305 Tackett Rd · Owenton, KY 41086

$175,000

3 bd · 2.0 ba · 1,344 sqft · Other · 20 Days on market

Built 2013 2.04 ac lot

---

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 +9.6/30.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• Livability +3.1/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• 1% rule +1.9/10.0

Listing remarks

Home being sold AS-IS/ This 3 BDRM/2 bath home is situated on a 2.04-acre lot that is totally fenced, Fencing marks the property line surrounding the entire property. The 2 outbuildings were used for chicken coops but easily converted into usable storage with a little TLC. Stove, fridge & DW remain, There is also a new tub to replace the Master bathtub - still in box. Laminate floors (some replaced); roof 3 yrs old. Home can easily be updated with a little TLC to be a great starter home. Conveniently located to Cincinnati, Lexington, Frankfort & Louisville

Key facts

• 2 outbuildings
• Laminate floors
• 2.04 acre lot

Tags

• 2.04 ACRE LOT
• TOTALLY FENCED
• 2 OUTBUILDINGS
• USABLE STORAGE
• NEW TUB
• LAMINATE FLOORS

Property features AI

Finance

• HOA & community: No association fee

Exterior

• Utilities: Electricity connected
• Home design: Traditional-style residential home; Single-story (one story); Built in 2013; Entry and main living all on the first floor
• Construction: Vinyl siding; Shingle roof; Concrete block foundation
• Exterior features: Approximately 2.04-acre lot; Farm-style fencing

Interior

• Kitchen: Kitchen located on the first floor
• Bedrooms: Three bedrooms, all on the first floor; Primary bedroom on the first floor
• Bathrooms: Two full bathrooms
• Heating & cooling: Electric heating; Central air conditioning; One HVAC unit
• Interior features: Five rooms total; Three closets; No basement; Living room on the first floor
• Laundry & utility: Laundry room on the first floor; First-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $175k.

Deal economics

• At list price, monthly cash flow is $-118 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $154k (11.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (30.9% below list).
• Recommended offer: $121k (30.9% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 1.4% in Owenton — 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 62/100 on livability (#355 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Owen County (rural): math 24% / reading 32% proficiency, ranked #120 of 165 in KY (top 73%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 21 active listings in the ZIP; 18 units permitted in Owen County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.6% local appreciation)).
• Owen County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Recommended offer $120,854 (30.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-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. 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?
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: 0.69% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.89%
• DSCR: 0.87
• GRM: 12.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.59% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.5%
• Equity multiple: 1.39×
• Total profit: $19,023
• Equity at exit: $84,568

10-year hold

• IRR: 9.1%
• Equity multiple: 2.46×
• Total profit: $71,522
• Equity at exit: $135,099

Cash invested: $49,000 (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 41086

• Home prices YoY: 1.6%
• Active inventory: 21
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,209 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$82 /mo · $986/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $-118

Break-even live

Break-even rent $1,358

Max offer price $154,143

Occupancy floor —

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $175,000 Active 20 DOM
2. 2026-06-18
   days on market $175,000 Active 19 DOM
3. 2026-06-17
   days on market $175,000 Active 18 DOM
4. 2026-06-16
   days on market $175,000 Active 17 DOM
5. 2026-06-15
   days on market $175,000 Active 16 DOM
6. 2026-06-14
   days on market $175,000 Active 14 DOM
7. 2026-06-12
   days on market $175,000 Active 13 DOM
8. 2026-06-09
   days on market $175,000 Active 10 DOM
9. 2026-06-08
   days on market $175,000 Active 9 DOM
10. 2026-06-07
    days on market $175,000 Active 8 DOM
11. 2026-06-05
    days on market $175,000 Active 5 DOM
12. 2026-06-03
    days on market $175,000 Active 4 DOM
13. 2026-06-02
    days on market $175,000 Active 3 DOM
14. 2026-06-01
    days on market $175,000 Active 2 DOM
15. 2026-05-31
    remarks 566-char remark
16. 2026-05-31
    listed $175,000 Active 1 DOM

ⓘ 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: $986 · $82/mo
• Projected year-2 tax: $1,505 · $125/mo
• Expected delta: +$519/yr (+$43/mo · 52.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $14,502
• − Mortgage interest: −$9,803
• − Property taxes: −$986
• − Insurance: −$875
• − Repairs & maintenance: −$1,160
• − Management: −$1,160
• − Depreciation: −$5,091
• Taxable loss: −$4,573
• Est. tax savings @ 24.0%: +$1,097
• After-tax cash flow: $-319/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: Owen County
• NCES district ID: 2104560
• Math proficiency: 24% ▼ -19.00%
• Reading proficiency: 32% ▼ -18.00%
• Median HH income: $42,943
• Composite: 23.84/100
• National rank: #7804
• State rank: #120 of 165 in KY

Livability — Owenton

• Score: 62/100
• State rank: #355
• US rank: #16856

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,126

Population outlook (Owen County) Hauer SSP2

• Today (2025): 10,496 people
• By 2030: 10,251 · -2.3%
• By 2040: 9,650 · -8.1%
• By 2050: 8,984 · -14.4%
• By 2075: 7,589 · -27.7%
• By 2100: 6,380 · -39.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 11% Two or more races 9%
• Hispanic origin (detail): Mexican 3% Cuban 4%
• Common ancestry: Romanian 2% Slovak 2% Italian 1%
• Foreign-born: 0% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Owen

• 2024 margin: Solid R (+62.7) · D 18.0% · R 80.7% · Other 1.3%
• 2008→2024 swing: -35.9pp toward R · 2008: -26.8pp · 2024: -62.7pp
• All cycles: 2024: R+62.7 2020: R+58.5 2016: R+53.7 2012: R+32.3 2008: R+26.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.59%
• Current HPI: 222.0209
• 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

1 event — show timeline

• 2026-05-30 Listed $175,000 Metro Search MLS

Property tax history

+13.9%/yr

Latest (2025): $986 · +2.7% YoY. Source: county tax records.