615 Rhonda Ave · Greenville, KY 42345

$80,000

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 22 Days on market

Built 1980 10,237 sqft lot Est $135k · 41% under

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Why this score? — see what drove the C- 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 +17.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +4.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable three bedroom home in Greenville, KY. This affordable house is conveniently located with plenty of local shopping and great places to eat near by. It would be a great first family home or investment as a rental property. This well maintained home has a new roof, plenty of parking, a storage building, and so much more to offer.

Key facts

• Large covered porch
• Brick home
• Updated kitchen

Tags

• BRICK HOME
• UPDATED KITCHEN
• LARGE COVERED PORCH
• DECK IN BACK

Property features AI

Exterior

• Parking: Concrete parking
• Utilities: Public sewer
• Home design: Single-family residential property
• Construction: Brick construction; Asphalt roof
• Exterior features: Deck; Patio; Outbuilding

Interior

• Kitchen: Includes dishwasher and refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Laminate
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Dishwasher; Refrigerator; Electric water heater; Laminate flooring; Ceiling fan(s)
• Laundry & utility: Washer included; Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $66 ($791/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 $76k (5.2% below list).
• Recommended offer: $76k (5.2% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 2.6% in Greenville — 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 69/100 on livability (#176 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: employment D+, schools D, amenities F.
• Muhlenberg County (rural): math 24% / reading 37% proficiency, ranked #104 of 165 in KY (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 46 active listings in the ZIP; 5 units permitted in Muhlenberg County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Muhlenberg County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago 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

• Climate carrying-cost: major flood risk; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,803 (5.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 0.95% ✗
• Cap rate: 7.28%
• Cash-on-cash: 3.53%
• DSCR: 1.16
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $135,000
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
672 Joyce Ave	0.05mi	3/1.0	1,000 (0%)	2mo	$134,900	$135	96
620 Joyce Ave	0.18mi	2/1.0 (-1)	850 (-15%)	22mo	$110,000	$129	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -10.8%
• Equity multiple: 0.61×
• Total profit: $-8,766
• Equity at exit: $11,928

10-year hold

• IRR: -1.5%
• Equity multiple: 0.90×
• Total profit: $-2,230
• Equity at exit: $6,917

Cash invested: $22,400 (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 42345

• Home prices YoY: -6.9%
• Active inventory: 46
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $758 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$80 /mo · $961/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$159
• Net cashflow: $66

Break-even live

Break-even rent $675

Max offer price $80,000

Occupancy floor 86%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-13
   statusdays on market $80,000 Pending 22 DOM
2. 2026-06-10
   days on market $80,000 Active 20 DOM
3. 2026-06-09
   days on market $80,000 Active 19 DOM
4. 2026-06-08
   days on market $80,000 Active 18 DOM
5. 2026-06-07
   days on market $80,000 Active 17 DOM
6. 2026-06-03
   days on market $80,000 Active 13 DOM
7. 2026-06-02
   days on market $80,000 Active 12 DOM
8. 2026-06-01
   days on market $80,000 Active 11 DOM
9. 2026-05-31
   days on market $80,000 Active 10 DOM
10. 2026-05-30
    days on market $80,000 Active 9 DOM
11. 2026-05-21
    listed $80,000 Active
12. 2023-05-18
    soldstatus $103,500
13. 2023-05-15
    soldstatus $103,500 Closed 337-char remark

    Show marketing remark (337 chars)

    Adorable three bedroom home in Greenville, KY. This affordable house is conveniently located with plenty of local shopping and great places to eat near by. It would be a great first family home or investment as a rental property. This well maintained home has a new roof, plenty of parking, a storage building, and so much more to offer.

14. 2023-04-18
    historical Active Under Contract 337-char remark

    Show marketing remark (337 chars)

    Adorable three bedroom home in Greenville, KY. This affordable house is conveniently located with plenty of local shopping and great places to eat near by. It would be a great first family home or investment as a rental property. This well maintained home has a new roof, plenty of parking, a storage building, and so much more to offer.

15. 2023-04-11
    price $110,000 337-char remark

    Show marketing remark (337 chars)

    Adorable three bedroom home in Greenville, KY. This affordable house is conveniently located with plenty of local shopping and great places to eat near by. It would be a great first family home or investment as a rental property. This well maintained home has a new roof, plenty of parking, a storage building, and so much more to offer.

16. 2023-03-01
    listed $112,000 Active 337-char remark

    Show marketing remark (337 chars)

    Adorable three bedroom home in Greenville, KY. This affordable house is conveniently located with plenty of local shopping and great places to eat near by. It would be a great first family home or investment as a rental property. This well maintained home has a new roof, plenty of parking, a storage building, and so much more to offer.

17. 2011-01-01
    soldstatus $59,000
18. 2010-04-16
    soldstatus $55,000
19. 2002-09-13
    soldstatus $56,500

ⓘ 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: $961 · $80/mo
• Projected year-2 tax: $961 · $80/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $9,096
• − Mortgage interest: −$4,481
• − Property taxes: −$961
• − Insurance: −$400
• − Repairs & maintenance: −$728
• − Management: −$728
• − Depreciation: −$2,327
• Taxable loss: −$528
• Est. tax savings @ 24.0%: +$127
• After-tax cash flow: $918/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: Muhlenberg County
• NCES district ID: 2100081
• Math proficiency: 24% ▼ -26.00%
• Reading proficiency: 37% ▼ -22.00%
• Median HH income: $38,513
• Composite: 25.47/100
• National rank: #7444
• State rank: #104 of 165 in KY

Livability — Greenville

• Score: 69/100
• State rank: #176
• US rank: #8784

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenville, KY
• Population (ZIP): 11,496

Population outlook (Muhlenberg County) Hauer SSP2

• Today (2025): 30,114 people
• By 2030: 29,347 · -2.5%
• By 2040: 27,828 · -7.6%
• By 2050: 26,359 · -12.5%
• By 2075: 23,095 · -23.3%
• By 2100: 19,709 · -34.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Black 2% Asian 2% Hispanic / Latino 1%
• Common ancestry: Italian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 3% · China
• Languages at home: 98% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Muhlenberg

• 2024 margin: Solid R (+54.4) · D 22.3% · R 76.6% · Other 1.1%
• 2008→2024 swing: -52.6pp toward R · 2008: -1.8pp · 2024: -54.4pp
• All cycles: 2024: R+54.4 2020: R+48.8 2016: R+46.9 2012: R+23.5 2008: R+1.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -13.79%
• Current HPI: 186.5803
• 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

+41.6% since first listed

9 events — show timeline

• 2026-05-21 Listed $80,000 MHCBOR
• 2023-05-18 Sold (Public Records) $103,500 Public Records
• 2023-05-15 Sold (MLS) $103,500 RASKMLS
• 2023-04-18 Contingent — RASKMLS
• 2023-04-11 Price Changed $110,000 RASKMLS
• 2023-03-01 Listed $112,000 RASKMLS
• 2011-01-01 Sold (Public Records) $59,000 Public Records
• 2010-04-16 Sold (Public Records) $55,000 Public Records
• 2002-09-13 Sold (Public Records) $56,500 Public Records

Property tax history

+5.1%/yr

Latest (2025): $961 · -1.1% YoY. Source: county tax records.