262 Oak Ridge Rd · Cynthiana, KY 41031

$242,500

4 bd · 2.0 ba · 2,240 sqft · SingleFamily public records · 72 Days on market

Built 1993 2.00 ac lot

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• Cash flow +9.4/30.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• 1% rule +2.0/10.0

Listing remarks MLS

Let your imagination go wild with this 4 bedroom 2 bathroom home located on this 2 acre lot. Property has beautiful country views, sunroom and a detached storage building. Property is listed as IE (Insured w/escrow) . Add your personal touches to make this your dream home. Please refer to www.HUDHomeStore.gov to see who and when you can bid. Case # 201-718833 Equal Housing Opportunity

Key facts

• Covered porch
• Sunroom
• New appliances

Tags

• UPDATED KITCHEN
• NEW COUNTERTOPS
• NEW APPLIANCES
• COVERED PORCH
• SUNROOM
• DETACHED GARAGE

Property features AI

Finance

• Other: Parcel number 137-0000-017-02-000
• Financial info: Financial details not provided
• HOA & community: No HOA information provided

Exterior

• Parking: Detached garage; Driveway; Off-street parking; Garage faces side
• Security: No security features provided
• Utilities: Public water; Lagoon sewer system; Electricity connected; Water connected
• Home design: Manufactured house; One story
• Construction: Vinyl siding; Shingle roof; Block and pillar/post/pier foundation; Built area approximately 1,600 (building area provided)
• Exterior features: Partial fencing; Few trees; Rural, trees/woods and farm views; Not on waterfront

Interior

• Kitchen: Dishwasher; Microwave; Oven
• Bedrooms: Bedrooms information not provided
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning; Heat pump cooling
• Interior features: Eat-in kitchen; Walk-in closet(s); Ceiling fan(s); Soaking tub
• Laundry & utility: Washer hookup on main level; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $242k.

Deal economics

• At list price, monthly cash flow is $-175 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (12.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (30.4% below list).
• Recommended offer: $169k (30.4% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.5% in Cynthiana — 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 74/100 on livability (#113 in KY, #4,911 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• Harrison County (town): math 21% / reading 32% proficiency, ranked #133 of 165 in KY (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Eastside Elementary School (math 22% / reading 27%, grade F, #489 of 676 statewide, top 76%, 411 students, 61% FRL); Harrison County Middle School (math 19% / reading 35%, grade F, #172 of 217 statewide, top 80%, 607 students, 58% FRL); Harrison County High School (math 29% / reading 41%, grade F, #74 of 254 statewide, top 29%, 865 students, 46% FRL).
• Market conditions: 97 active listings in the ZIP; 69 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $26k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• Harrison County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $17k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $149k; list at $242k implies a 63% gain — meaningful room to come down on a strong offer.

Recommended offer $168,791 (30.4% below list)

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. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.70% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.09%
• DSCR: 0.86
• GRM: 12.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.1%
• Equity multiple: 2.78×
• Total profit: $120,868
• Equity at exit: $218,463

10-year hold

• IRR: 19.8%
• Equity multiple: 6.37×
• Total profit: $364,531
• Equity at exit: $471,124

Cash invested: $67,900 (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 41031

• Home prices YoY: 4.4%
• Active inventory: 97
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,688 medium
• Mortgage (P&I): −$1,272
• Tax from tax record: −$135 /mo · $1,625/yr
• Insurance: −$101
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $-175

Break-even live

Break-even rent $1,909

Max offer price $211,639

Occupancy floor —

Sensitivity live

Price	-10% $-37	-5% $-106	+0% $-175	+5% $-243	+10% $-312
Rent	-10% $-308	-5% $-241	+0% $-175	+5% $-108	+10% $-41
Rate	-1.0pp $-53	-0.5pp $-113	base $-175	+0.5pp $-238	+1.0pp $-301

