65 Riverview Addition 1 · Garrison, KY 41141

$147,500

3 bd · 1.5 ba · 1,724 sqft · Other public records · 42 Days on market

Built 1970

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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 +17.2/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 1% rule +3.3/10.0
• Appreciation +3.1/10.0
• Livability +2.8/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this sold brick ranch offering space, potential, and a great setting on a generous 0.75 acre lot. This 4-bedroom, 1.5-bath home provides a functional layout with plenty of room to grow. The unfinished space off the kitchen would be a great place to finish for a family room/laundry room combo, man cave, play area or large dining room all while adding finished square footage. While the property does need some updating, it presents a fantastic chance for the new owners to add their own touches. Outside, the expansive lot offers plenty of room for outdoor entertaining, gardening, or future improvements. A large driveway and detached garage allow for parking multiple vehicles or space

Key facts

• Spacious yard
• Covered porch
• Garage

Tags

• SPACIOUS YARD
• COVERED PORCH

Property features AI

Exterior

• Parking: Detached garage with garage door opener (1 garage space)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Brick veneer exterior; Block foundation; Metal roof; Built above grade finished area of approximately 1,501
• Exterior features: Front porch; Level, cleared lot; Lot borders Cave Run and Grayson Lake

Interior

• Kitchen: Dishwasher; Electric water heater
• Bedrooms: Total rooms: 5
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Primary bedroom located on the main level; Wood-burning fireplace
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $148k.

Deal economics

• At list price, monthly cash flow is $106 ($1k/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 $122k (17.1% below list).
• Recommended offer: $122k (17.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 55/100 on livability (#465 in KY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime C-, health & safety C-, schools F.
• Lewis County (rural): math 27% / reading 39% proficiency, ranked #94 of 165 in KY (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 6 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lewis County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($143k) is reasonable based on typical stale-listing flexibility.

Recommended offer $122,229 (17.1% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.83% ✗
• Cap rate: 7.15%
• Cash-on-cash: 3.07%
• DSCR: 1.14
• GRM: 10.1

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: -11.5%
• Equity multiple: 0.58×
• Total profit: $-17,253
• Equity at exit: $21,993

10-year hold

• IRR: -2.4%
• Equity multiple: 0.84×
• Total profit: $-6,684
• Equity at exit: $12,753

Cash invested: $41,300 (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 41141

• Home prices YoY: -1.7%
• Active inventory: 6
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,222 medium
• Mortgage (P&I): −$774
• Tax from tax record: −$25 /mo · $300/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $106

Break-even live

Break-even rent $1,089

Max offer price $147,500

Occupancy floor 86%

Sensitivity live

Price	-10% $189	-5% $147	+0% $106	+5% $-105	+10% $-156
Rent	-10% $9	-5% $57	+0% $106	+5% $154	+10% $202
Rate	-1.0pp $180	-0.5pp $143	base $106	+0.5pp $67	+1.0pp $29

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: $36,875
• Closing costs: $4,425
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-18
   status Pending
2. 2026-04-20
   historical Active Under Contract
3. 2026-04-06
   listed $147,500 Active

ⓘ 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: $300 · $25/mo
• Projected year-2 tax: $1,268 · $106/mo
• Expected delta: +$968/yr (+$81/mo · 322.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,667
• − Mortgage interest: −$8,262
• − Property taxes: −$300
• − Insurance: −$738
• − Repairs & maintenance: −$1,173
• − Management: −$1,173
• − Depreciation: −$4,291
• Taxable loss: −$1,270
• Est. tax savings @ 24.0%: +$305
• After-tax cash flow: $1,572/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: Lewis County
• NCES district ID: 2103390
• Math proficiency: 27% ▼ -11.00%
• Reading proficiency: 39% ▼ -8.00%
• Median HH income: $28,867
• Composite: 26.63/100
• National rank: #7172
• State rank: #94 of 165 in KY

Livability — Garrison

• Score: 55/100
• State rank: #465
• US rank: #23229

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Garrison, KY
• Population (ZIP): 2,516

Population outlook (Lewis County) Hauer SSP2

• Today (2025): 13,023 people
• By 2030: 12,589 · -3.3%
• By 2040: 11,600 · -10.9%
• By 2050: 10,558 · -18.9%
• By 2075: 8,369 · -35.7%
• By 2100: 6,373 · -51.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Serbian 4% Italian 2% Greek 2%

Political lean MEDSL · Lewis

• 2024 margin: Solid R (+75.7) · D 11.6% · R 87.3% · Other 1.0%
• 2008→2024 swing: -40.2pp toward R · 2008: -35.5pp · 2024: -75.7pp
• All cycles: 2024: R+75.7 2020: R+70.8 2016: R+67.6 2012: R+41.6 2008: R+35.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.79%
• Current HPI: 218.0274
• 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

3 events — show timeline

• 2026-05-18 Pending — AABOR
• 2026-04-20 Contingent — AABOR
• 2026-04-06 Listed $147,500 AABOR

Property tax history

-5.9%/yr

Latest (2025): $300 · -7.2% YoY. Source: county tax records.