10 Ponderosa Pine Ln · Vicco, KY 41760

$129,000

3 bd · 1.0 ba · 1,550 sqft · Other public records · 123 Days on market

Built 1952 1.90 ac lot $83/sqft · 10% above area Est $117k · 10% over

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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 +17.1/30.0
• DSCR +5.3/10.0
• Appreciation +5.0/10.0
• 1% rule +3.8/10.0
• ARV discount +2.9/15.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.4/5.0

Listing remarks MLS

Great fixer upper featuring 4 bedrooms & 2 full bathrooms on a large 1.90 acre lot. Sold as is. Property will not qualify for FHA, VA, or USDA.

Key facts

• 1.9 acre lot
• Built 1952
• Listed 123 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $129k.

Deal economics

• At list price, monthly cash flow is $89 ($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 $113k (12.5% below list).
• Recommended offer: $113k (12.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 48/100 on livability (#510 in KY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Perry County (rural): math 23% / reading 42% proficiency, ranked #96 of 165 in KY (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 1 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($892 loan paydown + $4k appreciation (3.0% local appreciation)).
• Perry County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,906 (12.5% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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 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. 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?
7. 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.
8. 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.
9. 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: 0.88% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.97%
• DSCR: 1.13
• GRM: 9.5

CMA / ARV

• ARV (median comp): $117,068
• List price: $129,000
• Delta: 10.19%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 10.3%
• Equity multiple: 1.59×
• Total profit: $21,197
• Equity at exit: $58,004

10-year hold

• IRR: 12.5%
• Equity multiple: 2.87×
• Total profit: $67,448
• Equity at exit: $89,391

Cash invested: $36,120 (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 41760

• Active inventory: 1
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,129 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$72 /mo · $868/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $89

Break-even live

Break-even rent $1,016

Max offer price $129,000

Occupancy floor 87%

Sensitivity live

Price	-10% $162	-5% $126	+0% $89	+5% $53	+10% $16
Rent	-10% $0	-5% $45	+0% $89	+5% $134	+10% $179
Rate	-1.0pp $154	-0.5pp $122	base $89	+0.5pp $56	+1.0pp $22

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $129,000 Active 123 DOM
2. 2026-06-18
   days on market $129,000 Active 121 DOM
3. 2026-06-17
   days on market $129,000 Active 120 DOM
4. 2026-06-16
   days on market $129,000 Active 119 DOM
5. 2026-06-15
   days on market $129,000 Active 118 DOM
6. 2026-06-13
   days on market $129,000 Active 116 DOM
7. 2026-06-12
   days on market $129,000 Active 115 DOM
8. 2026-06-09
   days on market $129,000 Active 112 DOM
9. 2026-06-08
   days on market $129,000 Active 111 DOM
10. 2026-06-07
    days on market $129,000 Active 110 DOM
11. 2026-06-05
    days on market $129,000 Active 108 DOM
12. 2026-06-04
    days on market $129,000 Active 106 DOM
13. 2026-06-02
    days on market $129,000 Active 105 DOM
14. 2026-06-01
    days on market $129,000 Active 104 DOM
15. 2026-05-31
    days on market $129,000 Active 103 DOM
16. 2026-05-31
    days on market $129,000 Active 102 DOM
17. 2026-02-18
    listed $129,000 Active 149-char remark

    Show marketing remark (149 chars)

    Great fixer upper featuring 4 bedrooms & 2 full bathrooms on a large 1.90 acre lot. Sold as is. Property will not qualify for FHA, VA, or USDA.

18. 2025-08-03
    listed $129,000 Active

ⓘ 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: $868 · $72/mo
• Projected year-2 tax: $1,109 · $92/mo
• Expected delta: +$242/yr (+$20/mo · 27.9%)

ⓘ 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 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $13,549
• − Mortgage interest: −$7,226
• − Property taxes: −$868
• − Insurance: −$645
• − Repairs & maintenance: −$1,084
• − Management: −$1,084
• − Depreciation: −$3,753
• Taxable loss: −$1,110
• Est. tax savings @ 24.0%: +$266
• After-tax cash flow: $1,340/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: Perry County
• NCES district ID: 2104770
• Math proficiency: 23% ▼ -23.00%
• Reading proficiency: 42% ▼ -19.00%
• Median HH income: $32,540
• Composite: 26.53/100
• National rank: #7196
• State rank: #96 of 165 in KY

Livability — Vicco

• Score: 48/100
• State rank: #510
• US rank: #26000

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 286

Population outlook (Perry County) Hauer SSP2

• Today (2025): 24,976 people
• By 2030: 23,390 · -6.4%
• By 2040: 20,270 · -18.8%
• By 2050: 17,547 · -29.7%
• By 2075: 12,599 · -49.6%
• By 2100: 9,358 · -62.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Lithuanian 24%

Political lean MEDSL · Perry

• 2024 margin: Solid R (+59.5) · D 19.7% · R 79.2% · Other 1.1%
• 2008→2024 swing: -27.5pp toward R · 2008: -32.0pp · 2024: -59.5pp
• All cycles: 2024: R+59.5 2020: R+54.3 2016: R+57.0 2012: R+58.5 2008: R+32.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+0.0% since first listed

2 events — show timeline

• 2026-02-18 Listed $129,000 EKAR
• 2025-08-03 Listed $129,000 EKAR