5556 E KY 70 · Liberty, KY 42539

$125,400

3 bd · 2.0 ba · 1,600 sqft · SingleFamily public records · 64 Days on market

Built 1979 1.00 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 +18.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +3.9/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming opportunity in the heart of Liberty, KY! This 3 bedroom, 2 bath ranch home offers space, functionality, and great potential for the right buyer. Situated on approximately 1 acre, the property provides a peaceful setting with room to enjoy the outdoors, garden, or simply relax. Inside, you'll find a well-laid-out floor plan featuring both a large den and a separate living room—perfect for entertaining, hosting family gatherings, or creating flexible living spaces such as a home office or hobby area. The generously sized bedrooms offer comfortable accommodations, while the two full bathrooms add convenience for everyday living. Step outside to enjoy the patio area, ideal for gr

Key facts

• Ranch-style appeal
• 2-car carport
• Approximately 1 acre

Tags

• APPROXIMATELY 1 ACRE
• PATIO AREA
• 2-CAR CARPORT
• RANCH-STYLE APPEAL

Property features AI

Exterior

• Parking: Attached carport
• Utilities: Sewer: Other
• Home design: Single-story house
• Construction: Vinyl siding; Metal roof; Block foundation; Approximately 1,600 building area
• Exterior features: 1-acre lot; Public water; Not waterfront

Interior

• Bedrooms: 2 total rooms
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Electric cooling
• Interior features: Ceiling fan(s); Fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (11.0% below list).
• Recommended offer: $112k (11.0% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 2.9% in Liberty — 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 68/100 on livability (#185 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing B+; Watch: amenities F, commute F, employment F.
• Casey County (rural): math 39% / reading 41% proficiency, ranked #39 of 165 in KY (top 24%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Liberty Elementary School (math 42% / reading 42%, grade F, #178 of 676 statewide, top 29%, 399 students, 68% FRL); Casey County Middle School (math 32% / reading 42%, grade F, #80 of 217 statewide, top 41%, 513 students, 68% FRL); Casey County High School (math 47% / reading 42%, grade F, #21 of 254 statewide, top 10%, 607 students, 62% FRL).
• Market conditions: 31 active listings in the ZIP.

Forward outlook

• In year one you build about $13k of equity ($867 loan paydown + $13k appreciation (10.0% local appreciation)).
• Casey County population projected at -16% 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 $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $85k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $111,641 (11.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 D-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 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: 0.89% ✗
• Cap rate: 7.43%
• Cash-on-cash: 4.05%
• DSCR: 1.18
• GRM: 9.4

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: 27.2%
• Equity multiple: 3.16×
• Total profit: $75,789
• Equity at exit: $112,970

10-year hold

• IRR: 23.8%
• Equity multiple: 7.18×
• Total profit: $217,165
• Equity at exit: $243,625

Cash invested: $35,112 (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 42539

• Home prices YoY: 4.8%
• Active inventory: 31
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,116 medium
• Mortgage (P&I): −$658
• Tax from tax record: −$54 /mo · $645/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $118

Break-even live

Break-even rent $967

Max offer price $125,400

Occupancy floor 84%

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: $31,350
• Closing costs: $3,762
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $125,400 Active 64 DOM
2. 2026-06-17
   days on market $125,400 Active 63 DOM
3. 2026-06-16
   days on market $125,400 Active 62 DOM
4. 2026-06-15
   days on market $125,400 Active 61 DOM
5. 2026-06-13
   days on market $125,400 Active 59 DOM
6. 2026-06-12
   days on market $125,400 Active 58 DOM
7. 2026-06-09
   days on market $125,400 Active 55 DOM
8. 2026-06-08
   days on market $125,400 Active 54 DOM
9. 2026-06-07
   days on market $125,400 Active 53 DOM
10. 2026-06-07
    days on market $125,400 Active 52 DOM
11. 2026-06-04
    days on market $125,400 Active 49 DOM
12. 2026-06-02
    days on market $125,400 Active 48 DOM
13. 2026-06-01
    days on market $125,400 Active 47 DOM
14. 2026-05-31
    days on market $125,400 Active 46 DOM
15. 2026-05-31
    days on market $125,400 Active 45 DOM
16. 2026-05-19
    price $125,400
17. 2026-04-15
    listed $132,000 Active
18. 2007-12-01
    soldstatus $85,000

ⓘ 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: $645 · $54/mo
• Projected year-2 tax: $1,078 · $90/mo
• Expected delta: +$434/yr (+$36/mo · 67.3%)

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $13,397
• − Mortgage interest: −$7,024
• − Property taxes: −$645
• − Insurance: −$627
• − Repairs & maintenance: −$1,072
• − Management: −$1,072
• − Depreciation: −$3,648
• Taxable loss: −$691
• Est. tax savings @ 24.0%: +$166
• After-tax cash flow: $1,586/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: Casey County
• NCES district ID: 2101050
• Math proficiency: 39% ▼ -18.00%
• Reading proficiency: 41% ▼ -20.00%
• Median HH income: $30,133
• Composite: 32.59/100
• National rank: #5675
• State rank: #39 of 165 in KY

Livability — Liberty

• Score: 68/100
• State rank: #185
• US rank: #9229

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,406

Population outlook (Casey County) Hauer SSP2

• Today (2025): 15,212 people
• By 2030: 14,709 · -3.3%
• By 2040: 13,684 · -10.0%
• By 2050: 12,709 · -16.5%
• By 2075: 10,716 · -29.6%
• By 2100: 9,141 · -39.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Lithuanian 2% Italian 2% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · German/W. Germanic 3% Spanish 2%

Political lean MEDSL · Casey

• 2024 margin: Solid R (+76.4) · D 11.4% · R 87.8%
• 2008→2024 swing: -18.3pp toward R · 2008: -58.1pp · 2024: -76.4pp
• All cycles: 2024: R+76.4 2020: R+73.4 2016: R+73.2 2012: R+62.7 2008: R+58.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.68%
• Current HPI: 235.5807
• 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

+47.5% since first listed

3 events — show timeline

• 2026-05-19 Price Changed $125,400 ImagineMLS
• 2026-04-15 Listed $132,000 ImagineMLS
• 2007-12-01 Sold (Public Records) $85,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $645 · +9.7% YoY. Source: county tax records.