1580 Sardis Road Sardis Rd · Mount Olivet, KY 41064

$98,500

2 bd · None ba · 850 sqft · SingleFamily · 195 Days on market

Good condition 3.00 ac lot $116/sqft · 50% above area ↓ 21% since listing

---

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 +13.1/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• DSCR +3.9/10.0
• 1% rule +3.7/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Looking for a property you can make your own? This unique 3 plus acre opportunity features an 850 sq. ft. unfinished tiny home already roughed -in and ready for personal finishing touches, plus a spacious 40 x 30 metal building perfect for storage, workshop use, or future expansion. This property is being sold as is.. One photo is virtually staged to how this home could look. This could be yours for cheaper than what Rent currently is..

Key facts

• 3 acre lot
• 2 garage spots
• Listed 195 days

Tags

• 3 PLUS ACRE OPPORTUNITY
• 850 SQ FT UNFINISHED TINY HOME
• 40 X 30 METAL BUILDING

What this means for you Summary

Snapshot

• This is a 2-bed/?-bath single-family listed at $98k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-4 ($-53/yr) — negative.
• To cash-flow at today's rent, offer at most $98k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $86k (13.1% below list).
• Recommended offer: $86k (13.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 52/100 on livability (#491 in KY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools D+, amenities F, commute F.
• Robertson County (rural): math 20% / reading 37% proficiency, ranked #123 of 165 in KY (top 74%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 18 active listings in the ZIP.

Forward outlook

• In year one you build about $11k of equity ($681 loan paydown + $10k appreciation (10.0% local appreciation)).
• Robertson County population projected at -35% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 195 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $41k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $85,605 (13.1% 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. It's been on market 195 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
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 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: 0.87% ✗
• Cap rate: 6.24%
• Cash-on-cash: -0.19%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

• ARV (median comp): $65,592
• List price: $98,500
• Delta: 50.17%
• Verdict: OVERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.1%
• Equity multiple: 2.94×
• Total profit: $53,376
• Equity at exit: $88,737

10-year hold

• IRR: 21.4%
• Equity multiple: 6.71×
• Total profit: $157,432
• Equity at exit: $191,364

Cash invested: $27,580 (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 41064

• Home prices YoY: 4.7%
• Active inventory: 18
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $856 medium
• Mortgage (P&I): −$517
• Tax est. 1.5%: −$123 /mo · $1,478/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $-4

Break-even live

Break-even rent $862

Max offer price $97,859

Occupancy floor 96%

Sensitivity live

Price	-10% $64	-5% $30	+0% $-4	+5% $-38	+10% $-73
Rent	-10% $-72	-5% $-38	+0% $-4	+5% $29	+10% $63
Rate	-1.0pp $45	-0.5pp $21	base $-4	+0.5pp $-30	+1.0pp $-56

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: $24,625
• Closing costs: $2,955
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $98,500 Active 195 DOM
2. 2026-06-18
   days on market $98,500 Active 193 DOM
3. 2026-06-17
   days on market $98,500 Active 192 DOM
4. 2026-06-16
   days on market $98,500 Active 191 DOM
5. 2026-06-15
   days on market $98,500 Active 190 DOM
6. 2026-06-13
   days on market $98,500 Active 188 DOM
7. 2026-06-12
   days on market $98,500 Active 187 DOM
8. 2026-06-09
   days on market $98,500 Active 184 DOM
9. 2026-06-08
   days on market $98,500 Active 183 DOM
10. 2026-06-07
    days on market $98,500 Active 182 DOM
11. 2026-06-05
    days on market $98,500 Active 181 DOM
12. 2026-06-04
    days on market $98,500 Active 179 DOM
13. 2026-06-02
    days on market $98,500 Active 178 DOM
14. 2026-06-01
    pricedays on market $98,500 Active 177 DOM
15. 2026-05-31
    days on market $110,000 Active 176 DOM
16. 2026-05-31
    days on market $110,000 Active 175 DOM
17. 2026-05-12
    price $110,000 443-char remark

    Show marketing remark (443 chars)

    Looking for a property you can make your own? This unique 3 plus acre opportunity features an 850 sq. ft. unfinished tiny home already roughed -in and ready for personal finishing touches, plus a spacious 40 x 30 metal building perfect for storage, workshop use, or future expansion. This property is being sold as is.. One photo is virtually staged to how this home could look. This could be yours for cheaper than what Rent currently is..

18. 2026-04-20
    price $125,000 443-char remark

    Show marketing remark (443 chars)

    Looking for a property you can make your own? This unique 3 plus acre opportunity features an 850 sq. ft. unfinished tiny home already roughed -in and ready for personal finishing touches, plus a spacious 40 x 30 metal building perfect for storage, workshop use, or future expansion. This property is being sold as is.. One photo is virtually staged to how this home could look. This could be yours for cheaper than what Rent currently is..

