1331 House Rd · Annville, KY 40741

$70,000

3 bd · 2.0 ba · 1,456 sqft · Other public records · 43 Days on market

Built 2003 3.58 ac lot ↓ 53% 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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• ARV discount +7.5/15.0
• Schools +4.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Don't miss this incredible opportunity at 1331 House Road. 3 bedroom, 2 bathroom sitting on a generous 3.58-acre lot. With plenty of space and strong potential, this property is ideal for a rental investment, fix & flip. Whether you're expanding your portfolio or diving into your next project, this one checks all the boxes. Seller is motivated bring your offers!

Key facts

• 3.58 acre lot
• Built 2003
• Listed 43 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $70k.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#270 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety D+, employment D, amenities F.
• Laurel County (town): math 51% / reading 56% proficiency, ranked #8 of 165 in KY (top 5%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Johnson Elementary School (math 62% / reading 62%, grade B, #24 of 676 statewide, top 4%, 334 students, 66% FRL); North Laurel Middle School (math 48% / reading 59%, grade C+, #13 of 217 statewide, top 6%, 1,003 students, 64% FRL); North Laurel High School (math 37% / reading 42%, grade F, #40 of 254 statewide, top 19%, 1,300 students, 58% FRL) — zoned schools at 63% FRL track the district average.
• Market conditions: 246 active listings in the ZIP; 16 units permitted in Laurel County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $70k (50%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% 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 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?
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: 1.47% ✓
• Cap rate: 12.75%
• Cash-on-cash: 23.05%
• DSCR: 2.03
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 16.0%
• Equity multiple: 1.64×
• Total profit: $12,623
• Equity at exit: $10,437

10-year hold

• IRR: 24.6%
• Equity multiple: 3.13×
• Total profit: $41,811
• Equity at exit: $6,052

Cash invested: $19,600 (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 40741

• Home prices YoY: -9.0%
• Active inventory: 246
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,026 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$38 /mo · $450/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $377

Break-even live

Break-even rent $549

Max offer price $70,000

Occupancy floor 58%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2025-09-19
   status Pending
2. 2025-09-11
   price $70,000
3. 2025-09-10
   status Active
4. 2025-09-04
   historical Contingent
5. 2025-08-16
   price $89,999
6. 2025-08-08
   price $99,999
7. 2025-08-07
   listed $140,000 Active
8. 2025-07-31
   historical
9. 2025-01-18
   listed $150,000 Active

ⓘ 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: $450 · $38/mo
• Projected year-2 tax: $602 · $50/mo
• Expected delta: +$152/yr (+$13/mo · 33.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 8/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $12,309
• − Mortgage interest: −$3,921
• − Property taxes: −$450
• − Insurance: −$350
• − Repairs & maintenance: −$985
• − Management: −$985
• − Depreciation: −$2,036
• Taxable income: $3,581
• Est. tax owed @ 24.0%: −$860
• After-tax cash flow: $3,659/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: Laurel County
• NCES district ID: 2103210
• Math proficiency: 51% ▼ -9.00%
• Reading proficiency: 56% ▼ -11.00%
• Median HH income: $36,577
• Composite: 44.39/100
• National rank: #2814
• State rank: #8 of 165 in KY

Livability — Annville

• Score: 65/100
• State rank: #270
• US rank: #13162

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 23,303

Population outlook (Laurel County) Hauer SSP2

• Today (2025): 62,602 people
• By 2030: 63,310 · +1.1%
• By 2040: 63,706 · +1.8%
• By 2050: 62,705 · +0.2%
• By 2075: 58,574 · -6.4%
• By 2100: 50,888 · -18.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Italian 1% Slovak 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Laurel

• 2024 margin: Solid R (+69.9) · D 14.5% · R 84.3% · Other 1.2%
• 2008→2024 swing: -11.9pp toward R · 2008: -58.0pp · 2024: -69.9pp
• All cycles: 2024: R+69.9 2020: R+66.7 2016: R+69.1 2012: R+63.6 2008: R+58.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.45%
• Current HPI: 247.1396
• 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

-53.3% since first listed

9 events — show timeline

• 2025-09-19 Pending — ImagineMLS
• 2025-09-11 Price Changed $70,000 ImagineMLS
• 2025-09-10 Relisted — ImagineMLS
• 2025-09-04 Contingent — ImagineMLS
• 2025-08-16 Price Changed $89,999 ImagineMLS
• 2025-08-08 Price Changed $99,999 ImagineMLS
• 2025-08-07 Listed $140,000 ImagineMLS
• 2025-07-31 Listing Removed — ImagineMLS
• 2025-01-18 Listed $150,000 ImagineMLS

Property tax history

+1.7%/yr

Latest (2025): $450 · +0.9% YoY. Source: county tax records.