6710 Mcville Rd · Belleview, KY 41005

$175,000

1 bd · 0.5 ba · 1,856 sqft · MultiFamily public records · 61 Days on market

Built 1926

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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).

• Cash flow +14.0/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• Schools +4.1/10.0
• 1% rule +2.9/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

WOW--don't miss this rare opportunity to own a piece of history! This former community bank, built in 1926, is full of character and potential. The original vault remains intact, offering a unique and eye-catching feature you won't find just anywhere. Situated on a versatile property that includes an additional buildable lot in the rear zoned residential, the possibilities here are truly endless. Transform the main building into a one-of-a-kind Airbnb, boutique retail space, specialty shop, or even a cozy restaurant. With its prime location directly across from an elementary school, it could also be ideal for a daycare or community-focused business. The rear lot adds even more value--perfec

Key facts

• Pole barn
• Buildable lot
• Public water service

Tags

• BUILDABLE LOT
• PRIME LOCATION
• POLE BARN
• PUBLIC WATER SERVICE

Property features AI

Exterior

• Parking: Driveway; Garage faces rear; Off-street parking; Attached garage with 2 spaces
• Utilities: Cistern water source; Septic tank sewer; Cable available; Sewer available
• Home design: Single-family residence; One level
• Construction: Built in 1926; Brick construction; Shingle roof; Slab foundation; Aluminum-framed windows
• Exterior features: Lot dimensions as recorded

Interior

• Bathrooms: One half bathroom
• Heating & cooling: Central air conditioning; Has heating
• Interior features: Ceiling fan(s); Other flexible room (approximately 56 x 56)

What this means for you Summary

Snapshot

• This is a 1-bed/0.5-bath multifamily listed at $175k.

Deal economics

• At list price, monthly cash flow is $23 ($274/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 $139k (20.7% below list).
• Recommended offer: $139k (20.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 53/100 on livability (#489 in KY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: commute C-, health & safety C-, amenities F.
• Boone County (suburban): math 43% / reading 49% proficiency, ranked #12 of 165 in KY (top 7%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Charles H. Kelly Elementary School (math 47% / reading 47%, grade D-, #119 of 676 statewide, top 19%, 232 students, 38% FRL); Conner Middle School (math 50% / reading 62%, grade B-, #6 of 217 statewide, top 2%, 896 students, 35% FRL); Conner High School (math 47% / reading 51%, grade D, #15 of 254 statewide, top 6%, 1,443 students, 33% FRL).
• Market conditions: 161 active listings in the ZIP; high-income renter base; 1,430 units permitted in Boone County in 2024 (928 in 5+ unit buildings).
• This rent is only 15% of the median local income ($112k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Boone County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $100k; list at $175k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $138,786 (20.7% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.79% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.56%
• DSCR: 1.02
• GRM: 10.5

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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-26,967
• Equity at exit: $26,093

10-year hold

• IRR: -7.0%
• Equity multiple: 0.55×
• Total profit: $-21,865
• Equity at exit: $15,131

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 41005

• Home prices YoY: -25.4%
• Active inventory: 161
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,388 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$83 /mo · $995/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $23

Break-even live

Break-even rent $1,359

Max offer price $175,000

Occupancy floor 93%

Sensitivity live

Price	-10% $122	-5% $72	+0% $23	+5% $-27	+10% $-76
Rent	-10% $-87	-5% $-32	+0% $23	+5% $78	+10% $132
Rate	-1.0pp $111	-0.5pp $67	base $23	+0.5pp $-23	+1.0pp $-69

