1158 Beech Grv · Wickliffe, KY 42087

$99,900

2 bd · 1.0 ba · 1,366 sqft · Other · 26 Days on market

0.49 ac lot

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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 +26.6/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Appreciation +4.5/10.0
• Schools +3.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Investor opportunity, Being "Sold As-Is!" This property has 1,366 square feet of living space on just under half an acre and is full of potential with the right vision and some TLC. Highlights include a spacious living room featuring a fireplace, a separate dining area, and a large backyard. There’s room to reimagine, renovate, or expand. Whether you're looking to flip, rent, or restore, this property is a blank slate with loads of upside. Bring your vision and make it yours!

Key facts

• Large backyard
• New water heater
• New roof

Tags

• LARGE BACKYARD
• NEW ROOF
• NEW HEATING AND COOLING SYSTEM
• NEW WATER HEATER

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public sewer
• Home design: Single-family residence; Residential property; One story
• Construction: Frame and stone construction; Shingle roof
• Exterior features: Covered patio; Patio; Level, wooded lot with rolling slope; Gravel road access

Interior

• Kitchen: Dishwasher; Microwave; Cooktop; Refrigerator
• Flooring: Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Ceiling fan(s)
• Interior features: Eat-in kitchen; Family room with fireplace
• Laundry & utility: Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#429 in KY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: amenities F, commute F, employment F.
• Ballard County (rural): math 31% / reading 40% proficiency, ranked #61 of 165 in KY (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ballard County Elementary School (math 38% / reading 41%, grade F, #208 of 676 statewide, top 34%, 467 students, 58% FRL); Ballard County Middle School (math 24% / reading 39%, grade F, #125 of 217 statewide, top 63%, 215 students, 58% FRL).
• Market conditions: 16 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-1.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Ballard County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-1.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago 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.
• Current owner paid $25k; list at $100k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,401 (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: 1.09% ✓
• Cap rate: 9.49%
• Cash-on-cash: 11.43%
• DSCR: 1.51
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.4%
• Equity multiple: 1.33×
• Total profit: $9,194
• Equity at exit: $23,901

10-year hold

• IRR: 13.7%
• Equity multiple: 2.34×
• Total profit: $37,596
• Equity at exit: $24,916

Cash invested: $27,972 (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 42087

• Home prices YoY: -0.5%
• Active inventory: 16
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,085 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$25 /mo · $303/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $266

Break-even live

Break-even rent $748

Max offer price $99,900

Occupancy floor 70%

Sensitivity live

Price	-10% $323	-5% $295	+0% $266	+5% $238	+10% $210
Rent	-10% $181	-5% $223	+0% $266	+5% $309	+10% $352
Rate	-1.0pp $317	-0.5pp $292	base $266	+0.5pp $240	+1.0pp $214

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $99,900 Active 26 DOM
2. 2026-06-19
   days on market $99,900 Active 24 DOM
3. 2026-06-18
   days on market $99,900 Active 23 DOM
4. 2026-06-17
   days on market $99,900 Active 22 DOM
5. 2026-06-16
   days on market $99,900 Active 21 DOM
6. 2026-06-15
   days on market $99,900 Active 20 DOM
7. 2026-06-14
   days on market $99,900 Active 18 DOM
8. 2026-06-12
   pricedays on market $99,900 Active 17 DOM
9. 2026-06-09
   days on market $104,900 Active 14 DOM
10. 2026-06-08
    days on market $104,900 Active 13 DOM
11. 2026-06-07
    days on market $104,900 Active 12 DOM
12. 2026-06-02
    days on market $104,900 Active 7 DOM
13. 2026-06-01
    days on market $104,900 Active 6 DOM
14. 2026-05-31
    days on market $104,900 Active 5 DOM
15. 2026-05-30
    days on market $104,900 Active 4 DOM
16. 2026-05-26
    listed $104,900 Active
17. 2025-08-29
    soldstatus $25,000 Closed 496-char remark

    Show marketing remark (496 chars)

    Investor opportunity, Being "Sold As-Is!" This property has 1,366 square feet of living space on just under half an acre and is full of potential with the right vision and some TLC. Highlights include a spacious living room featuring a fireplace, a separate dining area, and a large backyard. There’s room to reimagine, renovate, or expand. Whether you're looking to flip, rent, or restore, this property is a blank slate with loads of upside. Bring your vision and make it yours!

