1615 Vaughn Ridge Rd · London, KY 40741

$130,000

4 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 144 Days on market

1.18 ac lot $108/sqft · 32% below area Est $191k · 32% 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 +15.0/15.0
• Cash flow +14.4/30.0
• DSCR +4.4/10.0
• Schools +4.4/10.0
• Livability +3.4/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brick ranch home situated on 1.15 peaceful acres with scenic views of neighboring farmland and two ponds. This 4-bedroom, 2-bath property offers excellent potential for the right buyer. The owner began renovations but was unable to complete them, leaving a great opportunity to customize and add value. The home is in need of extensive repairs, including flooring, making it ideal for investors, renovators, or buyers looking for a fixer-upper with strong upside. Cash or Conventional only. Several major features are already in place, including newer windows and a wood-burning stove. Outside, you'll find a detached 24x24 metal garage, perfect for a workshop or easily adaptable for barn use, along with a detached two-car carport. An additional small barn and fenced area provide space for horses or other animals. A spacious yard and quiet rural setting complete this value-driven property with endless possibilities.

Key facts

• Detached carport
• Two ponds
• Newer windows

Tags

• SCENIC VIEWS
• TWO PONDS
• NEWER WINDOWS
• WOOD BURNING STOVE
• DETACHED METAL GARAGE
• DETACHED CARPORT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $26 ($308/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 $104k (20.3% below list).
• Recommended offer: $104k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 2.2% in London — 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 68/100 on livability (#202 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: schools 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.
• 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 $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $58k; list at $130k implies a 126% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $103,623 (20.3% below list)

Questions for the listing agent

1. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 0.80% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.85%
• DSCR: 1.04
• GRM: 10.5

CMA / ARV

• ARV (median comp): $190,905
• List price: $130,000
• Delta: -31.90%
• Verdict: UNDERPRICED
• Comps: 10 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -15.0%
• Equity multiple: 0.46×
• Total profit: $-19,480
• Equity at exit: $19,383

10-year hold

• IRR: -6.5%
• Equity multiple: 0.59×
• Total profit: $-15,057
• Equity at exit: $11,240

Cash invested: $36,400 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,036 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$57 /mo · $685/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $26

Break-even live

Break-even rent $1,004

Max offer price $130,000

Occupancy floor 93%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $130,000 Active 144 DOM
2. 2026-06-17
   days on market $130,000 Active 143 DOM
3. 2026-06-16
   days on market $130,000 Active 142 DOM
4. 2026-06-15
   days on market $130,000 Active 141 DOM
5. 2026-06-13
   days on market $130,000 Active 139 DOM
6. 2026-06-12
   days on market $130,000 Active 138 DOM
7. 2026-06-09
   days on market $130,000 Active 135 DOM
8. 2026-06-08
   days on market $130,000 Active 134 DOM
9. 2026-06-07
   days on market $130,000 Active 133 DOM
10. 2026-06-07
    days on market $130,000 Active 132 DOM
11. 2026-06-04
    days on market $130,000 Active 129 DOM
12. 2026-06-02
    days on market $130,000 Active 128 DOM
13. 2026-06-01
    days on market $130,000 Active 127 DOM
14. 2026-05-31
    days on market $130,000 Active 126 DOM
15. 2026-05-31
    days on market $130,000 Active 125 DOM
16. 2026-05-19
    price $130,000 922-char remark

    Show marketing remark (922 chars)

    Brick ranch home situated on 1.15 peaceful acres with scenic views of neighboring farmland and two ponds. This 4-bedroom, 2-bath property offers excellent potential for the right buyer. The owner began renovations but was unable to complete them, leaving a great opportunity to customize and add value. The home is in need of extensive repairs, including flooring, making it ideal for investors, renovators, or buyers looking for a fixer-upper with strong upside. Cash or Conventional only. Several major features are already in place, including newer windows and a wood-burning stove. Outside, you'll find a detached 24x24 metal garage, perfect for a workshop or easily adaptable for barn use, along with a detached two-car carport. An additional small barn and fenced area provide space for horses or other animals. A spacious yard and quiet rural setting complete this value-driven property with endless possibilities.

17. 2026-04-24
    price $132,000 922-char remark

    Show marketing remark (922 chars)

    Brick ranch home situated on 1.15 peaceful acres with scenic views of neighboring farmland and two ponds. This 4-bedroom, 2-bath property offers excellent potential for the right buyer. The owner began renovations but was unable to complete them, leaving a great opportunity to customize and add value. The home is in need of extensive repairs, including flooring, making it ideal for investors, renovators, or buyers looking for a fixer-upper with strong upside. Cash or Conventional only. Several major features are already in place, including newer windows and a wood-burning stove. Outside, you'll find a detached 24x24 metal garage, perfect for a workshop or easily adaptable for barn use, along with a detached two-car carport. An additional small barn and fenced area provide space for horses or other animals. A spacious yard and quiet rural setting complete this value-driven property with endless possibilities.

