4738 Camargo Levee Rd · Camargo, KY 40353

$464,900

9 bd · 9.0 ba · 6,000 sqft · MultiFamily · 28 Days on market

0.66 ac lot

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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 +29.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Opportunity knocks just minutes from downtown Mt. Sterling with this compelling 9-unit multifamily investment in the quiet Camargo community. This income-producing property offers immediate returns with 6 units currently leased, 2 rent-ready, and 1 unit ready for renovation, providing both stability and upside from day one. Spread across two buildings, the property has seen significant recent improvements, including 8 units updated or repaired within the past two years, new HVAC systems, and a recently installed metal roof on the 4-unit building. The larger building features 5 existing units plus a framed 6th unit with rough plumbing and electric already in place—ideal for increasing

Key facts

• 2 buildings
• 2 rent ready
• 8 units updated

Tags

• 9 UNIT MULTIFAMILY INVESTMENT
• 6 UNITS CURRENTLY LEASED
• 2 RENT READY
• 1 UNIT READY FOR RENOVATION
• 2 BUILDINGS
• 8 UNITS UPDATED

Property features AI

Finance

• Financial info: Property contains 9 total units

Exterior

• Utilities: Cable available; Electricity available; Sewer available; Water available
• Home design: Multi-family property; Total building area about 6,000
• Construction: Metal roofing
• Exterior features: Metal roof; Lot approximately 0.66 acres

Interior

• Bathrooms: 9 full bathrooms
• Heating & cooling: Electric heating; Forced air heating; Heat pump; Other heating types; Ductless cooling; Electric cooling; Other cooling types
• Interior features: Laundry on main level
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 9-bed/9.0-bath multifamily listed at $465k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $465k).
• Recommended offer: $458k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#307 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: health & safety D+, amenities F, commute F.
• Montgomery County (rural): math 24% / reading 44% proficiency, ranked #76 of 165 in KY (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Camargo Elementary School (math 19% / reading 40%, grade F, #393 of 676 statewide, top 63%, 576 students, 64% FRL); Mcnabb Middle School (math 19% / reading 47%, grade F, #112 of 217 statewide, top 53%, 1,018 students, 55% FRL); Montgomery County High School (math 29% / reading 39%, grade F, #89 of 254 statewide, top 36%, 1,279 students, 47% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: 114 active listings in the ZIP; 56 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).
• At $6,087/mo this rent would consume 127% of the median local household income ($57k/yr) (locally 454% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k of value loss. Plan a longer hold.
• Montgomery County population projected at +11% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $130k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($458k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 16y 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.

Risks & watch-outs

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

Recommended offer $457,926 (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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.31% ✓
• Cap rate: 10.41%
• Cash-on-cash: 14.71%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 5.2%
• Equity multiple: 1.20×
• Total profit: $26,402
• Equity at exit: $69,318

10-year hold

• IRR: 14.7%
• Equity multiple: 2.18×
• Total profit: $154,247
• Equity at exit: $40,196

Cash invested: $130,172 (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 40353

• Home prices YoY: -24.4%
• Active inventory: 114
• Price-to-rent: 38.2×

Monthly cashflow live

• Estimated rent: $6,087 medium
• Mortgage (P&I): −$2,438
• Tax est. 1.5%: −$581 /mo · $6,974/yr
• Insurance: −$194
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,278
• Net cashflow: $1,596

Break-even live

Break-even rent $4,067

Max offer price $464,900

Occupancy floor 69%

Sensitivity live

Price	-10% $1,917	-5% $1,757	+0% $1,596	+5% $1,435	+10% $1,275
Rent	-10% $1,115	-5% $1,355	+0% $1,596	+5% $1,836	+10% $2,077
Rate	-1.0pp $1,830	-0.5pp $1,714	base $1,596	+0.5pp $1,475	+1.0pp $1,353

6-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 6× units	2	1	$6,090
Total (6 units)			$6,087

