789 East Jefferson Davis Hwy · Elkton, KY 42220

$99,900

4 bd · 2.0 ba · 4,300 sqft · SingleFamily · 319 Days on market

Built 1950 Poor condition $23/sqft · 73% below area

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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
• ARV discount +7.5/15.0
• Appreciation +3.4/10.0
• Livability +3.0/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Investor's Dream! Endless Potential with Southern Charm! Unlock the possibilities with this rare find—two properties on one lot offering limitless opportunities! Whether you're looking to accommodate a large family, launch a profitable Airbnb, or establish multiple rental units, this setup has it all. The main residence boasts 3,200 sq ft, featuring 4 spacious bedrooms and 2 full baths, perfect for comfortable living or guest hosting. The mother-in-law suite adds an additional 1,100 sq ft, complete with 1 bedroom and 1 bath, ideal for extended family, rental income, or a private retreat. From personal use to investment potential, this property delivers Southern vibes and serious value. Don't miss out on this unique opportunity!

Key facts

• Built 1950
• Listed 319 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $100k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $627 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.3% vs local median 3.4% in Elkton — 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 59/100 on livability (#419 in KY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing A; Watch: schools D-, amenities F, commute F.
• Todd County (rural): math 23% / reading 39% proficiency, ranked #99 of 165 in KY (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 56 active listings in the ZIP; 42 units permitted in Todd County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Todd County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 319 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $60k (38%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $100k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 319 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.83% ✓
• Cap rate: 15.33%
• Cash-on-cash: 32.28%
• DSCR: 2.44
• GRM: 4.6

CMA / ARV

• ARV (median comp): $368,295
• List price: $99,900
• Delta: -72.88%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 20.9%
• Equity multiple: 1.85×
• Total profit: $23,860
• Equity at exit: $14,895

10-year hold

• IRR: 29.1%
• Equity multiple: 3.60×
• Total profit: $72,635
• Equity at exit: $8,638

Cash invested: $27,972 (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 42220

• Home prices YoY: -1.1%
• Active inventory: 56
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,826 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $627

Break-even live

Break-even rent $1,032

Max offer price $99,900

Occupancy floor 61%

Sensitivity live

Price	-10% $696	-5% $662	+0% $627	+5% $593	+10% $558
Rent	-10% $483	-5% $555	+0% $627	+5% $699	+10% $771
Rate	-1.0pp $677	-0.5pp $653	base $627	+0.5pp $601	+1.0pp $575

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $99,900 Active 319 DOM
2. 2026-06-17
   days on market $99,900 Active 318 DOM
3. 2026-06-16
   days on market $99,900 Active 317 DOM
4. 2026-06-15
   days on market $99,900 Active 316 DOM
5. 2026-06-14
   days on market $99,900 Active 314 DOM
6. 2026-06-13
   days on market $99,900 Active 313 DOM
7. 2026-06-10
   days on market $99,900 Active 311 DOM
8. 2026-06-09
   days on market $99,900 Active 310 DOM
9. 2026-06-08
   days on market $99,900 Active 309 DOM
10. 2026-06-07
    days on market $99,900 Active 308 DOM
11. 2026-06-02
    days on market $99,900 Active 303 DOM
12. 2026-06-01
    days on market $99,900 Active 302 DOM
13. 2026-05-31
    days on market $99,900 Active 301 DOM
14. 2026-05-30
    days on market $99,900 Active 300 DOM
15. 2026-05-15
    price $99,900 744-char remark

    Show marketing remark (744 chars)

    Investor's Dream! Endless Potential with Southern Charm! Unlock the possibilities with this rare find—two properties on one lot offering limitless opportunities! Whether you're looking to accommodate a large family, launch a profitable Airbnb, or establish multiple rental units, this setup has it all. The main residence boasts 3,200 sq ft, featuring 4 spacious bedrooms and 2 full baths, perfect for comfortable living or guest hosting. The mother-in-law suite adds an additional 1,100 sq ft, complete with 1 bedroom and 1 bath, ideal for extended family, rental income, or a private retreat. From personal use to investment potential, this property delivers Southern vibes and serious value. Don't miss out on this unique opportunity!

16. 2026-03-02
    status Active 744-char remark

    Show marketing remark (744 chars)

    Investor's Dream! Endless Potential with Southern Charm! Unlock the possibilities with this rare find—two properties on one lot offering limitless opportunities! Whether you're looking to accommodate a large family, launch a profitable Airbnb, or establish multiple rental units, this setup has it all. The main residence boasts 3,200 sq ft, featuring 4 spacious bedrooms and 2 full baths, perfect for comfortable living or guest hosting. The mother-in-law suite adds an additional 1,100 sq ft, complete with 1 bedroom and 1 bath, ideal for extended family, rental income, or a private retreat. From personal use to investment potential, this property delivers Southern vibes and serious value. Don't miss out on this unique opportunity!

17. 2025-08-26
    price $149,900 744-char remark

    Show marketing remark (744 chars)

    Investor's Dream! Endless Potential with Southern Charm! Unlock the possibilities with this rare find—two properties on one lot offering limitless opportunities! Whether you're looking to accommodate a large family, launch a profitable Airbnb, or establish multiple rental units, this setup has it all. The main residence boasts 3,200 sq ft, featuring 4 spacious bedrooms and 2 full baths, perfect for comfortable living or guest hosting. The mother-in-law suite adds an additional 1,100 sq ft, complete with 1 bedroom and 1 bath, ideal for extended family, rental income, or a private retreat. From personal use to investment potential, this property delivers Southern vibes and serious value. Don't miss out on this unique opportunity!

