50 Kefauver St · Leitchfield, KY 42754

$153,900

2 bd · 1.0 ba · 964 sqft · SingleFamily · 160 Days on market

Built 2025 0.41 ac lot Est $154k · at est. ↓ 9% since listing

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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).

• Cash flow +11.6/30.0
• ARV discount +7.6/15.0
• Livability +3.6/5.0
• 1% rule +3.4/10.0
• DSCR +3.4/10.0
• Appreciation +3.1/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

WE love this new construction Home! Builder made perfect use of every ounce of space. If you're looking for a new, LOW MAINTENANCE home, this is the one. Perfectly situated in the heart of Millwood, just minutes from Leitchfield, WK Pkwy, short trip to both Rough & Nolin Lakes. This place is TURN KEY! Comes with all appliances, including washer & dryer!

Key facts

• 0.41 acre lot
• Parking
• Built 2025

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Parking: Driveway
• Utilities: Electricity connected
• Home design: Single-family residence; One-story home; Builder-provided living area (964); Shingle roof; Vinyl siding
• Construction: Built in 2025; Vinyl siding construction; Shingle roof
• Exterior features: Lot is approximately 0.41 acres

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Two bedrooms located on the first floor
• Bathrooms: One full bathroom on the first floor
• Heating & cooling: Electric heating with heat pump
• Interior features: Five total rooms; First-floor living room; First-floor dining room; First-floor kitchen; First-floor laundry; No basement; No fireplaces
• Laundry & utility: First-floor laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $154k.

Deal economics

• At list price, monthly cash flow is $-48 ($-572/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (16.4% below list).
• Recommended offer: $129k (16.4% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.8% in Leitchfield — 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 71/100 on livability (#144 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Grayson County (rural): math 27% / reading 40% proficiency, ranked #84 of 165 in KY (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Oran P Lawler Elementary School (math 37% / reading 47%, grade F, #178 of 676 statewide, top 29%, 413 students, 55% FRL); Grayson County Middle School (math 23% / reading 38%, grade F, #143 of 217 statewide, top 67%, 839 students, 63% FRL); Grayson County High School (math 24% / reading 38%, grade F, #118 of 254 statewide, top 47%, 1,252 students, 61% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: 184 active listings in the ZIP; 23 units permitted in Grayson County in 2024 (12 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.

Negotiation context

• It's been on market 160 days — a 12% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $16k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $128,600 (16.4% 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 160 days. Have you received any prior offers? Is the seller open to a 16% 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: 0.84% ✗
• Cap rate: 5.92%
• Cash-on-cash: -1.33%
• DSCR: 0.94
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $154,240
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
50 Kefauver St	0.00mi	2/1.0	964 (0%)	1mo	$153,900	$160	99
50 Kefauver Rd	0.01mi	2/1.0	964 (0%)	1mo	$153,900	$160	99

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: -18.5%
• Equity multiple: 0.35×
• Total profit: $-27,952
• Equity at exit: $22,947

10-year hold

• IRR: -10.8%
• Equity multiple: 0.35×
• Total profit: $-28,168
• Equity at exit: $13,306

Cash invested: $43,092 (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 42754

• Home prices YoY: -1.3%
• Active inventory: 184
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,286 medium
• Mortgage (P&I): −$807
• Tax est. 1.5%: −$192 /mo · $2,308/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $-48

Break-even live

Break-even rent $1,346

Max offer price $147,008

Occupancy floor 99%

Sensitivity live

Price	-10% $59	-5% $6	+0% $-48	+5% $-101	+10% $-154
Rent	-10% $-149	-5% $-98	+0% $-48	+5% $3	+10% $54
Rate	-1.0pp $30	-0.5pp $-8	base $-48	+0.5pp $-88	+1.0pp $-128

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: $38,475
• Closing costs: $4,617
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-17
   status Pending
2. 2026-04-10
   price $153,900
3. 2026-04-06
   status Active
4. 2026-04-04
   historical
5. 2026-02-02
   price $154,900
6. 2025-12-03
   price $159,900
7. 2025-11-04
   listed $169,900 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $15,432
• − Mortgage interest: −$8,621
• − Property taxes: −$2,308
• − Insurance: −$770
• − Repairs & maintenance: −$1,235
• − Management: −$1,235
• − Depreciation: −$4,477
• Taxable loss: −$3,213
• Est. tax savings @ 24.0%: +$771
• After-tax cash flow: $200/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: Grayson County
• NCES district ID: 2102300
• Math proficiency: 27% ▼ -23.00%
• Reading proficiency: 40% ▼ -17.00%
• Median HH income: $34,256
• Composite: 27.55/100
• National rank: #6944
• State rank: #84 of 165 in KY

Livability — Leitchfield

• Score: 71/100
• State rank: #144
• US rank: #6810

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 15,817
• Population (ZIP): 15,817

Population outlook (Grayson County) Hauer SSP2

• Today (2025): 26,840 people
• By 2030: 27,032 · +0.7%
• By 2040: 27,236 · +1.5%
• By 2050: 27,076 · +0.9%
• By 2075: 26,565 · -1.0%
• By 2100: 24,007 · -10.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Black 2%
• Common ancestry: Slovak 4% Lithuanian 2% Romanian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Grayson

• 2024 margin: Solid R (+61.8) · D 18.5% · R 80.3% · Other 1.2%
• 2008→2024 swing: -26.9pp toward R · 2008: -34.9pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+58.8 2016: R+59.3 2012: R+39.5 2008: R+34.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.82%
• Current HPI: 283.0264
• 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

-9.4% since first listed

7 events — show timeline

• 2026-04-17 Pending — Metro Search MLS
• 2026-04-10 Price Changed $153,900 Metro Search MLS
• 2026-04-06 Relisted — Metro Search MLS
• 2026-04-04 Listing Removed — Metro Search MLS
• 2026-02-02 Price Changed $154,900 Metro Search MLS
• 2025-12-03 Price Changed $159,900 Metro Search MLS
• 2025-11-04 Listed $169,900 Metro Search MLS