1831 Fish Trap Rd · Oneida, KY 40962

$135,000

5 bd · 2.5 ba · 1,860 sqft · SingleFamily · 48 Days on market

Built 1981 Good condition 0.70 ac lot ↓ 16% since listing

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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 +16.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• 1% rule +4.6/10.0
• Condition / age +3.8/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.3/10.0

Listing remarks

This home offers privacy near the end of a quiet country road, creating a peaceful retreat. It's well suited for a large family with five bedrooms and the potential for another. One bedroom includes built-in bunk beds and storage, adding practicality. The spacious added on primary suite features a generous layout, a large walk-in closet, and en-suite bath. You'll find a cozy living area, a large kitchen, and an oversized laundry room. There is also ample space for a media room and a home office. A ramp by the side door provides accessibility. Enjoy the outdoors from the screened-in back porch, perfect for soaking in the mountain views. The property also provides plenty of yard space for gar

Key facts

• Pear and apple trees
• Built-in bunk beds
• Mountain views

Tags

• BUILT-IN BUNK BEDS
• SCREENED-IN BACK PORCH
• MOUNTAIN VIEWS
• YARD SPACE FOR GARDENING
• PEAR AND APPLE TREES

Property features AI

Exterior

• Utilities: Public water; Septic tank
• Home design: Single-family (rural subdivision)
• Construction: Block foundation
• Exterior features: Aluminum siding

Interior

• Flooring: Hardwood; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric and propane heating; Central air conditioning
• Interior features: Hardwood and laminate flooring; No fireplace; 11 total rooms

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $135k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $87 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (4.4% below list).
• Recommended offer: $129k (4.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#372 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, amenities F, commute F.
• Clay County (rural): math 21% / reading 37% proficiency, ranked #130 of 165 in KY (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Big Creek Elementary (math 17% / reading 37%, grade F, #434 of 676 statewide, top 69%, 140 students, 76% FRL); Clay County Middle School (math 21% / reading 38%, grade F, #151 of 217 statewide, top 71%, 407 students, 74% FRL); Clay County High School (math 17% / reading 27%, grade F, #202 of 254 statewide, top 82%, 717 students, 70% FRL).
• Market conditions: 84 active listings in the ZIP.

Forward outlook

• In year one you build about $14k of equity ($933 loan paydown + $14k appreciation (10.0% local appreciation)).
• Clay County population projected at -21% 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 $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, 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 48 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,082 (4.4% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.96% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.76%
• DSCR: 1.12
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 26.3%
• Equity multiple: 3.09×
• Total profit: $79,072
• Equity at exit: $121,619

10-year hold

• IRR: 23.0%
• Equity multiple: 7.05×
• Total profit: $228,545
• Equity at exit: $262,275

Cash invested: $37,800 (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 40962

• Home prices YoY: 21.0%
• Active inventory: 84
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,291 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $87

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 88%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 40 events

1. 2026-06-18
   days on market $135,000 Active 48 DOM
2. 2026-06-17
   days on market $135,000 Active 47 DOM
3. 2026-06-16
   days on market $135,000 Active 46 DOM
4. 2026-06-15
   days on market $135,000 Active 45 DOM
5. 2026-06-13
   days on market $135,000 Active 43 DOM
6. 2026-06-12
   days on market $135,000 Active 42 DOM
7. 2026-06-09
   days on market $135,000 Active 39 DOM
8. 2026-06-08
   days on market $135,000 Active 38 DOM
9. 2026-06-07
   days on market $135,000 Active 37 DOM
10. 2026-06-07
    days on market $135,000 Active 36 DOM
11. 2026-06-04
    days on market $135,000 Active 33 DOM
12. 2026-06-02
    days on market $135,000 Active 32 DOM
13. 2026-06-01
    days on market $135,000 Active 31 DOM
14. 2026-05-31
    days on market $135,000 Active 30 DOM
15. 2026-05-31
    days on market $135,000 Active 29 DOM
16. 2026-05-01
    listed $135,000 Active
17. 2026-02-02
    price $147,000
18. 2026-01-20
    price $149,945
19. 2025-12-11
    price $149,950
20. 2025-12-08
    price $149,985
21. 2025-12-03
    price $149,988
22. 2025-11-26
    price $149,990
23. 2025-11-05
    status Active
24. 2025-10-04
    historical Contingent
25. 2025-10-04
    historical
26. 2025-10-03
    price $149,995
27. 2025-09-30
    price $149,997
28. 2025-09-29
    price $149,998
29. 2025-09-12
    price $149,999
30. 2025-09-09
    price $157,498
31. 2025-09-04
    price $157,499
32. 2025-08-17
    price $157,500
33. 2025-08-13
    price $159,987
34. 2025-08-04
    price $159,989
35. 2025-07-20
    price $159,990
36. 2025-05-28
    status Active
37. 2025-04-11
    historical Contingent
38. 2025-03-23
    status Active
39. 2025-03-22
    historical
40. 2025-03-22
    listed $160,000 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,490
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,239
• − Management: −$1,239
• − Depreciation: −$3,927
• Taxable loss: −$1,178
• Est. tax savings @ 24.0%: +$283
• After-tax cash flow: $1,324/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 75/100 Cosmetic rehab

