110 Southview Ct · Grayson, KY 41143

$79,900

1 bd · 1.0 ba · 588 sqft · SingleFamily public records · 30 Days on market

Built 1962

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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 +26.6/30.0
• Appreciation +10.0/10.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This 1 BR, 1 BA home is a great investment opportunity or a perfect starter home! Property has been used as a rental and has a strong rental history. This property is located in the heart of Grayson, adjoining commercial property, offering convenient access and potential for future development. Property offers flexibiity and potential for investors, first-time buyers, or those looking to downsize. Great location, within walking distance to shops and amenities. Located at the end of a dead-end street. Sold as-is! Whether you're investing or seeking a manageable home, this property has a lot of potential! Don't let this opportunity get away!

Key facts

• Convenient access
• Garage
• Listed 30 days

Tags

• INVESTMENT OPPORTUNITY
• STRONG RENTAL HISTORY
• CONVENIENT ACCESS
• WALKING DISTANCE TO SHOPS
• END OF A DEAD-END STREET

Property features AI

Exterior

• Parking: 1-car garage; Carport
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Aluminum siding; Composition roof; Block foundation; Built with above-grade finished area (approx. 624)
• Exterior features: Covered porch; Shed(s)

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Master downstairs
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Window air conditioning unit(s)
• Interior features: Master bedroom on the main level; 3 total rooms
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($865 rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 4.6% in Grayson — 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 70/100 on livability (#161 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B; Watch: amenities D+, commute F, employment F.
• Carter County (rural): math 27% / reading 43% proficiency, ranked #70 of 165 in KY (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 62 active listings in the ZIP; 1 units permitted in Carter County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($552 loan paydown + $8k appreciation (10.0% local appreciation)).
• Carter County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, 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 30 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $25k; list at $80k implies a 220% gain — meaningful room to come down on a strong offer.

Recommended offer $78,701 (1.5% below list)

Questions for the listing agent

1. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.08% ✓
• Cap rate: 9.49%
• Cash-on-cash: 11.42%
• DSCR: 1.51
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.6%
• Equity multiple: 3.55×
• Total profit: $57,034
• Equity at exit: $71,980

10-year hold

• IRR: 28.2%
• Equity multiple: 8.03×
• Total profit: $157,222
• Equity at exit: $155,228

Cash invested: $22,372 (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 41143

• Home prices YoY: 5.1%
• Active inventory: 62
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $865 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$18 /mo · $219/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$182
• Net cashflow: $213

Break-even live

Break-even rent $596

Max offer price $79,900

Occupancy floor 70%

Sensitivity live

Price	-10% $258	-5% $235	+0% $213	+5% $190	+10% $168
Rent	-10% $144	-5% $179	+0% $213	+5% $247	+10% $281
Rate	-1.0pp $253	-0.5pp $233	base $213	+0.5pp $192	+1.0pp $171

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $79,900 Active 30 DOM
2. 2026-06-17
   days on market $79,900 Active 29 DOM
3. 2026-06-16
   days on market $79,900 Active 28 DOM
4. 2026-06-15
   days on market $79,900 Active 27 DOM
5. 2026-06-14
   days on market $79,900 Active 25 DOM
6. 2026-06-13
   days on market $79,900 Active 24 DOM
7. 2026-06-10
   days on market $79,900 Active 22 DOM
8. 2026-06-09
   days on market $79,900 Active 21 DOM
9. 2026-06-08
   days on market $79,900 Active 20 DOM
10. 2026-06-07
    days on market $79,900 Active 19 DOM
11. 2026-06-05
    days on market $79,900 Active 16 DOM
12. 2026-06-03
    days on market $79,900 Active 15 DOM
13. 2026-06-02
    days on market $79,900 Active 14 DOM
14. 2026-06-01
    days on market $79,900 Active 13 DOM
15. 2026-05-31
    days on market $79,900 Active 12 DOM
16. 2026-05-31
    days on market $79,900 Active 11 DOM
17. 2026-05-19
    status Active
18. 2026-05-19
    price $79,900
19. 2026-05-19
    listed $79,900 Active
20. 2025-08-12
    listed $79,000 Active
21. 1997-11-01
    soldstatus $25,000

ⓘ 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: $219 · $18/mo
• Projected year-2 tax: $687 · $57/mo
• Expected delta: +$468/yr (+$39/mo · 214.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $10,380
• − Mortgage interest: −$4,476
• − Property taxes: −$219
• − Insurance: −$400
• − Repairs & maintenance: −$830
• − Management: −$830
• − Depreciation: −$2,324
• Taxable income: $1,301
• Est. tax owed @ 24.0%: −$312
• After-tax cash flow: $2,242/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: Carter County
• NCES district ID: 2101020
• Math proficiency: 27% ▼ -29.00%
• Reading proficiency: 43% ▼ -16.00%
• Median HH income: $34,662
• Composite: 28.82/100
• National rank: #6656
• State rank: #70 of 165 in KY

Livability — Grayson

• Score: 70/100
• State rank: #161
• US rank: #8046

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grayson, KY
• Population (ZIP): 13,754

Population outlook (Carter County) Hauer SSP2

• Today (2025): 25,627 people
• By 2030: 24,598 · -4.0%
• By 2040: 22,429 · -12.5%
• By 2050: 20,217 · -21.1%
• By 2075: 15,274 · -40.4%
• By 2100: 10,545 · -58.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3%
• Common ancestry: Serbian 2% Slovak 1% Romanian 1%
• Foreign-born: 2% · Canada, South Korea
• Languages at home: 98% English-only · German/W. Germanic 1%

Political lean MEDSL · Carter

• 2024 margin: Solid R (+58.5) · D 20.2% · R 78.6% · Other 1.2%
• 2008→2024 swing: -48.9pp toward R · 2008: -9.5pp · 2024: -58.5pp
• All cycles: 2024: R+58.5 2020: R+52.9 2016: R+51.7 2012: R+21.3 2008: R+9.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 11.22%
• Current HPI: 230.7934
• 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

+219.6% since first listed

5 events — show timeline

• 2026-05-19 Relisted — AABOR
• 2026-05-19 Price Changed $79,900 AABOR
• 2026-05-19 Listed $79,900 AABOR
• 2025-08-12 Listed $79,000 AABOR
• 1997-11-01 Sold (Public Records) $25,000 Public Records

Property tax history

+1.5%/yr

Latest (2024): $219 · -0.5% YoY. Source: county tax records.