18. 2025-08-01
    listed $159,900 Active 744-char remark

    Show marketing remark (744 chars)

    Investor's Dream! Endless Potential with Southern Charm! Unlock the possibilities with this rare find—two properties on one lot offering limitless opportunities! Whether you're looking to accommodate a large family, launch a profitable Airbnb, or establish multiple rental units, this setup has it all. The main residence boasts 3,200 sq ft, featuring 4 spacious bedrooms and 2 full baths, perfect for comfortable living or guest hosting. The mother-in-law suite adds an additional 1,100 sq ft, complete with 1 bedroom and 1 bath, ideal for extended family, rental income, or a private retreat. From personal use to investment potential, this property delivers Southern vibes and serious value. Don't miss out on this unique opportunity!

19. 2018-09-07
    soldstatus $25,000 370-char remark

    Show marketing remark (370 chars)

    Please be advised that any offers on this property require a minimum Earnest Money Deposit of 1% of the Purchase Price or $1,000, whichever is greater. All initial offers must be submitted via PropOffers.com by the BUYER AGENT ONLY. TO ENSURE PROPER DISCLOSURE IN YOUR MLS, PLEASE BUYER'S AGENT IS TO PAY A $170.00 OFFER MANAGEMENT FEE AT CLOSING OF ANY ACCEPTED OFFER.

20. 2017-12-01
    listed $29,900 370-char remark

    Show marketing remark (370 chars)

    Please be advised that any offers on this property require a minimum Earnest Money Deposit of 1% of the Purchase Price or $1,000, whichever is greater. All initial offers must be submitted via PropOffers.com by the BUYER AGENT ONLY. TO ENSURE PROPER DISCLOSURE IN YOUR MLS, PLEASE BUYER'S AGENT IS TO PAY A $170.00 OFFER MANAGEMENT FEE AT CLOSING OF ANY ACCEPTED OFFER.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone A · 96% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $21,915
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$2,002
• − Repairs & maintenance: −$1,753
• − Management: −$1,753
• − Depreciation: −$2,906
• Taxable income: $6,406
• Est. tax owed @ 24.0%: −$1,537
• After-tax cash flow: $5,988/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.

Condition & rehab AI · 12 photos

Poor 20/100 Extensive rehab

This property requires extensive renovations and repairs, including major work on the kitchen, bathrooms, exterior, and interior walls. Significant value can be added through these improvements, making it a potential investment opportunity.

Repairs flagged

• Major Kitchen cabinets — Exposed framing
• Major Bathroom fixtures — Exposed framing
• Major Exterior siding — Peeling paint
• Major Flooring — Worn and damaged
• Major Interior walls — Peeling wallpaper

Value-add opportunities

• Both Exterior painting — Enhances curb appeal and value
• Both Kitchen and bathroom renovations — Improves functionality and aesthetics
• Both HVAC system replacement — Ensures comfort and energy efficiency
• Both Landscaping and curb appeal improvements — Enhances property's visual appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Exposed framing	Major	$15,000–50,000
Bathroom fixtures · Exposed framing	Major	$15,000–50,000
Exterior siding · Peeling paint	Major	$15,000–50,000
Flooring · Worn and damaged	Major	$15,000–50,000
Interior walls · Peeling wallpaper	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Exterior painting — Enhances curb appeal and value ↑
• Both Kitchen and bathroom renovations — Improves functionality and aesthetics ↑
• Both HVAC system replacement — Ensures comfort and energy efficiency ↑
• Both Landscaping and curb appeal improvements — Enhances property's visual appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Todd County
• NCES district ID: 2105550
• Math proficiency: 23% ▼ -16.00%
• Reading proficiency: 39% ▼ -15.00%
• Median HH income: $39,989
• Composite: 26.01/100
• National rank: #7315
• State rank: #99 of 165 in KY

Livability — Elkton

• Score: 59/100
• State rank: #419
• US rank: #20187

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Elkton, KY
• Population (ZIP): 5,795

Population outlook (Todd County) Hauer SSP2

• Today (2025): 12,073 people
• By 2030: 11,770 · -2.5%
• By 2040: 11,082 · -8.2%
• By 2050: 10,250 · -15.1%
• By 2075: 8,037 · -33.4%
• By 2100: 5,654 · -53.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 8% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Iranian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 93% English-only · German/W. Germanic 4% Spanish 3%

Political lean MEDSL · Todd

• 2024 margin: Solid R (+57.9) · D 20.6% · R 78.4% · Other 1.0%
• 2008→2024 swing: -21.6pp toward R · 2008: -36.3pp · 2024: -57.9pp
• All cycles: 2024: R+57.9 2020: R+53.3 2016: R+53.9 2012: R+39.1 2008: R+36.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.23%
• Current HPI: 291.83
• 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

+234.1% since first listed

6 events — show timeline

• 2026-05-15 Price Changed $99,900 HCTCBOR
• 2026-03-02 Relisted — HCTCBOR
• 2025-08-26 Price Changed $149,900 HCTCBOR
• 2025-08-01 Listed $159,900 HCTCBOR
• 2018-09-07 Sold (MLS) $25,000 MHCBOR
• 2017-12-01 Listed $29,900 MHCBOR