153 R Vancleve Rd

Campton, KY 41301

$110,000D+

3 bd · 2.0 ba · 1,568 sqft · Built 2002 · SingleFamily · Active · 14 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,109/mo
• Mortgage (P&I): −$577
• Tax + insurance: −$309
• HOA: −$0
• Vac / Maint / Mgmt: −$233
• Net cashflow: $-9/mo
• Annual: $-110/yr
• Cap rate: 7.56%
• Cash-on-cash: 4.52%
• DSCR: 1.20
• 1% rule: 1.01%
• Cash to close: $30,800

Investor read

• This is a 3-bed/2.0-bath single-family listed at $110k. Condition is rated fair.
• 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).
• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Recommended offer: $109k (1.2% below list) — sets the bar for cash-flow.
• 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.
• 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).
• Watch-outs: flood insurance adds $125/mo.
• Market conditions: 93 active listings in the ZIP.
• Wolfe County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 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.
• 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.

Questions for listing agent

• 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?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• 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.
• 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.

Repairs flagged (vision-AI assessment)

• 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.