153 R Vancleve Rd · Campton, KY 41301

$110,000

3 bd · 2.0 ba · 1,568 sqft · SingleFamily · 14 Days on market

Built 2002 Fair condition 1.00 ac lot

---

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 +19.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +2.2/10.0
• Condition / age +2.2/5.0
• Schools +2.1/10.0

Listing remarks

153 AR Vancleve Road - Campton 3 Bedroom | 2 Bathroom Doublewide Situated on Approx. 1 Acre Spacious Layout with Comfortable Living Space Perfect Full-Time Residence, Rental, or Weekend Retreat Peaceful Country Setting with Beautiful Eastern Kentucky Views Convenient Access to Red River Gorge, Hiking, Camping & Outdoor Recreation Enjoy Privacy While Still Being a Short Drive to Town Amenities Affordable Opportunity for Homeownership or Investment If you've been looking for a peaceful property in Eastern Kentucky with room to enjoy the outdoors, this Campton property offers plenty of potential.

Key facts

• Approx 1 acre
• 1 acre lot
• Built 2002

Tags

• APPROX 1 ACRE

Property features AI

Exterior

• Utilities: Public water; Septic tank sewer
• Home design: Single building (total area 1,568); Rural subdivision; Directions: Turn onto A R Vancleve Rd. House is in the back on the left.
• Construction: Built on block foundation; Vinyl siding construction
• Exterior features: Vinyl siding

Interior

• Flooring: Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Hardwood flooring; Accessible approach with ramp; Accessible doors

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-9 ($-110/yr) — negative.
• To cash-flow at today's rent, offer at most $109k (1.2% below list).
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $109k (1.2% below list) — sets the bar for cash-flow.
• Cap rate 7.6% vs local median 0.2% in Campton — 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 55/100 on livability (#464 in KY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: crime C-, health & safety D+, amenities F.
• Wolfe County (rural): math 20% / reading 34% proficiency, ranked #145 of 165 in KY (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Campton Elementary School (math 17% / reading 22%, grade F, #572 of 676 statewide, top 88%, 336 students, 87% FRL); Wolfe County Middle School (math 22% / reading 42%, grade F, #121 of 217 statewide, top 57%, 171 students, 77% FRL); Wolfe County High School (math 24% / reading 34%, grade F, #127 of 254 statewide, top 58%, 368 students, 78% FRL).
• Market conditions: 93 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Wolfe County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); severe wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,670 (1.2% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.01% ✓
• Cap rate: 7.56%
• Cash-on-cash: 4.52%
• DSCR: 1.20
• GRM: 8.3

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: -16.8%
• Equity multiple: 0.41×
• Total profit: $-18,316
• Equity at exit: $16,401

10-year hold

• IRR: -8.5%
• Equity multiple: 0.47×
• Total profit: $-16,322
• Equity at exit: $9,511

Cash invested: $30,800 (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 41301

• Home prices YoY: -2.3%
• Active inventory: 93
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,109 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $-9

Break-even live

Break-even rent $1,121

Max offer price $108,670

Occupancy floor 96%

Sensitivity live

Price	-10% $67	-5% $29	+0% $-9	+5% $-47	+10% $-85
Rent	-10% $-97	-5% $-53	+0% $-9	+5% $35	+10% $78
Rate	-1.0pp $46	-0.5pp $19	base $-9	+0.5pp $-38	+1.0pp $-67

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-02
   days on market $110,000 Active 14 DOM
2. 2026-06-01
   days on market $110,000 Active 13 DOM
3. 2026-05-31
   days on market $110,000 Active 12 DOM
4. 2026-05-31
   days on market $110,000 Active 11 DOM
5. 2026-05-18
   listed $110,000 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 8/10 Severe FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,309
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$2,052
• − Repairs & maintenance: −$1,065
• − Management: −$1,065
• − Depreciation: −$3,200
• Taxable loss: −$1,884
• Est. tax savings @ 24.0%: +$452
• After-tax cash flow: $342/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 · 13 photos

Fair 45/100 Moderate rehab

The home is in fair condition with some minor repairs and maintenance needed. Painting the exterior siding and landscaping the yard can improve its curb appeal and make it more attractive to potential buyers and renters.

Repairs flagged

• Minor Kitchen cabinets — The cabinets are in good condition and do not require immediate repair.
• Minor Bathroom fixtures — The fixtures are in good condition and do not require immediate repair.
• Minor Exterior siding — The siding is in good condition and does not require immediate repair.
• Minor Landscaping — The landscaping is simple and could be improved with some additional plants and landscaping features.

Value-add opportunities

• Resale Painting the exterior siding — Painting the exterior siding can improve the curb appeal and make the home look more attractive to potential buyers.
• Rental Landscaping the yard — Landscaping the yard can improve the curb appeal and make the home more attractive to potential renters.
• Both Updating the kitchen and bathroom fixtures — Updating the kitchen and bathroom fixtures can improve the functionality and appearance of the home, making it more attractive to both buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · The cabinets are in good condition and do not require immediate repair.	Minor	$500–3,000
Bathroom fixtures · The fixtures are in good condition and do not require immediate repair.	Minor	$500–3,000
Exterior siding · The siding is in good condition and does not require immediate repair.	Minor	$500–3,000
Landscaping · The landscaping is simple and could be improved with some additional plants and landscaping features.	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Resale Painting the exterior siding — Painting the exterior siding can improve the curb appeal and make the home look more attractive to potential buyers. ↑
• Rental Landscaping the yard — Landscaping the yard can improve the curb appeal and make the home more attractive to potential renters. ↑
• Both Updating the kitchen and bathroom fixtures — Updating the kitchen and bathroom fixtures can improve the functionality and appearance of the home, making it more attractive to both buyers and 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: Wolfe County
• NCES district ID: 2105970
• Math proficiency: 20% ▼ -11.00%
• Reading proficiency: 34% ▼ -13.00%
• Median HH income: $23,216
• Composite: 21.1/100
• National rank: #8440
• State rank: #145 of 165 in KY

Livability — Campton

• Score: 55/100
• State rank: #464
• US rank: #23225

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,804

Population outlook (Wolfe County) Hauer SSP2

• Today (2025): 6,840 people
• By 2030: 6,537 · -4.4%
• By 2040: 5,858 · -14.4%
• By 2050: 5,192 · -24.1%
• By 2075: 3,930 · -42.5%
• By 2100: 2,927 · -57.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Hispanic / Latino 2% Two or more races 1%
• Common ancestry: Slovak 2% Serbian 2% Romanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Wolfe

• 2024 margin: Solid R (+50.6) · D 23.6% · R 74.2% · Other 2.2%
• 2008→2024 swing: -53.4pp toward R · 2008: 2.9pp · 2024: -50.6pp
• All cycles: 2024: R+50.6 2020: R+42.2 2016: R+39.9 2012: R+22.1 2008: D+2.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -5.55%
• Current HPI: 231.7503
• 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

1 event — show timeline

• 2026-05-18 Listed $110,000 ImagineMLS