109 Rice St · Campbellsville, KY 42718

$75,000

2 bd · 1.0 ba · 1,036 sqft · Other public records · 273 Days on market

Built 1950 0.46 ac lot $72/sqft · 57% below area ↓ 25% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

109 Rice St. 2bed 1 bath fixer upper in downtown Campbellsville With new construction developments happening in the surrounding neighborhood, this property is a perfect opportunity for an investor or homeowner looking to add value. Great option as a fixer-upper project or as a rental property. Joining this property is a 1.16vacant lot for sell! providing even more potential os single or multi-family housing in an area that needs it! This home is being sold as is, will be conventional or cash buyer Listing agent is owner.

Key facts

• Vacant lot
• Rental property
• 0.46 acre lot

Tags

• VACANT LOT
• NEW CONSTRUCTION DEVELOPMENTS
• RENTAL PROPERTY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $75k.

Deal economics

• At list price, monthly cash flow is $447 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.4% vs local median 3.7% in Campbellsville — 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 76/100 on livability (#94 in KY, #3,786 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D+, commute F, employment F.
• Campbellsville Independent (town): math 16% / reading 32% proficiency, ranked #152 of 165 in KY (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 186 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 10 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Taylor County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 273 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 273 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 1950 — 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: 1.63% ✓
• Cap rate: 13.45%
• Cash-on-cash: 25.55%
• DSCR: 2.14
• GRM: 5.1

CMA / ARV

• ARV (median comp): $175,000
• List price: $75,000
• Delta: -57.14%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 19.2%
• Equity multiple: 1.78×
• Total profit: $16,341
• Equity at exit: $11,183

10-year hold

• IRR: 27.5%
• Equity multiple: 3.43×
• Total profit: $50,971
• Equity at exit: $6,485

Cash invested: $21,000 (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 42718

• Home prices YoY: -30.1%
• Active inventory: 186
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,222 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $447

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 58%

Sensitivity live

Price	-10% $499	-5% $473	+0% $447	+5% $421	+10% $395
Rent	-10% $351	-5% $399	+0% $447	+5% $495	+10% $544
Rate	-1.0pp $485	-0.5pp $466	base $447	+0.5pp $428	+1.0pp $408

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
151 Smith Ridge Rd Campbellsville, KY	3.0	2.0	1216	$1,299	$1.07	2d	1	0.53mi
113 Druin St Campbellsville, KY	3.0	1.0	900	$1,050	$1.17	2d	1	1.22mi

Listing history 13 events

1. 2026-06-09
   days on market $75,000 Active 273 DOM
2. 2026-06-08
   days on market $75,000 Active 272 DOM
3. 2026-06-07
   days on market $75,000 Active 271 DOM
4. 2026-06-07
   days on market $75,000 Active 270 DOM
5. 2026-06-04
   days on market $75,000 Active 267 DOM
6. 2026-06-02
   days on market $75,000 Active 266 DOM
7. 2026-06-01
   days on market $75,000 Active 265 DOM
8. 2026-05-31
   days on market $75,000 Active 264 DOM
9. 2026-05-31
   days on market $75,000 Active 263 DOM
10. 2025-12-12
    status Active 529-char remark

    Show marketing remark (529 chars)

    109 Rice St. 2bed 1 bath fixer upper in downtown Campbellsville With new construction developments happening in the surrounding neighborhood, this property is a perfect opportunity for an investor or homeowner looking to add value. Great option as a fixer-upper project or as a rental property. Joining this property is a 1.16vacant lot for sell! providing even more potential os single or multi-family housing in an area that needs it! This home is being sold as is, will be conventional or cash buyer Listing agent is owner.

11. 2025-12-01
    historical 529-char remark

    Show marketing remark (529 chars)

    109 Rice St. 2bed 1 bath fixer upper in downtown Campbellsville With new construction developments happening in the surrounding neighborhood, this property is a perfect opportunity for an investor or homeowner looking to add value. Great option as a fixer-upper project or as a rental property. Joining this property is a 1.16vacant lot for sell! providing even more potential os single or multi-family housing in an area that needs it! This home is being sold as is, will be conventional or cash buyer Listing agent is owner.

12. 2025-08-29
    listed $75,000 Active 529-char remark

    Show marketing remark (529 chars)

    109 Rice St. 2bed 1 bath fixer upper in downtown Campbellsville With new construction developments happening in the surrounding neighborhood, this property is a perfect opportunity for an investor or homeowner looking to add value. Great option as a fixer-upper project or as a rental property. Joining this property is a 1.16vacant lot for sell! providing even more potential os single or multi-family housing in an area that needs it! This home is being sold as is, will be conventional or cash buyer Listing agent is owner.

13. 2024-04-11
    soldstatus $100,000

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $14,664
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,173
• − Management: −$1,173
• − Depreciation: −$2,182
• Taxable income: $4,435
• Est. tax owed @ 24.0%: −$1,064
• After-tax cash flow: $4,301/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: Campbellsville Independent
• NCES district ID: 2100930
• Math proficiency: 16% ▼ -28.00%
• Reading proficiency: 32% ▼ -16.00%
• Median HH income: $25,520
• Composite: 18.83/100
• National rank: #8864
• State rank: #152 of 165 in KY

Livability — Campbellsville

• Score: 76/100
• State rank: #94
• US rank: #3786

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Campbellsville, KY
• Population (ZIP): 26,461

Population outlook (Taylor County) Hauer SSP2

• Today (2025): 27,046 people
• By 2030: 27,794 · +2.8%
• By 2040: 29,231 · +8.1%
• By 2050: 30,486 · +12.7%
• By 2075: 33,767 · +24.9%
• By 2100: 34,638 · +28.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Black 5% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Italian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Taylor

• 2024 margin: Solid R (+56.7) · D 21.0% · R 77.7% · Other 1.3%
• 2008→2024 swing: -16.1pp toward R · 2008: -40.5pp · 2024: -56.7pp
• All cycles: 2024: R+56.7 2020: R+51.2 2016: R+51.0 2012: R+39.0 2008: R+40.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -94.56%
• Current HPI: 219.877
• 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

-25.0% since first listed

4 events — show timeline

• 2025-12-12 Relisted — HKARMLS
• 2025-12-01 Delisted — HKARMLS
• 2025-08-29 Listed $75,000 HKARMLS
• 2024-04-11 Sold (Public Records) $100,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $139 · +32.0% YoY. Source: county tax records.