18. 2025-08-07
    status Pending 496-char remark

    Show marketing remark (496 chars)

    Investor opportunity, Being "Sold As-Is!" This property has 1,366 square feet of living space on just under half an acre and is full of potential with the right vision and some TLC. Highlights include a spacious living room featuring a fireplace, a separate dining area, and a large backyard. There’s room to reimagine, renovate, or expand. Whether you're looking to flip, rent, or restore, this property is a blank slate with loads of upside. Bring your vision and make it yours!

19. 2025-07-23
    price $37,000 496-char remark

    Show marketing remark (496 chars)

    Investor opportunity, Being "Sold As-Is!" This property has 1,366 square feet of living space on just under half an acre and is full of potential with the right vision and some TLC. Highlights include a spacious living room featuring a fireplace, a separate dining area, and a large backyard. There’s room to reimagine, renovate, or expand. Whether you're looking to flip, rent, or restore, this property is a blank slate with loads of upside. Bring your vision and make it yours!

20. 2025-06-23
    listed $39,000 Active 496-char remark

    Show marketing remark (496 chars)

    Investor opportunity, Being "Sold As-Is!" This property has 1,366 square feet of living space on just under half an acre and is full of potential with the right vision and some TLC. Highlights include a spacious living room featuring a fireplace, a separate dining area, and a large backyard. There’s room to reimagine, renovate, or expand. Whether you're looking to flip, rent, or restore, this property is a blank slate with loads of upside. Bring your vision and make it yours!

21. 2023-10-23
    historical
22. 2023-10-05
    price $55,000
23. 2023-09-25
    price $74,500
24. 2023-09-12
    price $89,000
25. 2023-08-29
    listed $99,400 Active
26. 2018-03-09
    soldstatus $6,400
27. 2017-07-31
    listed $20,000
28. 2011-09-02
    soldstatus $80,000

ⓘ 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: $303 · $25/mo
• Projected year-2 tax: $859 · $72/mo
• Expected delta: +$556/yr (+$46/mo · 183.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,019
• − Mortgage interest: −$5,596
• − Property taxes: −$303
• − Insurance: −$500
• − Repairs & maintenance: −$1,042
• − Management: −$1,042
• − Depreciation: −$2,906
• Taxable income: $1,631
• Est. tax owed @ 24.0%: −$392
• After-tax cash flow: $2,804/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: Ballard County
• NCES district ID: 2100210
• Math proficiency: 31% ▼ -12.00%
• Reading proficiency: 40% ▼ -16.00%
• Median HH income: $42,202
• Composite: 29.99/100
• National rank: #6363
• State rank: #61 of 165 in KY

Livability — Wickliffe

• Score: 58/100
• State rank: #429
• US rank: #20847

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wickliffe, KY
• Population (ZIP): 2,369

Population outlook (Ballard County) Hauer SSP2

• Today (2025): 8,166 people
• By 2030: 8,092 · -0.9%
• By 2040: 7,905 · -3.2%
• By 2050: 7,648 · -6.3%
• By 2075: 7,237 · -11.4%
• By 2100: 6,537 · -19.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 6% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Romanian 2% Slovak 2% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Ballard

• 2024 margin: Solid R (+64.4) · D 17.1% · R 81.5% · Other 1.5%
• 2008→2024 swing: -37.1pp toward R · 2008: -27.3pp · 2024: -64.4pp
• All cycles: 2024: R+64.4 2020: R+59.9 2016: R+57.2 2012: R+37.4 2008: R+27.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.04%
• Current HPI: 223.1088
• 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

+31.1% since first listed

13 events — show timeline

• 2026-05-26 Listed $104,900 WKRMLS
• 2025-08-29 Sold (MLS) $25,000 WKRMLS
• 2025-08-07 Pending — WKRMLS
• 2025-07-23 Price Changed $37,000 WKRMLS
• 2025-06-23 Listed $39,000 WKRMLS
• 2023-10-23 Listing Removed — ImagineMLS
• 2023-10-05 Price Changed $55,000 ImagineMLS
• 2023-09-25 Price Changed $74,500 ImagineMLS
• 2023-09-12 Price Changed $89,000 ImagineMLS
• 2023-08-29 Listed $99,400 ImagineMLS
• 2018-03-09 Sold (MLS) $6,400 WKRMLS
• 2017-07-31 Listed $20,000 WKRMLS
• 2011-09-02 Sold (Public Records) $80,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $303 · +19.1% YoY. Source: county tax records.