711 Frog Pond Rd · Inez, KY 41224

$29,900

3 bd · 1.0 ba · 720 sqft · SingleFamily public records · 110 Days on market

Built 1983 2.00 ac lot

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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 +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Property consists of 2 acres (per PVA and deed). Home is in rough condition; however, the home can be repaired or torn down. This property could make a great site for your mobile home if you decide to go that route, The condition of the major systems in the house is unknown. This property will not meet most loan requirements. There is a cemetery to the left of the home for those who have an aversion to cemeteries. Property is agent owned.

Key facts

• 2 acre lot
• Built 1983
• Listed 110 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $532 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($899 rent vs $30k).
• Recommended offer: $27k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#322 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment D+, schools F, amenities F.
• Martin County (rural): math 15% / reading 31% proficiency, ranked #155 of 165 in KY (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 14 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-2.1%/yr); year-one equity from $207 of loan paydown is wiped out by about $615 of value loss. Plan a longer hold.
• Martin County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-2.1% 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 110 days — a 9% lower offer ($27k) is reasonable based on typical stale-listing flexibility.
• 2 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 $6k; list at $30k implies a 444% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wildfire risk — 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 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
6. 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.
7. 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: 3.01% ✓
• Cap rate: 27.65%
• Cash-on-cash: 76.28%
• DSCR: 4.39
• GRM: 2.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 76.9%
• Equity multiple: 4.61×
• Total profit: $30,244
• Equity at exit: $5,731

10-year hold

• IRR: 79.9%
• Equity multiple: 9.48×
• Total profit: $71,032
• Equity at exit: $4,826

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 41224

• Home prices YoY: -1.4%
• Active inventory: 14
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $899 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$9 /mo · $105/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $532

Break-even live

Break-even rent $225

Max offer price $29,900

Occupancy floor 36%

Sensitivity live

Price	-10% $549	-5% $541	+0% $532	+5% $524	+10% $515
Rent	-10% $461	-5% $497	+0% $532	+5% $568	+10% $603
Rate	-1.0pp $547	-0.5pp $540	base $532	+0.5pp $524	+1.0pp $517

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 24 events

1. 2026-06-21
   days on market $29,900 Active 110 DOM
2. 2026-06-18
   days on market $29,900 Active 108 DOM
3. 2026-06-17
   days on market $29,900 Active 107 DOM
4. 2026-06-16
   days on market $29,900 Active 106 DOM
5. 2026-06-15
   days on market $29,900 Active 105 DOM
6. 2026-06-13
   days on market $29,900 Active 103 DOM
7. 2026-06-12
   days on market $29,900 Active 102 DOM
8. 2026-06-09
   days on market $29,900 Active 99 DOM
9. 2026-06-08
   days on market $29,900 Active 98 DOM
10. 2026-06-07
    days on market $29,900 Active 97 DOM
11. 2026-06-05
    days on market $29,900 Active 95 DOM
12. 2026-06-04
    days on market $29,900 Active 93 DOM
13. 2026-06-02
    days on market $29,900 Active 92 DOM
14. 2026-06-01
    days on market $29,900 Active 91 DOM
15. 2026-05-31
    days on market $29,900 Active 90 DOM
16. 2026-05-31
    days on market $29,900 Active 89 DOM
17. 2026-03-03
    listed $29,900 Active 442-char remark

    Show marketing remark (442 chars)

    Property consists of 2 acres (per PVA and deed). Home is in rough condition; however, the home can be repaired or torn down. This property could make a great site for your mobile home if you decide to go that route, The condition of the major systems in the house is unknown. This property will not meet most loan requirements. There is a cemetery to the left of the home for those who have an aversion to cemeteries. Property is agent owned.

18. 2026-02-23
    soldstatus $5,501 Closed 188-char remark

    Show marketing remark (188 chars)

    Great opportunity to buy this 2 acre lot located near Inez, KY. Caution the home is in very poor condition and unsafe to enter. No access due to unstable foundation, etc. Cash buyers only.

