437 Main St · Pleasureville, KY 40057

$149,900

5 bd · 2.0 ba · 1,320 sqft · Other public records · 17 Days on market

Built 1966

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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 +21.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +4.8/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Completely remodeled duplex move in ready. 1st apartment has 1 bedroom was rented in the past for $700 and the other has 2 bedrooms and was rented for $900. Both units have been done top to bottom and ready for new tenants. Both units have brand new AC Split system and new appliances and a brand new deck with a walkout unfinished basement great for extra space or storage. Duplex comes with a barn outside big enough for a car.

Key facts

• Brand new deck
• Remodeled duplex
• New ac split system

Tags

• REMODELED DUPLEX
• NEW AC SPLIT SYSTEM
• NEW APPLIANCES
• BRAND NEW DECK
• WALKOUT UNFINISHED BASEMENT

Property features AI

Finance

• Other: Building area reported as 1,440 total living area
• Financial info: Additional storage included; Reported as multi-unit duplex (two units)
• HOA & community: No association fee

Exterior

• Parking: No covered parking
• Utilities: Electricity connected; Separate meters for units; Tenants pay electric; Tenants pay water
• Home design: Duplex; Ranch style; Single-story (total living area reported)
• Construction: Built in 1966
• Exterior features: Block construction; Metal roof; No additional exterior features listed

Interior

• Kitchen: 2 kitchens (one per unit); Ranges (2); Refrigerators (2)
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Mini-split / ductless heating; Wall or window cooling units
• Interior features: Basement; No exterior features listed
• Laundry & utility: Laundry area in each unit (2)

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $160 ($2k/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 $147k (2.2% below list).
• Recommended offer: $147k (2.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#379 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Henry County (rural): math 30% / reading 38% proficiency, ranked #68 of 165 in KY (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Eastern Elementary School (math 42% / reading 52%, grade D-, #119 of 676 statewide, top 19%, 173 students, 53% FRL); Henry County Middle School (math 26% / reading 38%, grade F, #121 of 217 statewide, top 57%, 454 students, 55% FRL); Henry County High School (math 32% / reading 37%, grade F, #76 of 254 statewide, top 34%, 620 students, 47% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: 29 active listings in the ZIP; 65 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $15k; list at $150k implies a 899% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,541 (2.2% below list)

Questions for the listing agent

1. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.98% ✗
• Cap rate: 8.11%
• Cash-on-cash: 6.48%
• DSCR: 1.29
• GRM: 8.5

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: 27.6%
• Equity multiple: 3.19×
• Total profit: $91,847
• Equity at exit: $135,042

10-year hold

• IRR: 24.1%
• Equity multiple: 7.25×
• Total profit: $262,442
• Equity at exit: $291,223

Cash invested: $41,972 (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 40057

• Home prices YoY: 9.8%
• Active inventory: 29
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,465 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$82 /mo · $989/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $160

Break-even live

Break-even rent $1,263

Max offer price $149,900

Occupancy floor 84%

Sensitivity live

Price	-10% $245	-5% $203	+0% $160	+5% $118	+10% $75
Rent	-10% $45	-5% $102	+0% $160	+5% $218	+10% $276
Rate	-1.0pp $236	-0.5pp $198	base $160	+0.5pp $121	+1.0pp $82

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-22
   days on market $149,900 Active 17 DOM
2. 2026-06-21
   days on market $149,900 Active 16 DOM
3. 2026-06-19
   days on market $149,900 Active 14 DOM
4. 2026-06-18
   days on market $149,900 Active 13 DOM
5. 2026-06-17
   days on market $149,900 Active 12 DOM
6. 2026-06-16
   days on market $149,900 Active 11 DOM
7. 2026-06-15
   days on market $149,900 Active 10 DOM
8. 2026-06-14
   days on market $149,900 Active 8 DOM
9. 2026-06-12
   statusdays on market $149,900 Active 7 DOM
10. 2026-06-07
    days on market $149,900 Pending 5 DOM
11. 2026-05-25
    listed $149,900 Active
12. 2021-11-20
    historical
13. 2021-11-11
    listed $99,900
14. 2009-05-12
    soldstatus $15,000
15. 2007-07-05
    soldstatus $15,000
16. 2004-09-09
    soldstatus $13,100

ⓘ 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: $989 · $82/mo
• Projected year-2 tax: $1,289 · $107/mo
• Expected delta: +$301/yr (+$25/mo · 30.4%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°F today · 19 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,585
• − Mortgage interest: −$8,397
• − Property taxes: −$989
• − Insurance: −$1,547
• − Repairs & maintenance: −$1,407
• − Management: −$1,407
• − Depreciation: −$4,361
• Taxable loss: −$522
• Est. tax savings @ 24.0%: +$125
• After-tax cash flow: $2,049/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: Henry County
• NCES district ID: 2102760
• Math proficiency: 30% ▼ -12.00%
• Reading proficiency: 38% ▼ -9.00%
• Median HH income: $47,899
• Composite: 29.29/100
• National rank: #6557
• State rank: #68 of 165 in KY

Livability — Pleasureville

• Score: 61/100
• State rank: #379
• US rank: #18051

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pleasureville, KY
• Population (ZIP): 4,275

Population outlook (Henry County) Hauer SSP2

• Today (2025): 16,009 people
• By 2030: 16,127 · +0.7%
• By 2040: 16,109 · +0.6%
• By 2050: 15,749 · -1.6%
• By 2075: 14,586 · -8.9%
• By 2100: 12,181 · -23.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 1% Black 1%
• Common ancestry: Romanian 5% Iranian 5% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Henry

• 2024 margin: Solid R (+52.5) · D 23.0% · R 75.5% · Other 1.5%
• 2008→2024 swing: -32.9pp toward R · 2008: -19.6pp · 2024: -52.5pp
• All cycles: 2024: R+52.5 2020: R+45.6 2016: R+43.6 2012: R+21.4 2008: R+19.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 23.98%
• Current HPI: 268.6994
• 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

+1044.3% since first listed

6 events — show timeline

• 2026-05-25 Listed $149,900 Metro Search MLS
• 2021-11-20 Listing Removed — Metro Search MLS
• 2021-11-11 Listed $99,900 Metro Search MLS
• 2009-05-12 Sold (Public Records) $15,000 Public Records
• 2007-07-05 Sold (Public Records) $15,000 Public Records
• 2004-09-09 Sold (Public Records) $13,100 Public Records

Property tax history

+15.4%/yr

Latest (2025): $989 · +0.9% YoY. Source: county tax records.