19. 2026-03-28
    status Active 443-char remark

    Show marketing remark (443 chars)

    Looking for a property you can make your own? This unique 3 plus acre opportunity features an 850 sq. ft. unfinished tiny home already roughed -in and ready for personal finishing touches, plus a spacious 40 x 30 metal building perfect for storage, workshop use, or future expansion. This property is being sold as is.. One photo is virtually staged to how this home could look. This could be yours for cheaper than what Rent currently is..

20. 2026-03-27
    historical 443-char remark

    Show marketing remark (443 chars)

    Looking for a property you can make your own? This unique 3 plus acre opportunity features an 850 sq. ft. unfinished tiny home already roughed -in and ready for personal finishing touches, plus a spacious 40 x 30 metal building perfect for storage, workshop use, or future expansion. This property is being sold as is.. One photo is virtually staged to how this home could look. This could be yours for cheaper than what Rent currently is..

21. 2026-03-23
    price $137,800 443-char remark

    Show marketing remark (443 chars)

    Looking for a property you can make your own? This unique 3 plus acre opportunity features an 850 sq. ft. unfinished tiny home already roughed -in and ready for personal finishing touches, plus a spacious 40 x 30 metal building perfect for storage, workshop use, or future expansion. This property is being sold as is.. One photo is virtually staged to how this home could look. This could be yours for cheaper than what Rent currently is..

22. 2026-02-10
    price $137,900 443-char remark

    Show marketing remark (443 chars)

    Looking for a property you can make your own? This unique 3 plus acre opportunity features an 850 sq. ft. unfinished tiny home already roughed -in and ready for personal finishing touches, plus a spacious 40 x 30 metal building perfect for storage, workshop use, or future expansion. This property is being sold as is.. One photo is virtually staged to how this home could look. This could be yours for cheaper than what Rent currently is..

23. 2025-12-04
    listed $139,900 Active 443-char remark

    Show marketing remark (443 chars)

    Looking for a property you can make your own? This unique 3 plus acre opportunity features an 850 sq. ft. unfinished tiny home already roughed -in and ready for personal finishing touches, plus a spacious 40 x 30 metal building perfect for storage, workshop use, or future expansion. This property is being sold as is.. One photo is virtually staged to how this home could look. This could be yours for cheaper than what Rent currently is..

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $10,273
• − Mortgage interest: −$5,518
• − Property taxes: −$1,478
• − Insurance: −$492
• − Repairs & maintenance: −$822
• − Management: −$822
• − Depreciation: −$2,865
• Taxable loss: −$1,724
• Est. tax savings @ 24.0%: +$414
• After-tax cash flow: $361/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

Good 80/100 Cosmetic rehab

This 3+ acre property features a 850 sq. ft. unfinished tiny home and a spacious 40 x 30 metal building, both ready for personal finishing touches. The home is in good condition with minimal repairs needed, making it a great investment opportunity.

Value-add opportunities

• Both install kitchen appliances — adds functionality and appeal
• Both install bathroom fixtures — adds functionality and appeal
• Both landscaping — enhances curb appeal and property value

Renovation cost estimate screening

Value-add ROI direction

• Both install kitchen appliances — adds functionality and appeal ↑
• Both install bathroom fixtures — adds functionality and appeal ↑
• Both landscaping — enhances curb appeal and property value ↑

ⓘ 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: Robertson County
• NCES district ID: 2105040
• Math proficiency: 20% ▼ -28.00%
• Reading proficiency: 37% ▼ -22.00%
• Median HH income: $33,990
• Composite: 23.37/100
• National rank: #7904
• State rank: #123 of 165 in KY

Livability — Mount Olivet

• Score: 52/100
• State rank: #491
• US rank: #24768

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Olivet, KY
• Population (ZIP): 2,122

Population outlook (Robertson County) Hauer SSP2

• Today (2025): 1,930 people
• By 2030: 1,786 · -7.5%
• By 2040: 1,509 · -21.8%
• By 2050: 1,246 · -35.4%
• By 2075: 853 · -55.8%
• By 2100: 688 · -64.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Black 2% Two or more races 1%
• Common ancestry: Slovak 2% Lithuanian 1% Italian 1%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Robertson

• 2024 margin: Solid R (+61.2) · D 18.8% · R 80.0% · Other 1.2%
• 2008→2024 swing: -53.1pp toward R · 2008: -8.1pp · 2024: -61.2pp
• All cycles: 2024: R+61.2 2020: R+55.1 2016: R+53.0 2012: R+25.6 2008: R+8.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.24%
• Current HPI: 230.6084
• 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

-21.4% since first listed

7 events — show timeline

• 2026-05-12 Price Changed $110,000 ImagineMLS
• 2026-04-20 Price Changed $125,000 ImagineMLS
• 2026-03-28 Relisted — ImagineMLS
• 2026-03-27 Listing Removed — ImagineMLS
• 2026-03-23 Price Changed $137,800 ImagineMLS
• 2026-02-10 Price Changed $137,900 ImagineMLS
• 2025-12-04 Listed $139,900 ImagineMLS