This home is in good condition with a good roof and exterior. It has fresh paint and clean trim, making it a good candidate for a cosmetic rehab to enhance its curb appeal and value.

Value-add opportunities

• Resale Paint exterior — Fresh paint enhances curb appeal
• Resale Trim and paint trim — Clean trim improves home's appearance
• Both Landscaping — Landscaping enhances curb appeal and outdoor living space

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Fresh paint enhances curb appeal ↑
• Resale Trim and paint trim — Clean trim improves home's appearance ↑
• Both Landscaping — Landscaping enhances curb appeal and outdoor living space ↑

ⓘ 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: Clay County
• NCES district ID: 2101230
• Math proficiency: 21% ▼ -30.00%
• Reading proficiency: 37% ▼ -20.00%
• Median HH income: $23,180
• Composite: 22.75/100
• National rank: #8031
• State rank: #130 of 165 in KY

Livability — Oneida

• Score: 61/100
• State rank: #372
• US rank: #17604

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 17,390

Population outlook (Clay County) Hauer SSP2

• Today (2025): 20,004 people
• By 2030: 19,285 · -3.6%
• By 2040: 17,619 · -11.9%
• By 2050: 15,782 · -21.1%
• By 2075: 11,489 · -42.6%
• By 2100: 7,949 · -60.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Black 5% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Slovak 2% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Clay

• 2024 margin: Solid R (+80.3) · D 9.2% · R 89.5% · Other 1.3%
• 2008→2024 swing: -23.9pp toward R · 2008: -56.5pp · 2024: -80.3pp
• All cycles: 2024: R+80.3 2020: R+77.0 2016: R+75.6 2012: R+68.6 2008: R+56.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 50.40%
• Current HPI: 290.0025
• 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

-15.6% since first listed

25 events — show timeline

• 2026-05-01 Listed $135,000 ImagineMLS
• 2026-02-02 Price Changed $147,000 ImagineMLS
• 2026-01-20 Price Changed $149,945 ImagineMLS
• 2025-12-11 Price Changed $149,950 ImagineMLS
• 2025-12-08 Price Changed $149,985 ImagineMLS
• 2025-12-03 Price Changed $149,988 ImagineMLS
• 2025-11-26 Price Changed $149,990 ImagineMLS
• 2025-11-05 Relisted — ImagineMLS
• 2025-10-04 Contingent — ImagineMLS
• 2025-10-04 Listing Removed — ImagineMLS
• 2025-10-03 Price Changed $149,995 ImagineMLS
• 2025-09-30 Price Changed $149,997 ImagineMLS
• 2025-09-29 Price Changed $149,998 ImagineMLS
• 2025-09-12 Price Changed $149,999 ImagineMLS
• 2025-09-09 Price Changed $157,498 ImagineMLS
• 2025-09-04 Price Changed $157,499 ImagineMLS
• 2025-08-17 Price Changed $157,500 ImagineMLS
• 2025-08-13 Price Changed $159,987 ImagineMLS
• 2025-08-04 Price Changed $159,989 ImagineMLS
• 2025-07-20 Price Changed $159,990 ImagineMLS
• 2025-05-28 Relisted — ImagineMLS
• 2025-04-11 Contingent — ImagineMLS
• 2025-03-23 Relisted — ImagineMLS
• 2025-03-22 Listed $160,000 ImagineMLS
• 2025-03-22 Listing Removed — ImagineMLS