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 24 events

1. 2026-06-21
   days on market $175,000 Active 61 DOM
2. 2026-06-18
   days on market $175,000 Active 58 DOM
3. 2026-06-17
   days on market $175,000 Active 57 DOM
4. 2026-06-16
   pricedays on market $175,000 Active 56 DOM
5. 2026-06-15
   days on market $199,900 Active 55 DOM
6. 2026-06-13
   days on market $199,900 Active 53 DOM
7. 2026-06-09
   days on market $199,900 Active 49 DOM
8. 2026-06-08
   days on market $199,900 Active 48 DOM
9. 2026-06-07
   days on market $199,900 Active 47 DOM
10. 2026-06-05
    days on market $199,900 Active 44 DOM
11. 2026-06-03
    days on market $199,900 Active 43 DOM
12. 2026-06-02
    days on market $199,900 Active 42 DOM
13. 2026-06-01
    days on market $199,900 Active 41 DOM
14. 2026-05-31
    days on market $199,900 Active 40 DOM
15. 2026-05-06
    price $199,900
16. 2026-04-21
    listed $220,000 Active
17. 2022-02-22
    soldstatus $100,000
18. 2021-12-10
    status Active
19. 2021-11-30
    historical
20. 2021-11-30
    status Pending
21. 2021-11-12
    price $129,000
22. 2021-08-02
    listed $139,000 Active
23. 1991-10-01
    soldstatus $19,000
24. 1991-05-31
    soldstatus $38,000

ⓘ 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: $995 · $83/mo
• Projected year-2 tax: $1,505 · $125/mo
• Expected delta: +$510/yr (+$42/mo · 51.2%)

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

Taxation est. · year 1

• Rental income: $16,654
• − Mortgage interest: −$9,803
• − Property taxes: −$995
• − Insurance: −$875
• − Repairs & maintenance: −$1,332
• − Management: −$1,332
• − Depreciation: −$5,091
• Taxable loss: −$2,774
• Est. tax savings @ 24.0%: +$666
• After-tax cash flow: $940/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: Boone County
• NCES district ID: 2100510
• Math proficiency: 43% ▼ -10.00%
• Reading proficiency: 49% ▼ -12.00%
• Median HH income: $68,096
• Composite: 41.18/100
• National rank: #3550
• State rank: #12 of 165 in KY

Livability — Belleview

• Score: 53/100
• State rank: #489
• US rank: #24405

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Belleview, KY
• County: Boone County · 99,563 people
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 25,718
• Household income: $112,083
• Rent vs Own: 22.0% rent · 78.0% own
• Severe rent burden: 399.0

Population outlook (Boone County) Hauer SSP2

• Today (2025): 144,066 people
• By 2030: 152,005 · +5.5%
• By 2040: 166,776 · +15.8%
• By 2050: 178,974 · +24.2%
• By 2075: 204,515 · +42.0%
• By 2100: 215,306 · +49.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 6% Two or more races 5% Black 2% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Italian 3% Serbian 3% Lithuanian 2%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 5% Other Asian/Pacific 1%

Political lean MEDSL · Boone

• 2024 margin: Solid R (+37.2) · D 30.6% · R 67.8% · Other 1.7%
• 2008→2024 swing: -2.7pp toward R · 2008: -34.5pp · 2024: -37.2pp
• All cycles: 2024: R+37.2 2020: R+35.7 2016: R+41.8 2012: R+38.7 2008: R+34.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -75.14%
• Current HPI: 220.1076
• Rent YoY: —
• Metro: Cincinnati, OH-KY-IN
• 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

+426.1% since first listed

10 events — show timeline

• 2026-05-06 Price Changed $199,900 NKMLS
• 2026-04-21 Listed $220,000 NKMLS
• 2022-02-22 Sold (Public Records) $100,000 Public Records
• 2021-12-10 Relisted — NKMLS
• 2021-11-30 Listing Removed — NKMLS
• 2021-11-30 Pending — NKMLS
• 2021-11-12 Price Changed $129,000 NKMLS
• 2021-08-02 Listed $139,000 NKMLS
• 1991-10-01 Sold (Public Records) $19,000 Public Records
• 1991-05-31 Sold (Public Records) $38,000 Public Records

Property tax history

-5.6%/yr

Latest (2025): $995 · +1.6% YoY. Source: county tax records.