934 Farmersville Rd · Princeton, KY 42445

$62,000

3 bd · 1.0 ba · 1,305 sqft · SingleFamily public records · 282 Days on market

0.60 ac lot ↓ 44% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 3-bedroom, 1-bath home with an attached 2-car garage is being sold AS-IS. It’s a fixer-upper with potential. Major bonus: brand new HVAC in 2023. Great opportunity to flip, rent, or make it your own with some sweat equity!

Key facts

• Brand new hvac
• 0.6 acre lot
• 2 garage spots

Tags

• BRAND NEW HVAC

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Septic tank
• Home design: Single family residence; Single-story
• Construction: Frame construction with wood siding; Metal roof
• Exterior features: Level lot

Interior

• Kitchen: Cooktop; Electric water heater
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (Propane); Central air conditioning
• Interior features: Living room fireplace
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $62k.

Deal economics

• At list price, monthly cash flow is $477 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $55k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.8% vs local median 6.2% in Princeton — 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 76/100 on livability (#88 in KY, #3,490 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: employment D+, commute F.
• Caldwell County (rural): math 28% / reading 39% proficiency, ranked #78 of 165 in KY (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Caldwell County Primary School (523 students, 64% FRL); Caldwell County Middle School (math 25% / reading 42%, grade F, #105 of 217 statewide, top 51%, 421 students, 55% FRL).
• Market conditions: 59 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $429 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Caldwell County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 282 days — a 12% lower offer ($55k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $54,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 282 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
7. 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.
8. 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: 1.98% ✓
• Cap rate: 16.81%
• Cash-on-cash: 37.57%
• DSCR: 2.67
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $244,035
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
364 Farmersville Rd	0.58mi	3/2.0	1,430 (+10%)	2mo	$268,000	$187	51
455 Farmersville Rd	0.43mi	2/1.0 (-1)	1,196 (-8%)	13mo	$205,000	$171	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 28.2%
• Equity multiple: 2.17×
• Total profit: $20,393
• Equity at exit: $9,244

10-year hold

• IRR: 35.7%
• Equity multiple: 4.29×
• Total profit: $57,118
• Equity at exit: $5,361

Cash invested: $17,360 (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 42445

• Home prices YoY: -7.9%
• Active inventory: 59
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,230 medium
• Mortgage (P&I): −$325
• Tax est. 1.5%: −$78 /mo · $930/yr
• Insurance: −$26
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $477

Break-even live

Break-even rent $626

Max offer price $62,000

Occupancy floor 56%

Sensitivity live

Price	-10% $520	-5% $498	+0% $477	+5% $456	+10% $434
Rent	-10% $380	-5% $428	+0% $477	+5% $526	+10% $574
Rate	-1.0pp $508	-0.5pp $493	base $477	+0.5pp $461	+1.0pp $445

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: $15,500
• Closing costs: $1,860
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $62,000 Active 282 DOM
2. 2026-06-18
   days on market $62,000 Active 280 DOM
3. 2026-06-17
   days on market $62,000 Active 279 DOM
4. 2026-06-16
   days on market $62,000 Active 278 DOM
5. 2026-06-15
   days on market $62,000 Active 277 DOM
6. 2026-06-13
   days on market $62,000 Active 275 DOM
7. 2026-06-12
   days on market $62,000 Active 274 DOM
8. 2026-06-09
   days on market $62,000 Active 271 DOM
9. 2026-06-08
   days on market $62,000 Active 270 DOM
10. 2026-06-07
    days on market $62,000 Active 269 DOM
11. 2026-06-07
    days on market $62,000 Active 268 DOM
12. 2026-06-04
    days on market $62,000 Active 265 DOM
13. 2026-06-02
    days on market $62,000 Active 264 DOM
14. 2026-06-01
    days on market $62,000 Active 263 DOM
15. 2026-05-31
    days on market $62,000 Active 262 DOM
16. 2026-05-31
    days on market $62,000 Active 261 DOM
17. 2026-03-09
    price $62,000
18. 2025-11-08
    price $88,000
19. 2025-09-09
    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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,763
• − Mortgage interest: −$3,473
• − Property taxes: −$930
• − Insurance: −$1,108
• − Repairs & maintenance: −$1,181
• − Management: −$1,181
• − Depreciation: −$1,804
• Taxable income: $5,087
• Est. tax owed @ 24.0%: −$1,221
• After-tax cash flow: $4,503/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: Caldwell County
• NCES district ID: 2100840
• Math proficiency: 28% ▼ -29.00%
• Reading proficiency: 39% ▼ -19.00%
• Median HH income: $40,080
• Composite: 28.12/100
• National rank: #6819
• State rank: #78 of 165 in KY

Livability — Princeton

• Score: 76/100
• State rank: #88
• US rank: #3490

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,371

Population outlook (Caldwell County) Hauer SSP2

• Today (2025): 12,100 people
• By 2030: 11,739 · -3.0%
• By 2040: 11,088 · -8.4%
• By 2050: 10,543 · -12.9%
• By 2075: 9,406 · -22.3%
• By 2100: 8,084 · -33.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 6% Hispanic / Latino 3% Two or more races 3%
• Common ancestry: Italian 3% Serbian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2% German/W. Germanic 1%

Political lean MEDSL · Caldwell

• 2024 margin: Solid R (+58.2) · D 20.3% · R 78.5% · Other 1.2%
• 2008→2024 swing: -31.6pp toward R · 2008: -26.7pp · 2024: -58.2pp
• All cycles: 2024: R+58.2 2020: R+54.0 2016: R+54.4 2012: R+35.0 2008: R+26.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -20.07%
• Current HPI: 232.7067
• 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

3 events — show timeline

• 2026-03-09 Price Changed $62,000 WKRMLS
• 2025-11-08 Price Changed $88,000 WKRMLS
• 2025-09-09 Listed $110,000 WKRMLS

Property tax history

-11.2%/yr

Latest (2025): $15 · +0.0% YoY. Source: county tax records.