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: $60,625
• Closing costs: $7,275
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-21
   statusdays on market $242,500 Pending 72 DOM
2. 2026-06-18
   days on market $242,500 Active 70 DOM
3. 2026-06-17
   days on market $242,500 Active 69 DOM
4. 2026-06-16
   days on market $242,500 Active 68 DOM
5. 2026-06-15
   days on market $242,500 Active 67 DOM
6. 2026-06-14
   days on market $242,500 Active 65 DOM
7. 2026-06-10
   days on market $242,500 Active 62 DOM
8. 2026-06-09
   days on market $242,500 Active 61 DOM
9. 2026-06-08
   days on market $242,500 Active 60 DOM
10. 2026-06-07
    days on market $242,500 Active 59 DOM
11. 2026-06-03
    days on market $242,500 Active 55 DOM
12. 2026-06-02
    days on market $242,500 Active 54 DOM
13. 2026-06-01
    days on market $242,500 Active 53 DOM
14. 2026-05-31
    days on market $242,500 Active 52 DOM
15. 2026-05-31
    days on market $242,500 Active 51 DOM
16. 2026-05-13
    price $242,500
17. 2026-04-30
    price $243,000
18. 2026-04-24
    price $244,000
19. 2026-04-13
    price $254,000
20. 2026-04-09
    listed $259,500 Active
21. 2025-12-01
    soldstatus $149,000 Closed 388-char remark

    Show marketing remark (388 chars)

    Let your imagination go wild with this 4 bedroom 2 bathroom home located on this 2 acre lot. Property has beautiful country views, sunroom and a detached storage building. Property is listed as IE (Insured w/escrow) . Add your personal touches to make this your dream home. Please refer to www.HUDHomeStore.gov to see who and when you can bid. Case # 201-718833 Equal Housing Opportunity

22. 2025-10-24
    status Pending 388-char remark

    Show marketing remark (388 chars)

    Let your imagination go wild with this 4 bedroom 2 bathroom home located on this 2 acre lot. Property has beautiful country views, sunroom and a detached storage building. Property is listed as IE (Insured w/escrow) . Add your personal touches to make this your dream home. Please refer to www.HUDHomeStore.gov to see who and when you can bid. Case # 201-718833 Equal Housing Opportunity

23. 2025-09-08
    listed $159,000 Active 388-char remark

    Show marketing remark (388 chars)

    Let your imagination go wild with this 4 bedroom 2 bathroom home located on this 2 acre lot. Property has beautiful country views, sunroom and a detached storage building. Property is listed as IE (Insured w/escrow) . Add your personal touches to make this your dream home. Please refer to www.HUDHomeStore.gov to see who and when you can bid. Case # 201-718833 Equal Housing Opportunity

24. 2022-07-08
    soldstatus $154,900
25. 2020-05-22
    soldstatus $27,801 Sold 411-char remark

    Show marketing remark (411 chars)

    Enjoy so much that country has to offer in the 3 Bedroom, 2 bath home situated on 2 +/- acre lot in Harrison County. Buyers to verify schools. Please submit all offers to the listing broker/agent. To report any concerns with a listing broker/agent, or to report any property condition or other concern needing escalation (including concerns related to a previously submitted offer), please call: 1-877-617-5274.

26. 2020-02-20
    status Pending 411-char remark

    Show marketing remark (411 chars)

    Enjoy so much that country has to offer in the 3 Bedroom, 2 bath home situated on 2 +/- acre lot in Harrison County. Buyers to verify schools. Please submit all offers to the listing broker/agent. To report any concerns with a listing broker/agent, or to report any property condition or other concern needing escalation (including concerns related to a previously submitted offer), please call: 1-877-617-5274.

27. 2020-02-10
    price $30,000 411-char remark

    Show marketing remark (411 chars)

    Enjoy so much that country has to offer in the 3 Bedroom, 2 bath home situated on 2 +/- acre lot in Harrison County. Buyers to verify schools. Please submit all offers to the listing broker/agent. To report any concerns with a listing broker/agent, or to report any property condition or other concern needing escalation (including concerns related to a previously submitted offer), please call: 1-877-617-5274.

28. 2020-02-05
    status Active 411-char remark

    Show marketing remark (411 chars)

    Enjoy so much that country has to offer in the 3 Bedroom, 2 bath home situated on 2 +/- acre lot in Harrison County. Buyers to verify schools. Please submit all offers to the listing broker/agent. To report any concerns with a listing broker/agent, or to report any property condition or other concern needing escalation (including concerns related to a previously submitted offer), please call: 1-877-617-5274.