19. 2026-01-22
    status Pending 188-char remark

    Show marketing remark (188 chars)

    Great opportunity to buy this 2 acre lot located near Inez, KY. Caution the home is in very poor condition and unsafe to enter. No access due to unstable foundation, etc. Cash buyers only.

20. 2025-12-29
    price $11,500 188-char remark

    Show marketing remark (188 chars)

    Great opportunity to buy this 2 acre lot located near Inez, KY. Caution the home is in very poor condition and unsafe to enter. No access due to unstable foundation, etc. Cash buyers only.

21. 2025-12-08
    price $12,700 188-char remark

    Show marketing remark (188 chars)

    Great opportunity to buy this 2 acre lot located near Inez, KY. Caution the home is in very poor condition and unsafe to enter. No access due to unstable foundation, etc. Cash buyers only.

22. 2025-11-07
    price $14,400 188-char remark

    Show marketing remark (188 chars)

    Great opportunity to buy this 2 acre lot located near Inez, KY. Caution the home is in very poor condition and unsafe to enter. No access due to unstable foundation, etc. Cash buyers only.

23. 2025-10-21
    price $16,500 188-char remark

    Show marketing remark (188 chars)

    Great opportunity to buy this 2 acre lot located near Inez, KY. Caution the home is in very poor condition and unsafe to enter. No access due to unstable foundation, etc. Cash buyers only.

24. 2025-10-02
    listed $17,000 Active 188-char remark

    Show marketing remark (188 chars)

    Great opportunity to buy this 2 acre lot located near Inez, KY. Caution the home is in very poor condition and unsafe to enter. No access due to unstable foundation, etc. Cash buyers only.

ⓘ 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: $105 · $9/mo
• Projected year-2 tax: $257 · $21/mo
• Expected delta: +$152/yr (+$13/mo · 144.9%)

ⓘ 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) · 27% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 19 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: $10,788
• − Mortgage interest: −$1,675
• − Property taxes: −$105
• − Insurance: −$150
• − Repairs & maintenance: −$863
• − Management: −$863
• − Depreciation: −$870
• Taxable income: $6,263
• Est. tax owed @ 24.0%: −$1,503
• After-tax cash flow: $4,883/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: Martin County
• NCES district ID: 2103840
• Math proficiency: 15% ▼ -20.00%
• Reading proficiency: 31% ▼ -21.00%
• Median HH income: $28,846
• Composite: 18.31/100
• National rank: #8951
• State rank: #155 of 165 in KY

Livability — Inez

• Score: 63/100
• State rank: #322
• US rank: #15411

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,536

Population outlook (Martin County) Hauer SSP2

• Today (2025): 11,561 people
• By 2030: 11,118 · -3.8%
• By 2040: 10,125 · -12.4%
• By 2050: 9,088 · -21.4%
• By 2075: 7,063 · -38.9%
• By 2100: 5,580 · -51.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 18% Hispanic / Latino 5% Two or more races 2% Native American 1%
• Common ancestry: Slovak 3% Greek 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Martin

• 2024 margin: Solid R (+83.6) · D 7.8% · R 91.5%
• 2008→2024 swing: -29.0pp toward R · 2008: -54.6pp · 2024: -83.6pp
• All cycles: 2024: R+83.6 2020: R+78.6 2016: R+79.5 2012: R+68.2 2008: R+54.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.06%
• Current HPI: 150.7602
• 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

+75.9% since first listed

8 events — show timeline

• 2026-03-03 Listed $29,900 EKAR
• 2026-02-23 Sold (MLS) $5,501 ImagineMLS
• 2026-01-22 Pending — ImagineMLS
• 2025-12-29 Price Changed $11,500 ImagineMLS
• 2025-12-08 Price Changed $12,700 ImagineMLS
• 2025-11-07 Price Changed $14,400 ImagineMLS
• 2025-10-21 Price Changed $16,500 ImagineMLS
• 2025-10-02 Listed $17,000 ImagineMLS

Property tax history

+0.0%/yr

Latest (2025): $105 · +0.0% YoY. Source: county tax records.