0 Clifty Creek Rd · Lewisburg, KY 42256

$29,900

2 bd · None ba · 576 sqft · SingleFamily · 111 Days on market

Built 1920 Poor condition

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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 +5.0/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Listing remarks MLS

Investment opportunity! This lot is being sold AS IS and is just minutes from Lake Malone. Ideal for investors or recreational use.

Key facts

• Built 1920
• Listed 111 days

Tags

• MINUTES FROM LAKE MALONE

What this means for you Summary

Snapshot

• This is a 2-bed/?-bath single-family listed at $30k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $418 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($790 rent vs $30k).
• Recommended offer: $27k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#295 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D, amenities F, commute F.
• Logan County (rural): math 35% / reading 44% proficiency, ranked #32 of 165 in KY (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 62 active listings in the ZIP; 30 units permitted in Logan County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $218 of equity ($207 loan paydown + $11 appreciation (0.0% local appreciation)).
• Logan County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($27k) 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $27,209 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 2.64% ✓
• Cap rate: 23.06%
• Cash-on-cash: 59.89%
• DSCR: 3.66
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 61.7%
• Equity multiple: 4.08×
• Total profit: $25,804
• Equity at exit: $8,739

10-year hold

• IRR: 63.8%
• Equity multiple: 8.26×
• Total profit: $60,769
• Equity at exit: $10,551

Cash invested: $8,372 (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 42256

• Home prices YoY: 0.0%
• Active inventory: 62
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $790 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$37 /mo · $448/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$166
• Net cashflow: $418

Break-even live

Break-even rent $262

Max offer price $29,900

Occupancy floor 42%

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $29,900 Active 111 DOM
2. 2026-06-17
   days on market $29,900 Active 110 DOM
3. 2026-06-16
   days on market $29,900 Active 109 DOM
4. 2026-06-15
   days on market $29,900 Active 108 DOM
5. 2026-06-14
   days on market $29,900 Active 106 DOM
6. 2026-06-13
   days on market $29,900 Active 105 DOM
7. 2026-06-10
   days on market $29,900 Active 103 DOM
8. 2026-06-09
   days on market $29,900 Active 102 DOM
9. 2026-06-08
   days on market $29,900 Active 101 DOM
10. 2026-06-07
    days on market $29,900 Active 100 DOM
11. 2026-06-03
    days on market $29,900 Active 96 DOM
12. 2026-06-02
    days on market $29,900 Active 95 DOM
13. 2026-06-01
    days on market $29,900 Active 94 DOM
14. 2026-05-31
    days on market $29,900 Active 93 DOM
15. 2026-05-31
    days on market $29,900 Active 92 DOM
16. 2026-02-28
    listed $29,900 Active 131-char remark

    Show marketing remark (131 chars)

    Investment opportunity! This lot is being sold AS IS and is just minutes from Lake Malone. Ideal for investors or recreational use.

17. 2026-02-28
    status Active 131-char remark

    Show marketing remark (131 chars)

    Investment opportunity! This lot is being sold AS IS and is just minutes from Lake Malone. Ideal for investors or recreational use.

18. 2026-02-27
    listed $29,900 Active 131-char remark

    Show marketing remark (131 chars)

    Investment opportunity! This lot is being sold AS IS and is just minutes from Lake Malone. Ideal for investors or recreational use.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $9,486
• − Mortgage interest: −$1,675
• − Property taxes: −$448
• − Insurance: −$150
• − Repairs & maintenance: −$759
• − Management: −$759
• − Depreciation: −$870
• Taxable income: $4,825
• Est. tax owed @ 24.0%: −$1,158
• After-tax cash flow: $3,856/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 · 7 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and maintenance, including roof replacement, exterior painting, and interior repairs. Landscaping and fencing would significantly improve its curb appeal and safety.

Repairs flagged

• Major roof — No visible roof in photos
• Major exterior siding — Red paint peeling
• Major interior flooring — Exposed subfloor, missing flooring
• Major interior walls — Structural damage, debris

Value-add opportunities

• Both Landscaping and fencing — Improves curb appeal and safety
• Both Roof replacement — Essential for structural integrity and safety
• Both Exterior painting — Enhances curb appeal and property value
• Both Interior repairs and flooring — Restores structural integrity and enhances living space

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · No visible roof in photos	Major	$15,000–50,000
exterior siding · Red paint peeling	Major	$15,000–50,000
interior flooring · Exposed subfloor, missing flooring	Major	$15,000–50,000
interior walls · Structural damage, debris	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Landscaping and fencing — Improves curb appeal and safety ↑
• Both Roof replacement — Essential for structural integrity and safety ↑
• Both Exterior painting — Enhances curb appeal and property value ↑
• Both Interior repairs and flooring — Restores structural integrity and enhances living space ↑

ⓘ 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: Logan County
• NCES district ID: 2103540
• Math proficiency: 35% ▼ -17.00%
• Reading proficiency: 44% ▼ -14.00%
• Median HH income: $42,577
• Composite: 33.34/100
• National rank: #5492
• State rank: #32 of 165 in KY

Livability — Lewisburg

• Score: 64/100
• State rank: #295
• US rank: #14165

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lewisburg, KY
• Population (ZIP): 5,052

Population outlook (Logan County) Hauer SSP2

• Today (2025): 26,133 people
• By 2030: 25,572 · -2.1%
• By 2040: 24,247 · -7.2%
• By 2050: 22,849 · -12.6%
• By 2075: 19,587 · -25.0%
• By 2100: 15,927 · -39.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Italian 2% Slovak 1% Romanian 1%
• Foreign-born: 0%
• Languages at home: 96% English-only · German/W. Germanic 2% Russian/Polish/Slavic 1% Other Indo-European 1%

Political lean MEDSL · Logan

• 2024 margin: Solid R (+55.1) · D 21.9% · R 76.9% · Other 1.2%
• 2008→2024 swing: -26.5pp toward R · 2008: -28.6pp · 2024: -55.1pp
• All cycles: 2024: R+55.1 2020: R+48.4 2016: R+46.1 2012: R+32.6 2008: R+28.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▬ 0.04%
• Current HPI: 265.4274
• 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

+0.0% since first listed

3 events — show timeline

• 2026-02-28 Listed $29,900 REALTRACS as Distributed by MLS Grid
• 2026-02-28 Relisted — RASKMLS
• 2026-02-27 Listed $29,900 RASKMLS