18. 2026-04-10
    price $135,000 922-char remark

    Show marketing remark (922 chars)

    Brick ranch home situated on 1.15 peaceful acres with scenic views of neighboring farmland and two ponds. This 4-bedroom, 2-bath property offers excellent potential for the right buyer. The owner began renovations but was unable to complete them, leaving a great opportunity to customize and add value. The home is in need of extensive repairs, including flooring, making it ideal for investors, renovators, or buyers looking for a fixer-upper with strong upside. Cash or Conventional only. Several major features are already in place, including newer windows and a wood-burning stove. Outside, you'll find a detached 24x24 metal garage, perfect for a workshop or easily adaptable for barn use, along with a detached two-car carport. An additional small barn and fenced area provide space for horses or other animals. A spacious yard and quiet rural setting complete this value-driven property with endless possibilities.

19. 2026-03-24
    price $138,000 922-char remark

    Show marketing remark (922 chars)

    Brick ranch home situated on 1.15 peaceful acres with scenic views of neighboring farmland and two ponds. This 4-bedroom, 2-bath property offers excellent potential for the right buyer. The owner began renovations but was unable to complete them, leaving a great opportunity to customize and add value. The home is in need of extensive repairs, including flooring, making it ideal for investors, renovators, or buyers looking for a fixer-upper with strong upside. Cash or Conventional only. Several major features are already in place, including newer windows and a wood-burning stove. Outside, you'll find a detached 24x24 metal garage, perfect for a workshop or easily adaptable for barn use, along with a detached two-car carport. An additional small barn and fenced area provide space for horses or other animals. A spacious yard and quiet rural setting complete this value-driven property with endless possibilities.

20. 2026-03-16
    price $140,000 922-char remark

    Show marketing remark (922 chars)

    Brick ranch home situated on 1.15 peaceful acres with scenic views of neighboring farmland and two ponds. This 4-bedroom, 2-bath property offers excellent potential for the right buyer. The owner began renovations but was unable to complete them, leaving a great opportunity to customize and add value. The home is in need of extensive repairs, including flooring, making it ideal for investors, renovators, or buyers looking for a fixer-upper with strong upside. Cash or Conventional only. Several major features are already in place, including newer windows and a wood-burning stove. Outside, you'll find a detached 24x24 metal garage, perfect for a workshop or easily adaptable for barn use, along with a detached two-car carport. An additional small barn and fenced area provide space for horses or other animals. A spacious yard and quiet rural setting complete this value-driven property with endless possibilities.

21. 2026-02-08
    price $159,000 922-char remark

    Show marketing remark (922 chars)

    Brick ranch home situated on 1.15 peaceful acres with scenic views of neighboring farmland and two ponds. This 4-bedroom, 2-bath property offers excellent potential for the right buyer. The owner began renovations but was unable to complete them, leaving a great opportunity to customize and add value. The home is in need of extensive repairs, including flooring, making it ideal for investors, renovators, or buyers looking for a fixer-upper with strong upside. Cash or Conventional only. Several major features are already in place, including newer windows and a wood-burning stove. Outside, you'll find a detached 24x24 metal garage, perfect for a workshop or easily adaptable for barn use, along with a detached two-car carport. An additional small barn and fenced area provide space for horses or other animals. A spacious yard and quiet rural setting complete this value-driven property with endless possibilities.

22. 2026-01-18
    listed $169,000 Active 922-char remark

    Show marketing remark (922 chars)

    Brick ranch home situated on 1.15 peaceful acres with scenic views of neighboring farmland and two ponds. This 4-bedroom, 2-bath property offers excellent potential for the right buyer. The owner began renovations but was unable to complete them, leaving a great opportunity to customize and add value. The home is in need of extensive repairs, including flooring, making it ideal for investors, renovators, or buyers looking for a fixer-upper with strong upside. Cash or Conventional only. Several major features are already in place, including newer windows and a wood-burning stove. Outside, you'll find a detached 24x24 metal garage, perfect for a workshop or easily adaptable for barn use, along with a detached two-car carport. An additional small barn and fenced area provide space for horses or other animals. A spacious yard and quiet rural setting complete this value-driven property with endless possibilities.

23. 2021-01-18
    soldstatus $57,500

ⓘ 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: $685 · $57/mo
• Projected year-2 tax: $1,118 · $93/mo
• Expected delta: +$433/yr (+$36/mo · 63.3%)

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,435
• − Mortgage interest: −$7,282
• − Property taxes: −$685
• − Insurance: −$650
• − Repairs & maintenance: −$995
• − Management: −$995
• − Depreciation: −$3,782
• Taxable loss: −$1,953
• Est. tax savings @ 24.0%: +$469
• After-tax cash flow: $777/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 — London

• Score: 68/100
• State rank: #202
• US rank: #10028

Category grades

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

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

+126.1% since first listed

8 events — show timeline

• 2026-05-19 Price Changed $130,000 ImagineMLS
• 2026-04-24 Price Changed $132,000 ImagineMLS
• 2026-04-10 Price Changed $135,000 ImagineMLS
• 2026-03-24 Price Changed $138,000 ImagineMLS
• 2026-03-16 Price Changed $140,000 ImagineMLS
• 2026-02-08 Price Changed $159,000 ImagineMLS
• 2026-01-18 Listed $169,000 ImagineMLS
• 2021-01-18 Sold (Public Records) $57,500 Public Records

Property tax history

+7.1%/yr

Latest (2025): $685 · +0.9% YoY. Source: county tax records.