553 Mc Guire Ave · Beattyville, KY 41311

$79,000

2 bd · 1.0 ba · 780 sqft · SingleFamily public records · 4 Days on market

Built 1955 0.75 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 +21.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +5.7/10.0
• Appreciation +5.3/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Real Nice Smaller Home Just Right For A Couple Or Small Family. On A Nice Corner Lot With A Good 2 Car Detached Garage. Nice Size Yard. Note; There Is An Additional Home Next Door For Sale At Only $63,500 ( Same Owner ) . Good Location That Is Convenient To Banks, Stores And Restaurants, Call Listing Agent For More Information. Has Ventless Gas Wall Heater As Main Heat Source .Note; Beattyville Water District.

Key facts

• Expansive lot
• Front porch
• In-town location

Tags

• CORNER LOT
• FRONT PORCH
• DETACHED GARAGE
• EXPANSIVE LOT
• IN-TOWN LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $120 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($843 rent vs $79k).
• Cap rate 8.1% vs local median 1.3% in Beattyville — 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 59/100 on livability (#411 in KY) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+; Watch: health & safety D+, housing D, amenities F.
• Lee County (rural): math 20% / reading 35% proficiency, ranked #140 of 165 in KY (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Lee County Middle High School (math 17% / reading 38%, grade F, #156 of 254 statewide, top 62%, 458 students, 78% FRL).
• Market conditions: 50 active listings in the ZIP.

Forward outlook

• In year one you build about $1k of equity ($546 loan paydown + $541 appreciation (0.7% local appreciation)).
• Lee County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.7% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y ago 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.
• Current owner paid $50k; list at $79k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,000

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.07% ✓
• Cap rate: 8.12%
• Cash-on-cash: 6.52%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.2%
• Equity multiple: 1.36×
• Total profit: $7,934
• Equity at exit: $25,683

10-year hold

• IRR: 11.6%
• Equity multiple: 2.36×
• Total profit: $30,181
• Equity at exit: $33,156

Cash invested: $22,120 (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 41311

• Home prices YoY: 0.4%
• Active inventory: 50
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $843 medium
• Mortgage (P&I): −$414
• Tax est. 1.5%: −$99 /mo · $1,185/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $120

Break-even live

Break-even rent $691

Max offer price $79,000

Occupancy floor 81%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-03-16
   status Pending
2. 2026-03-11
   listed $79,000 Active
3. 2018-05-25
   soldstatus $49,500 413-char remark

   Show marketing remark (413 chars)

   Real Nice Smaller Home Just Right For A Couple Or Small Family. On A Nice Corner Lot With A Good 2 Car Detached Garage. Nice Size Yard. Note; There Is An Additional Home Next Door For Sale At Only $63,500 ( Same Owner ) . Good Location That Is Convenient To Banks, Stores And Restaurants, Call Listing Agent For More Information. Has Ventless Gas Wall Heater As Main Heat Source .Note; Beattyville Water District.

4. 2017-12-18
   listed $54,500 413-char remark

   Show marketing remark (413 chars)

   Real Nice Smaller Home Just Right For A Couple Or Small Family. On A Nice Corner Lot With A Good 2 Car Detached Garage. Nice Size Yard. Note; There Is An Additional Home Next Door For Sale At Only $63,500 ( Same Owner ) . Good Location That Is Convenient To Banks, Stores And Restaurants, Call Listing Agent For More Information. Has Ventless Gas Wall Heater As Main Heat Source .Note; Beattyville Water District.

5. 2017-10-11
   historical
6. 2017-04-20
   listed $55,000 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 20 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: $10,118
• − Mortgage interest: −$4,425
• − Property taxes: −$1,185
• − Insurance: −$395
• − Repairs & maintenance: −$809
• − Management: −$809
• − Depreciation: −$2,298
• Taxable income: $196
• Est. tax owed @ 24.0%: −$47
• After-tax cash flow: $1,395/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: Lee County
• NCES district ID: 2103270
• Math proficiency: 20% ▼ -19.00%
• Reading proficiency: 35% ▼ -17.00%
• Median HH income: $23,977
• Composite: 21.59/100
• National rank: #8302
• State rank: #140 of 165 in KY

Livability — Beattyville

• Score: 59/100
• State rank: #411
• US rank: #19889

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beattyville, KY
• City population: 6,373
• Population (ZIP): 6,373

Population outlook (Lee County) Hauer SSP2

• Today (2025): 5,833 people
• By 2030: 5,366 · -8.0%
• By 2040: 4,469 · -23.4%
• By 2050: 3,785 · -35.1%
• By 2075: 3,085 · -47.1%
• By 2100: 2,998 · -48.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Black 2% Hispanic / Latino 1%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Lee

• 2024 margin: Solid R (+67.7) · D 15.1% · R 82.8% · Other 2.1%
• 2008→2024 swing: -23.5pp toward R · 2008: -44.2pp · 2024: -67.7pp
• All cycles: 2024: R+67.7 2020: R+64.0 2016: R+64.1 2012: R+52.7 2008: R+44.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.69%
• Current HPI: 165.46
• 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

+43.6% since first listed

6 events — show timeline

• 2026-03-16 Pending — ImagineMLS
• 2026-03-11 Listed $79,000 ImagineMLS
• 2018-05-25 Sold (MLS) $49,500 ImagineMLS
• 2017-12-18 Listed $54,500 ImagineMLS
• 2017-10-11 Listing Removed — ImagineMLS
• 2017-04-20 Listed $55,000 ImagineMLS

Property tax history

-11.8%/yr

Latest (2025): $103 · -24.3% YoY. Source: county tax records.