73 Wiggins Rd · Wingo, KY 42088

$114,900

3 bd · 2.0 ba · 1,320 sqft · SingleFamily public records · 94 Days on market

0.36 ac lot

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Located at 73 Wiggins in Wingo, KY, this 3 bedroom, 1 bath home offers a practical layout and a convenient setting. The property features both covered front and back porches, providing comfortable outdoor space to enjoy throughout the year. A fenced yard adds additional functionality for pets, outdoor activities, or gardening. Whether you're looking for a primary residence or an investment property, this home offers a solid opportunity in a small-town location.

Key facts

• Small-town location
• Fenced yard
• Practical layout

Tags

• COVERED FRONT AND BACK PORCHES
• FENCED YARD
• PRACTICAL LAYOUT
• CONVENIENT SETTING
• SMALL-TOWN LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $994 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#212 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Graves County (rural): math 47% / reading 52% proficiency, ranked #10 of 165 in KY (top 6%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 17 active listings in the ZIP; 9 units permitted in Graves County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($794 loan paydown + $6k appreciation (5.4% local appreciation)).
• Graves County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.4% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $115k implies a 198% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,559 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% 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. 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.
5. 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.
6. 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: 1.86% ✓
• Cap rate: 16.67%
• Cash-on-cash: 37.08%
• DSCR: 2.65
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 46.2%
• Equity multiple: 3.87×
• Total profit: $92,256
• Equity at exit: $67,763

10-year hold

• IRR: 43.7%
• Equity multiple: 7.93×
• Total profit: $223,010
• Equity at exit: $119,203

Cash invested: $32,172 (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 42088

• Home prices YoY: 2.1%
• Active inventory: 17
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,139 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$46 /mo · $547/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $994

Break-even live

Break-even rent $881

Max offer price $114,900

Occupancy floor 49%

Sensitivity live

Price	-10% $1,059	-5% $1,027	+0% $994	+5% $961	+10% $929
Rent	-10% $825	-5% $910	+0% $994	+5% $1,079	+10% $1,163
Rate	-1.0pp $1,052	-0.5pp $1,023	base $994	+0.5pp $964	+1.0pp $934

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-08
   price $114,900 465-char remark

   Show marketing remark (465 chars)

   Located at 73 Wiggins in Wingo, KY, this 3 bedroom, 1 bath home offers a practical layout and a convenient setting. The property features both covered front and back porches, providing comfortable outdoor space to enjoy throughout the year. A fenced yard adds additional functionality for pets, outdoor activities, or gardening. Whether you're looking for a primary residence or an investment property, this home offers a solid opportunity in a small-town location.

2. 2026-02-21
   listed $129,900 Active 465-char remark

   Show marketing remark (465 chars)

   Located at 73 Wiggins in Wingo, KY, this 3 bedroom, 1 bath home offers a practical layout and a convenient setting. The property features both covered front and back porches, providing comfortable outdoor space to enjoy throughout the year. A fenced yard adds additional functionality for pets, outdoor activities, or gardening. Whether you're looking for a primary residence or an investment property, this home offers a solid opportunity in a small-town location.

3. 2025-07-03
   price $129,900
4. 2025-03-07
   price $149,900
5. 2025-02-10
   status Active
6. 2024-10-22
   listed $159,900 Active
7. 1987-05-01
   soldstatus $38,500

ⓘ 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: $547 · $46/mo
• Projected year-2 tax: $988 · $82/mo
• Expected delta: +$441/yr (+$37/mo · 80.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $25,671
• − Mortgage interest: −$6,436
• − Property taxes: −$547
• − Insurance: −$574
• − Repairs & maintenance: −$2,054
• − Management: −$2,054
• − Depreciation: −$3,343
• Taxable income: $10,663
• Est. tax owed @ 24.0%: −$2,559
• After-tax cash flow: $9,369/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: Graves County
• NCES district ID: 2102280
• Math proficiency: 47% ▼ -9.00%
• Reading proficiency: 52% ▼ -14.00%
• Median HH income: $43,560
• Composite: 41.74/100
• National rank: #3400
• State rank: #10 of 165 in KY

Livability — Wingo

• Score: 67/100
• State rank: #212
• US rank: #10336

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,507

Population outlook (Graves County) Hauer SSP2

• Today (2025): 36,916 people
• By 2030: 36,587 · -0.9%
• By 2040: 35,580 · -3.6%
• By 2050: 33,906 · -8.2%
• By 2075: 28,957 · -21.6%
• By 2100: 21,552 · -41.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 8% Hispanic / Latino 5% Black 3%
• Common ancestry: Italian 2% Romanian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Graves

• 2024 margin: Solid R (+61.6) · D 18.6% · R 80.2% · Other 1.2%
• 2008→2024 swing: -35.5pp toward R · 2008: -26.1pp · 2024: -61.6pp
• All cycles: 2024: R+61.6 2020: R+56.7 2016: R+56.5 2012: R+39.7 2008: R+26.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.38%
• Current HPI: 255.5392
• 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

+198.4% since first listed

7 events — show timeline

• 2026-04-08 Price Changed $114,900 WKRMLS
• 2026-02-21 Listed $129,900 WKRMLS
• 2025-07-03 Price Changed $129,900 WKRMLS
• 2025-03-07 Price Changed $149,900 WKRMLS
• 2025-02-10 Relisted — WKRMLS
• 2024-10-22 Listed $159,900 WKRMLS
• 1987-05-01 Sold (Public Records) $38,500 Public Records

Property tax history

+8.8%/yr

Latest (2025): $547 · +33.5% YoY. Source: county tax records.