100 Darst St · Stanford, KY 40484

$179,900

4 bd · 2.0 ba · 1,628 sqft · MultiFamily · 101 Days on market

7,840 sqft lot $111/sqft · at area comps Est $176k · at est.

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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 +25.2/30.0
• DSCR +8.3/10.0
• ARV discount +6.4/15.0
• 1% rule +5.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Investment Stanford, KY with strong rental demand. 100 Darst Street features approximately 1,628 square feet with two residential units under one roof. Each side offers a comfortable layout with 2 bedrooms, bathroom, living space, and kitchen areas designed for practical living. Located on a 0.18 acre lot just minutes from downtown Stanford, tenants enjoy quick access to shopping, employment centers, and schools. Ready for it's new portfolio. Whether you're expanding or looking for your first rental property, this duplex provides a solid opportunity in a growing local market.

Key facts

• 7,840 sq ft lot
• Listed 100 days

Tags

• TWO RESIDENTIAL UNITS
• QUICK ACCESS TO SHOPPING
• QUICK ACCESS TO SCHOOLS

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $180k.

Deal economics

• At list price, monthly cash flow is $404 ($5k/yr) — positive. Per door: $202/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $164k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 2.9% in Stanford — 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 67/100 on livability (#226 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools D-, amenities F, commute F.
• Lincoln County (rural): math 20% / reading 35% proficiency, ranked #131 of 165 in KY (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 72 active listings in the ZIP; 91 units permitted in Lincoln County in 2024 (0 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.
• Lincoln County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $40k; list at $180k implies a 350% gain — meaningful room to come down on a strong offer.

Recommended offer $163,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.02% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.62%
• DSCR: 1.43
• GRM: 8.2

CMA / ARV

• ARV (median comp): $175,769
• List price: $179,900
• Delta: 2.35%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -1.9%
• Equity multiple: 0.93×
• Total profit: $-3,529
• Equity at exit: $26,824

10-year hold

• IRR: 7.8%
• Equity multiple: 1.59×
• Total profit: $29,666
• Equity at exit: $15,554

Cash invested: $50,372 (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 40484

• Home prices YoY: -28.7%
• Active inventory: 72
• Price-to-rent: 16.3×

Monthly cashflow live

• Estimated rent: $1,839 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$31 /mo · $368/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $404

Break-even live

Break-even rent $1,328

Max offer price $179,900

Occupancy floor 73%

Sensitivity live

Price	-10% $506	-5% $455	+0% $404	+5% $147	+10% $85
Rent	-10% $258	-5% $331	+0% $404	+5% $476	+10% $549
Rate	-1.0pp $494	-0.5pp $449	base $404	+0.5pp $357	+1.0pp $310

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,838
Total (2 units)			$1,839

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $179,900 Active 101 DOM
2. 2026-06-18
   days on market $179,900 Active 100 DOM
3. 2026-06-17
   days on market $179,900 Active 99 DOM
4. 2026-06-16
   days on market $179,900 Active 98 DOM
5. 2026-06-15
   days on market $179,900 Active 97 DOM
6. 2026-06-14
   days on market $179,900 Active 95 DOM
7. 2026-06-12
   days on market $179,900 Active 94 DOM
8. 2026-06-09
   days on market $179,900 Active 91 DOM
9. 2026-06-09
   price $179,900 Active 90 DOM
10. 2026-06-08
    days on market $183,900 Active 90 DOM
11. 2026-06-07
    days on market $183,900 Active 89 DOM
12. 2026-06-07
    days on market $183,900 Active 88 DOM
13. 2026-06-03
    days on market $183,900 Active 85 DOM
14. 2026-06-02
    days on market $183,900 Active 84 DOM
15. 2026-06-01
    days on market $183,900 Active 83 DOM
16. 2026-05-31
    days on market $183,900 Active 82 DOM
17. 2026-05-30
    days on market $183,900 Active 81 DOM
18. 2026-03-28
    price $183,900 585-char remark

    Show marketing remark (585 chars)

    Investment Stanford, KY with strong rental demand. 100 Darst Street features approximately 1,628 square feet with two residential units under one roof. Each side offers a comfortable layout with 2 bedrooms, bathroom, living space, and kitchen areas designed for practical living. Located on a 0.18 acre lot just minutes from downtown Stanford, tenants enjoy quick access to shopping, employment centers, and schools. Ready for it's new portfolio. Whether you're expanding or looking for your first rental property, this duplex provides a solid opportunity in a growing local market.

19. 2026-03-10
    listed $184,900 Active 585-char remark

    Show marketing remark (585 chars)

    Investment Stanford, KY with strong rental demand. 100 Darst Street features approximately 1,628 square feet with two residential units under one roof. Each side offers a comfortable layout with 2 bedrooms, bathroom, living space, and kitchen areas designed for practical living. Located on a 0.18 acre lot just minutes from downtown Stanford, tenants enjoy quick access to shopping, employment centers, and schools. Ready for it's new portfolio. Whether you're expanding or looking for your first rental property, this duplex provides a solid opportunity in a growing local market.

20. 2024-03-05
    soldstatus $40,000 Closed 25-char remark

    Show marketing remark (25 chars)

    Comp purposes only - sold

21. 2024-03-05
    listed $40,000 Active 25-char remark

    Show marketing remark (25 chars)

    Comp purposes only - sold

ⓘ 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: $368 · $31/mo
• Projected year-2 tax: $1,547 · $129/mo
• Expected delta: +$1,179/yr (+$98/mo · 320.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $22,068
• − Mortgage interest: −$10,077
• − Property taxes: −$368
• − Insurance: −$900
• − Repairs & maintenance: −$1,765
• − Management: −$1,765
• − Depreciation: −$5,233
• Taxable income: $1,959
• Est. tax owed @ 24.0%: −$470
• After-tax cash flow: $4,375/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: Lincoln County
• NCES district ID: 2103480
• Math proficiency: 20% ▼ -18.00%
• Reading proficiency: 35% ▼ -16.00%
• Median HH income: $35,356
• Composite: 22.68/100
• National rank: #8042
• State rank: #131 of 165 in KY

Livability — Stanford

• Score: 67/100
• State rank: #226
• US rank: #11103

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stanford, KY
• Population (ZIP): 12,517

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 23,293 people
• By 2030: 22,392 · -3.9%
• By 2040: 20,336 · -12.7%
• By 2050: 18,016 · -22.7%
• By 2075: 12,976 · -44.3%
• By 2100: 8,446 · -63.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 4% Black 3% Hispanic / Latino 3%
• Common ancestry: Slovak 1% Serbian 1% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+61.2) · D 18.9% · R 80.0% · Other 1.1%
• 2008→2024 swing: -22.7pp toward R · 2008: -38.5pp · 2024: -61.2pp
• All cycles: 2024: R+61.2 2020: R+57.1 2016: R+57.3 2012: R+41.9 2008: R+38.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -83.15%
• Current HPI: 206.5336
• 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

+359.8% since first listed

4 events — show timeline

• 2026-03-28 Price Changed $183,900 ImagineMLS
• 2026-03-10 Listed $184,900 ImagineMLS
• 2024-03-05 Listed $40,000 ImagineMLS
• 2024-03-05 Sold (MLS) $40,000 ImagineMLS

Property tax history

-0.9%/yr

Latest (2025): $368 · -26.3% YoY. Source: county tax records.