101 Roland Ave · Owenton, KY 40359

$52,500

None bd · None ba · — sqft · MultiFamily · 1179 Days on market

Poor condition 8,625 sqft 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 +23.6/30.0
• Appreciation +10.0/10.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Condition / age +1.0/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Great Level Lot in City Limits. Perfect for Duplex or Condo. City Water and Sewer Available

Key facts

• 8,625 sq ft lot
• Listed 1178 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Cable available; Natural gas available
• Home design: Land parcel
• Construction: Approximately 0.2 acre lot
• Exterior features: Cleared lot; Road frontage on city street and state road

Interior

• Interior features: Has view

What this means for you Summary

Snapshot

• This is a multifamily listed at $52k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $99 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($585 rent vs $52k).
• Recommended offer: $46k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 1.4% in Owenton — 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 62/100 on livability (#355 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Owen County (rural): math 24% / reading 32% proficiency, ranked #120 of 165 in KY (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Owen County Elementary/Primary School (math 27% / reading 35%, grade F, #378 of 676 statewide, top 57%, 690 students, 62% FRL); Maurice Bowling Middle School (math 22% / reading 33%, grade F, #168 of 217 statewide, top 78%, 484 students, 62% FRL); Owen County High School (math 27% / reading 27%, grade F, #158 of 254 statewide, top 68%, 558 students, 53% FRL).
• Market conditions: 100 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 18 units permitted in Owen County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($363 loan paydown + $5k appreciation (10.0% local appreciation)).
• Owen County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 1179 days — a 12% lower offer ($46k) is reasonable based on typical stale-listing flexibility.

Recommended offer $46,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 1179 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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?
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 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: 1.11% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.11%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

No comps found within radius.

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
165 Holbrook St Unit 1 & 2	0.72mi	4/3.0	2,344	21mo	$230,000	$98	36

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

Projected returns pro-forma

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

5-year hold

• IRR: 30.2%
• Equity multiple: 3.38×
• Total profit: $34,928
• Equity at exit: $47,296

10-year hold

• IRR: 26.2%
• Equity multiple: 7.66×
• Total profit: $97,901
• Equity at exit: $101,996

Cash invested: $14,700 (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 40359

• Home prices YoY: 8.3%
• Active inventory: 100
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $585 medium
• Mortgage (P&I): −$275
• Tax est. 1.5%: −$66 /mo · $788/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$123
• Net cashflow: $99

Break-even live

Break-even rent $459

Max offer price $52,500

Occupancy floor 78%

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: $13,125
• Closing costs: $1,575
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
208 E Adair St Owenton, KY	1.0	1.0	—	$585	—	43d	1	0.46mi

Listing history 18 events

1. 2026-06-19
   days on market $52,500 Active 1179 DOM
2. 2026-06-18
   days on market $52,500 Active 1178 DOM
3. 2026-06-17
   days on market $52,500 Active 1177 DOM
4. 2026-06-16
   days on market $52,500 Active 1176 DOM
5. 2026-06-15
   days on market $52,500 Active 1175 DOM
6. 2026-06-14
   days on market $52,500 Active 1173 DOM
7. 2026-06-12
   days on market $52,500 Active 1172 DOM
8. 2026-06-09
   days on market $52,500 Active 1169 DOM
9. 2026-06-08
   days on market $52,500 Active 1168 DOM
10. 2026-06-07
    days on market $52,500 Active 1167 DOM
11. 2026-06-05
    days on market $52,500 Active 1164 DOM
12. 2026-06-03
    days on market $52,500 Active 1163 DOM
13. 2026-06-02
    days on market $52,500 Active 1162 DOM
14. 2026-06-01
    days on market $52,500 Active 1161 DOM
15. 2026-05-31
    days on market $52,500 Active 1160 DOM
16. 2026-05-30
    days on market $52,500 Active 1159 DOM
17. 2025-09-26
    price $52,500
18. 2023-03-28
    listed $50,000 Active

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $7,020
• − Mortgage interest: −$2,941
• − Property taxes: −$788
• − Insurance: −$262
• − Repairs & maintenance: −$562
• − Management: −$562
• − Depreciation: −$1,527
• Taxable income: $379
• Est. tax owed @ 24.0%: −$91
• After-tax cash flow: $1,101/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.

Condition & rehab AI · 4 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and improvements to its exterior and landscaping to become move-in ready and attract buyers or renters.

Repairs flagged

• Major Landscaping — Overgrown grass and unkempt lawn need significant attention.
• Major Exterior Painting — The exterior appears aged and in need of fresh paint.
• Major Structural Inspection — The overall condition suggests potential structural issues that need assessment.
• Major Landscaping and Curb Appeal — The lawn and curb appeal need significant improvement to attract buyers or renters.

Value-add opportunities

• Both Landscaping and Curb Appeal — Improving the lawn and curb appeal will enhance both resale and rental value.
• Both Exterior Painting — Fresh paint will improve the home's appearance and attract more buyers or renters.
• Both Structural Inspection — Ensuring the home is structurally sound will increase its value and attract more potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Overgrown grass and unkempt lawn need significant attention.	Major	$15,000–50,000
Exterior Painting · The exterior appears aged and in need of fresh paint.	Major	$15,000–50,000
Structural Inspection · The overall condition suggests potential structural issues that need assessment.	Major	$15,000–50,000
Landscaping and Curb Appeal · The lawn and curb appeal need significant improvement to attract buyers or renters.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Landscaping and Curb Appeal — Improving the lawn and curb appeal will enhance both resale and rental value. ↑
• Both Exterior Painting — Fresh paint will improve the home's appearance and attract more buyers or renters. ↑
• Both Structural Inspection — Ensuring the home is structurally sound will increase its value and attract more potential buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Owen County
• NCES district ID: 2104560
• Math proficiency: 24% ▼ -19.00%
• Reading proficiency: 32% ▼ -18.00%
• Median HH income: $42,943
• Composite: 23.84/100
• National rank: #7804
• State rank: #120 of 165 in KY

Livability — Owenton

• Score: 62/100
• State rank: #355
• US rank: #16856

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Owenton, KY
• Population (ZIP): 7,222

Population outlook (Owen County) Hauer SSP2

• Today (2025): 10,496 people
• By 2030: 10,251 · -2.3%
• By 2040: 9,650 · -8.1%
• By 2050: 8,984 · -14.4%
• By 2075: 7,589 · -27.7%
• By 2100: 6,380 · -39.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Lithuanian 2% Slovak 2% Italian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Owen

• 2024 margin: Solid R (+62.7) · D 18.0% · R 80.7% · Other 1.3%
• 2008→2024 swing: -35.9pp toward R · 2008: -26.8pp · 2024: -62.7pp
• All cycles: 2024: R+62.7 2020: R+58.5 2016: R+53.7 2012: R+32.3 2008: R+26.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.56%
• Current HPI: 215.21
• 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

+5.0% since first listed

2 events — show timeline

• 2025-09-26 Price Changed $52,500 NKMLS
• 2023-03-28 Listed $50,000 NKMLS