2164 Homewood Ave · Farley, KY 42003

$159,500

2 bd · 1.0 ba · 1,448 sqft · SingleFamily public records · 10 Days on market

Built 1983 0.82 ac lot Est $149k · 7% over

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Why this score? — see what drove the F 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 +11.2/30.0
• ARV discount +4.4/15.0
• Schools +4.0/10.0
• DSCR +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Exceptional, move-in ready home or a perfect addition to your portfolio! This beautifully maintained residence is ready for its new owner. The exterior features excellent curb appeal with an expansive concrete driveway (poured in +/- 2017) that leads to the attached garage—a premium feature providing both convenience and excellent storage. Inside, the home boasts a clean, inviting atmosphere with a well-maintained interior, ready for immediate occupancy. Enjoy peace of mind knowing the major capital improvements have already been handled for you. Whether you are looking for your very first home or downsizing into something low-maintenance, this property offers a rare combination of qu

Key facts

• Low-maintenance
• Curb appeal
• Excellent storage

Tags

• EXCELLENT STORAGE
• MAJOR CAPITAL IMPROVEMENTS
• LOW-MAINTENANCE
• CURB APPEAL
• EXPANSIVE CONCRETE DRIVEWAY

Property features AI

Exterior

• Parking: Attached paved garage with 1 parking space
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; Residential property; Single story
• Construction: Frame construction with vinyl siding; Composition roof; Slab foundation; Built in 2026
• Exterior features: Patio; Level lot

Interior

• Kitchen: Refrigerator; Cooktop
• Flooring: Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Refrigerator; Cooktop

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-61 ($-729/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (6.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $114k (28.4% below list).
• Recommended offer: $114k (28.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#359 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing A-; Watch: employment D, amenities F, commute F.
• Mccracken County (town): math 41% / reading 52% proficiency, ranked #16 of 165 in KY (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Reidland Elementary School (math 22% / reading 32%, grade F, #434 of 676 statewide, top 69%, 587 students, 70% FRL); Reidland Middle School (math 36% / reading 47%, grade F, #51 of 217 statewide, top 24%, 330 students, 64% FRL); Mccracken County High School (math 30% / reading 44%, grade F, #58 of 254 statewide, top 27%, 1,999 students, 43% FRL) — zoned schools average 59% FRL vs 41% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 268 active listings in the ZIP; 187 units permitted in McCracken County in 2024 (104 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• McCracken County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $75k; list at $160k implies a 113% 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 $114,144 (28.4% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.72% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.63%
• DSCR: 0.93
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $149,144
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1123 Husband Rd	0.25mi	3/2.0 (+1)	1,485 (+3%)	17mo	$178,000	$120	61
1126 Husband Rd	0.28mi	3/2.0 (+1)	1,434 (-1%)	19mo	$105,000	$73	60
1000 Husband Rd	0.39mi	3/1.0 (+1)	1,522 (+5%)	12mo	$100,000	$66	58
205 Lindberg St	0.64mi	2/1.0	1,559 (+8%)	6mo	$160,000	$103	52
2100 Dixie Ave	0.34mi	3/2.0 (+1)	1,593 (+10%)	12mo	$195,900	$123	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -19.1%
• Equity multiple: 0.33×
• Total profit: $-29,785
• Equity at exit: $23,782

10-year hold

• IRR: -11.7%
• Equity multiple: 0.30×
• Total profit: $-31,199
• Equity at exit: $13,791

Cash invested: $44,660 (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 42003

• Home prices YoY: -19.8%
• Active inventory: 268
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,141 medium
• Mortgage (P&I): −$836
• Tax from tax record: −$60 /mo · $715/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $-61

Break-even live

Break-even rent $1,218

Max offer price $148,765

Occupancy floor —

Sensitivity live

Price	-10% $30	-5% $-16	+0% $-61	+5% $-106	+10% $-151
Rent	-10% $-151	-5% $-106	+0% $-61	+5% $-16	+10% $29
Rate	-1.0pp $20	-0.5pp $-20	base $-61	+0.5pp $-102	+1.0pp $-144

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: $39,875
• Closing costs: $4,785
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-21
   days on market $159,500 Active 10 DOM
2. 2026-06-19
   days on market $159,500 Active 8 DOM
3. 2026-06-18
   days on market $159,500 Active 7 DOM
4. 2026-06-17
   days on market $159,500 Active 6 DOM
5. 2026-06-16
   days on market $159,500 Active 5 DOM
6. 2026-06-15
   days on market $159,500 Active 4 DOM
7. 2026-06-14
   days on market $159,500 Active 2 DOM
8. 2026-06-12
   remarks 693-char remark
9. 2026-06-12
   listed $159,500 Active 1 DOM

ⓘ 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: $715 · $60/mo
• Projected year-2 tax: $1,372 · $114/mo
• Expected delta: +$656/yr (+$55/mo · 91.8%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 1 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,697
• − Mortgage interest: −$8,934
• − Property taxes: −$715
• − Insurance: −$798
• − Repairs & maintenance: −$1,096
• − Management: −$1,096
• − Depreciation: −$4,640
• Taxable loss: −$3,582
• Est. tax savings @ 24.0%: +$860
• After-tax cash flow: $130/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: Mccracken County
• NCES district ID: 2103960
• Math proficiency: 41% ▼ -15.00%
• Reading proficiency: 52% ▼ -15.00%
• Median HH income: $49,976
• Composite: 39.84/100
• National rank: #3871
• State rank: #16 of 165 in KY

Livability — Farley

• Score: 62/100
• State rank: #359
• US rank: #17178

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Farley, KY
• Population (ZIP): 29,384

Population outlook (McCracken County) Hauer SSP2

• Today (2025): 64,237 people
• By 2030: 63,468 · -1.2%
• By 2040: 61,221 · -4.7%
• By 2050: 58,432 · -9.0%
• By 2075: 52,668 · -18.0%
• By 2100: 44,517 · -30.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 9% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · McCracken

• 2024 margin: Solid R (+34.9) · D 31.9% · R 66.8% · Other 1.2%
• 2008→2024 swing: -9.7pp toward R · 2008: -25.2pp · 2024: -34.9pp
• All cycles: 2024: R+34.9 2020: R+31.7 2016: R+37.2 2012: R+32.5 2008: R+25.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.31%
• Current HPI: 236.3013
• 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

+331.1% since first listed

6 events — show timeline

• 2026-06-11 Listed $159,500 WKRMLS
• 2026-01-09 Listed $159,500 WKRMLS
• 2024-11-18 Sold (Public Records) $75,000 Public Records
• 2008-07-10 Sold (Public Records) $54,955 Public Records
• 2007-09-12 Sold (Public Records) $72,500 Public Records
• 2000-09-01 Sold (Public Records) $37,000 Public Records

Property tax history

-5.1%/yr

Latest (2025): $715 · -35.4% YoY. Source: county tax records.