.