3361 Mcroberts Rd · Wallingford, KY 41093

$175,000

3 bd · 2.0 ba · 1,400 sqft · Other · 89 Days on market

Built 2018 1.93 ac lot $125/sqft · 16% below area Est $207k · 16% under

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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).

• ARV discount +14.5/15.0
• Cash flow +6.7/30.0
• Appreciation +4.3/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +1.0/10.0

Listing remarks MLS

Peaceful rural views, partially wooded surroundings, and room to truly breathe — this beautifully renovated home sits on almost 2 private acres in scenic Wallingford, KY and delivers the best of country living with modern comfort. Inside, you'll find an open-concept layout filled with natural light, featuring 3 spacious bedrooms, 2 full baths, and a convenient main-floor laundry. Fresh, updated finishes throughout make this home completely move-in ready and easy to love. The land offers endless possibilities, from quiet mornings on the porch to gardens, fire pits, or simply soaking in the views. An attached garage adds everyday convenience and extra storage, making this property the perfect blend of peaceful, practical, and polished country living.

Key facts

• Private acres
• Move-in ready
• Updated finishes

Tags

• PARTIALLY WOODED SURROUNDINGS
• PRIVATE ACRES
• OPEN-CONCEPT LAYOUT
• NATURAL LIGHT
• UPDATED FINISHES
• MOVE-IN READY

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 $-277 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $126k (27.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (37.0% below list).
• Recommended offer: $110k (37.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Fleming County (rural): math 26% / reading 41% proficiency, ranked #83 of 165 in KY (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 7 active listings in the ZIP; 2 units permitted in Fleming County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.5%/yr); year-one equity from $1k of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $45k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $143k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $110,234 (37.0% 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. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.63% ✗
• Cap rate: 4.40%
• Cash-on-cash: -6.77%
• DSCR: 0.70
• GRM: 13.2

CMA / ARV

• ARV (median comp): $207,450
• List price: $175,000
• Delta: -15.64%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-1.49% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.29×
• Total profit: $-34,641
• Equity at exit: $38,174

10-year hold

• IRR: -10.7%
• Equity multiple: 0.13×
• Total profit: $-42,539
• Equity at exit: $36,713

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 41093

• Home prices YoY: -0.8%
• Active inventory: 7
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $1,102 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$157 /mo · $1,882/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $-277

Break-even live

Break-even rent $1,453

Max offer price $126,134

Occupancy floor —

Sensitivity live

Price	-10% $-178	-5% $-227	+0% $-277	+5% $-326	+10% $-376
Rent	-10% $-364	-5% $-320	+0% $-277	+5% $-233	+10% $-190
Rate	-1.0pp $-188	-0.5pp $-232	base $-277	+0.5pp $-322	+1.0pp $-368

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 10 events

1. 2026-05-11
   status Pending 764-char remark

   Show marketing remark (764 chars)

   Peaceful rural views, partially wooded surroundings, and room to truly breathe — this beautifully renovated home sits on almost 2 private acres in scenic Wallingford, KY and delivers the best of country living with modern comfort. Inside, you'll find an open-concept layout filled with natural light, featuring 3 spacious bedrooms, 2 full baths, and a convenient main-floor laundry. Fresh, updated finishes throughout make this home completely move-in ready and easy to love. The land offers endless possibilities, from quiet mornings on the porch to gardens, fire pits, or simply soaking in the views. An attached garage adds everyday convenience and extra storage, making this property the perfect blend of peaceful, practical, and polished country living.

2. 2026-04-28
   price $175,000 764-char remark

   Show marketing remark (764 chars)

   Peaceful rural views, partially wooded surroundings, and room to truly breathe — this beautifully renovated home sits on almost 2 private acres in scenic Wallingford, KY and delivers the best of country living with modern comfort. Inside, you'll find an open-concept layout filled with natural light, featuring 3 spacious bedrooms, 2 full baths, and a convenient main-floor laundry. Fresh, updated finishes throughout make this home completely move-in ready and easy to love. The land offers endless possibilities, from quiet mornings on the porch to gardens, fire pits, or simply soaking in the views. An attached garage adds everyday convenience and extra storage, making this property the perfect blend of peaceful, practical, and polished country living.

3. 2026-04-01
   price $200,000 764-char remark

   Show marketing remark (764 chars)

   Peaceful rural views, partially wooded surroundings, and room to truly breathe — this beautifully renovated home sits on almost 2 private acres in scenic Wallingford, KY and delivers the best of country living with modern comfort. Inside, you'll find an open-concept layout filled with natural light, featuring 3 spacious bedrooms, 2 full baths, and a convenient main-floor laundry. Fresh, updated finishes throughout make this home completely move-in ready and easy to love. The land offers endless possibilities, from quiet mornings on the porch to gardens, fire pits, or simply soaking in the views. An attached garage adds everyday convenience and extra storage, making this property the perfect blend of peaceful, practical, and polished country living.

4. 2026-03-23
   status Active 764-char remark

   Show marketing remark (764 chars)

   Peaceful rural views, partially wooded surroundings, and room to truly breathe — this beautifully renovated home sits on almost 2 private acres in scenic Wallingford, KY and delivers the best of country living with modern comfort. Inside, you'll find an open-concept layout filled with natural light, featuring 3 spacious bedrooms, 2 full baths, and a convenient main-floor laundry. Fresh, updated finishes throughout make this home completely move-in ready and easy to love. The land offers endless possibilities, from quiet mornings on the porch to gardens, fire pits, or simply soaking in the views. An attached garage adds everyday convenience and extra storage, making this property the perfect blend of peaceful, practical, and polished country living.