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: $116,225
• Closing costs: $13,947
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $464,900 Active 28 DOM
2. 2026-06-17
   days on market $464,900 Active 27 DOM
3. 2026-06-16
   days on market $464,900 Active 26 DOM
4. 2026-06-15
   days on market $464,900 Active 25 DOM
5. 2026-06-14
   days on market $464,900 Active 23 DOM
6. 2026-06-13
   days on market $464,900 Active 22 DOM
7. 2026-06-10
   days on market $464,900 Active 20 DOM
8. 2026-06-09
   days on market $464,900 Active 19 DOM
9. 2026-06-08
   days on market $464,900 Active 18 DOM
10. 2026-06-07
    days on market $464,900 Active 17 DOM
11. 2026-06-03
    days on market $464,900 Active 13 DOM
12. 2026-06-02
    days on market $464,900 Active 12 DOM
13. 2026-06-01
    days on market $464,900 Active 11 DOM
14. 2026-05-31
    days on market $464,900 Active 10 DOM
15. 2026-05-31
    days on market $464,900 Active 9 DOM
16. 2026-04-01
    listed $464,900 Active 1697-char remark
17. 2026-03-31
    historical
18. 2026-03-30
    price $464,900
19. 2026-02-25
    price $489,000
20. 2026-01-05
    price $499,000
21. 2025-10-04
    listed $530,000 Active
22. 2023-11-20
    historical $850
23. 2023-10-20
    listed $850
24. 2019-04-30
    historical
25. 2017-06-23
    listed $180,000 Active
26. 2011-04-12
    historical
27. 2010-04-12
    listed $160,000

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 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: $73,044
• − Mortgage interest: −$26,042
• − Property taxes: −$6,974
• − Insurance: −$2,324
• − Repairs & maintenance: −$5,844
• − Management: −$5,844
• − Depreciation: −$13,524
• Taxable income: $12,493
• Est. tax owed @ 24.0%: −$2,998
• After-tax cash flow: $16,153/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: Montgomery County
• NCES district ID: 2104250
• Math proficiency: 24% ▼ -21.00%
• Reading proficiency: 44% ▼ -14.00%
• Median HH income: $38,262
• Composite: 28.32/100
• National rank: #6782
• State rank: #76 of 165 in KY

Livability — Camargo

• Score: 64/100
• State rank: #307
• US rank: #14656

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Camargo, KY
• County: Montgomery County · 22,725 people
• Metro: Mount Sterling, KY
• Population (ZIP): 22,725
• Household income: $57,329
• Rent vs Own: 33.4% rent · 66.6% own
• Severe rent burden: 454.0

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 29,814 people
• By 2030: 30,705 · +3.0%
• By 2040: 32,189 · +8.0%
• By 2050: 33,131 · +11.1%
• By 2075: 33,991 · +14.0%
• By 2100: 32,097 · +7.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 4% Two or more races 4% Black 3%
• Common ancestry: Italian 2% Slovak 1% Scottish 1%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+46.6) · D 26.0% · R 72.6% · Other 1.5%
• 2008→2024 swing: -30.0pp toward R · 2008: -16.6pp · 2024: -46.6pp
• All cycles: 2024: R+46.6 2020: R+41.8 2016: R+41.1 2012: R+26.3 2008: R+16.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -73.89%
• Current HPI: 229.2128
• Rent YoY: —
• Metro: Mount Sterling, KY
• 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

+190.6% since first listed

14 events — show timeline

• 2026-05-21 Listed $464,900 ImagineMLS
• 2026-05-20 Listing Removed — ImagineMLS
• 2026-04-01 Listed $464,900 ImagineMLS
• 2026-03-31 Listing Removed — ImagineMLS
• 2026-03-30 Price Changed $464,900 ImagineMLS
• 2026-02-25 Price Changed $489,000 ImagineMLS
• 2026-01-05 Price Changed $499,000 ImagineMLS
• 2025-10-04 Listed $530,000 ImagineMLS
• 2023-11-20 Rental Removed $850 APPFOLIO
• 2023-10-20 Listed for Rent $850 APPFOLIO
• 2019-04-30 Listing Removed — ImagineMLS
• 2017-06-23 Listed $180,000 ImagineMLS
• 2011-04-12 Listing Removed — ImagineMLS
• 2010-04-12 Listed $160,000 ImagineMLS