29. 2020-01-27
    status Pending 411-char remark

    Show marketing remark (411 chars)

    Enjoy so much that country has to offer in the 3 Bedroom, 2 bath home situated on 2 +/- acre lot in Harrison County. Buyers to verify schools. Please submit all offers to the listing broker/agent. To report any concerns with a listing broker/agent, or to report any property condition or other concern needing escalation (including concerns related to a previously submitted offer), please call: 1-877-617-5274.

30. 2020-01-09
    price $40,000 411-char remark

    Show marketing remark (411 chars)

    Enjoy so much that country has to offer in the 3 Bedroom, 2 bath home situated on 2 +/- acre lot in Harrison County. Buyers to verify schools. Please submit all offers to the listing broker/agent. To report any concerns with a listing broker/agent, or to report any property condition or other concern needing escalation (including concerns related to a previously submitted offer), please call: 1-877-617-5274.

31. 2019-12-10
    listed $55,000 Active 411-char remark

    Show marketing remark (411 chars)

    Enjoy so much that country has to offer in the 3 Bedroom, 2 bath home situated on 2 +/- acre lot in Harrison County. Buyers to verify schools. Please submit all offers to the listing broker/agent. To report any concerns with a listing broker/agent, or to report any property condition or other concern needing escalation (including concerns related to a previously submitted offer), please call: 1-877-617-5274.

ⓘ 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: $1,625 · $135/mo
• Projected year-2 tax: $2,086 · $174/mo
• Expected delta: +$461/yr (+$38/mo · 28.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,255
• − Mortgage interest: −$13,584
• − Property taxes: −$1,625
• − Insurance: −$1,212
• − Repairs & maintenance: −$1,620
• − Management: −$1,620
• − Depreciation: −$7,055
• Taxable loss: −$6,462
• Est. tax savings @ 24.0%: +$1,551
• After-tax cash flow: $-546/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: Harrison County
• NCES district ID: 2102580
• Math proficiency: 21% ▼ -25.00%
• Reading proficiency: 32% ▼ -19.00%
• Median HH income: $39,744
• Composite: 22.28/100
• National rank: #8138
• State rank: #133 of 165 in KY

Livability — Cynthiana

• Score: 74/100
• State rank: #113
• US rank: #4911

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 16,748

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 18,605 people
• By 2030: 18,361 · -1.3%
• By 2040: 17,685 · -4.9%
• By 2050: 16,845 · -9.5%
• By 2075: 14,882 · -20.0%
• By 2100: 12,314 · -33.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2% Black 2%
• Common ancestry: Slovak 2% Serbian 2% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+48.5) · D 25.1% · R 73.6% · Other 1.3%
• 2008→2024 swing: -27.4pp toward R · 2008: -21.1pp · 2024: -48.5pp
• All cycles: 2024: R+48.5 2020: R+44.4 2016: R+43.8 2012: R+29.1 2008: R+21.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.31%
• Current HPI: 339.482
• 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

+340.9% since first listed

16 events — show timeline

• 2026-05-13 Price Changed $242,500 ImagineMLS
• 2026-04-30 Price Changed $243,000 ImagineMLS
• 2026-04-24 Price Changed $244,000 ImagineMLS
• 2026-04-13 Price Changed $254,000 ImagineMLS
• 2026-04-09 Listed $259,500 ImagineMLS
• 2025-12-01 Sold (MLS) $149,000 ImagineMLS
• 2025-10-24 Pending — ImagineMLS
• 2025-09-08 Listed $159,000 ImagineMLS
• 2022-07-08 Sold (Public Records) $154,900 Public Records
• 2020-05-22 Sold (MLS) $27,801 ImagineMLS
• 2020-02-20 Pending — ImagineMLS
• 2020-02-10 Price Changed $30,000 ImagineMLS
• 2020-02-05 Relisted — ImagineMLS
• 2020-01-27 Pending — ImagineMLS
• 2020-01-09 Price Changed $40,000 ImagineMLS
• 2019-12-10 Listed $55,000 ImagineMLS

Property tax history

+6.2%/yr

Latest (2025): $1,625 · -0.6% YoY. Source: county tax records.