5. 2026-03-08
   status Pending 764-char remark

   Show marketing remark (764 chars)

   Peaceful rural views, partially wooded surroundings, and room to truly breathe — this beautifully renovated home sits on almost 2 private acres in scenic Wallingford, KY and delivers the best of country living with modern comfort. Inside, you'll find an open-concept layout filled with natural light, featuring 3 spacious bedrooms, 2 full baths, and a convenient main-floor laundry. Fresh, updated finishes throughout make this home completely move-in ready and easy to love. The land offers endless possibilities, from quiet mornings on the porch to gardens, fire pits, or simply soaking in the views. An attached garage adds everyday convenience and extra storage, making this property the perfect blend of peaceful, practical, and polished country living.

6. 2026-01-29
   price $215,000 764-char remark

   Show marketing remark (764 chars)

   Peaceful rural views, partially wooded surroundings, and room to truly breathe — this beautifully renovated home sits on almost 2 private acres in scenic Wallingford, KY and delivers the best of country living with modern comfort. Inside, you'll find an open-concept layout filled with natural light, featuring 3 spacious bedrooms, 2 full baths, and a convenient main-floor laundry. Fresh, updated finishes throughout make this home completely move-in ready and easy to love. The land offers endless possibilities, from quiet mornings on the porch to gardens, fire pits, or simply soaking in the views. An attached garage adds everyday convenience and extra storage, making this property the perfect blend of peaceful, practical, and polished country living.

7. 2026-01-25
   listed $220,000 Active 764-char remark

   Show marketing remark (764 chars)

   Peaceful rural views, partially wooded surroundings, and room to truly breathe — this beautifully renovated home sits on almost 2 private acres in scenic Wallingford, KY and delivers the best of country living with modern comfort. Inside, you'll find an open-concept layout filled with natural light, featuring 3 spacious bedrooms, 2 full baths, and a convenient main-floor laundry. Fresh, updated finishes throughout make this home completely move-in ready and easy to love. The land offers endless possibilities, from quiet mornings on the porch to gardens, fire pits, or simply soaking in the views. An attached garage adds everyday convenience and extra storage, making this property the perfect blend of peaceful, practical, and polished country living.

8. 2019-07-31
   soldstatus $143,000
9. 2019-07-25
   soldstatus $143,000 360-char remark

   Show marketing remark (360 chars)

   Situated on 2.5 Wooded Acres, you will find this captivatingly beautiful custom built home. This 3 bedroom, 2 bath will delight your senses with fresh sun-filled kitchen featuring white cabinets. The vinyl plank flooring throughout home adds warmth and appeal. Enjoy the peaceful setting while sitting on your back deck with a view of the neighbor's huge pond.

10. 2019-04-02
    listed $144,000 360-char remark

    Show marketing remark (360 chars)

    Situated on 2.5 Wooded Acres, you will find this captivatingly beautiful custom built home. This 3 bedroom, 2 bath will delight your senses with fresh sun-filled kitchen featuring white cabinets. The vinyl plank flooring throughout home adds warmth and appeal. Enjoy the peaceful setting while sitting on your back deck with a view of the neighbor's huge pond.

ⓘ 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: $1,882 · $157/mo
• Projected year-2 tax: $1,882 · $157/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $13,228
• − Mortgage interest: −$9,803
• − Property taxes: −$1,882
• − Insurance: −$875
• − Repairs & maintenance: −$1,058
• − Management: −$1,058
• − Depreciation: −$5,091
• Taxable loss: −$6,539
• Est. tax savings @ 24.0%: +$1,569
• After-tax cash flow: $-1,750/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: Fleming County
• NCES district ID: 2101920
• Math proficiency: 26% ▼ -29.00%
• Reading proficiency: 41% ▼ -17.00%
• Median HH income: $34,964
• Composite: 27.61/100
• National rank: #6928
• State rank: #83 of 165 in KY

Livability — Wallingford

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 2,342

Population outlook (Fleming County) Hauer SSP2

• Today (2025): 14,917 people
• By 2030: 14,997 · +0.5%
• By 2040: 15,033 · +0.8%
• By 2050: 14,808 · -0.7%
• By 2075: 14,037 · -5.9%
• By 2100: 12,176 · -18.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Slovak 2% Italian 1% Iranian 1%
• Foreign-born: 1% · South Korea
• Languages at home: 97% English-only · German/W. Germanic 2%

Political lean MEDSL · Fleming

• 2024 margin: Solid R (+60.6) · D 19.1% · R 79.7% · Other 1.3%
• 2008→2024 swing: -40.9pp toward R · 2008: -19.8pp · 2024: -60.6pp
• All cycles: 2024: R+60.6 2020: R+57.5 2016: R+54.0 2012: R+32.3 2008: R+19.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.49%
• Current HPI: 192.9483
• 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

+21.5% since first listed

10 events — show timeline

• 2026-05-11 Pending — ImagineMLS
• 2026-04-28 Price Changed $175,000 ImagineMLS
• 2026-04-01 Price Changed $200,000 ImagineMLS
• 2026-03-23 Relisted — ImagineMLS
• 2026-03-08 Pending — ImagineMLS
• 2026-01-29 Price Changed $215,000 ImagineMLS
• 2026-01-25 Listed $220,000 ImagineMLS
• 2019-07-31 Sold (Public Records) $143,000 Public Records
• 2019-07-25 Sold (MLS) $143,000 ImagineMLS
• 2019-04-02 Listed $144,000 ImagineMLS

Property tax history

+9.7%/yr

Latest (2025): $1,882 · +31.7% YoY. Source: county tax records.