5617 Castle Hwy · Pleasureville, KY 40057

$173,900

3 bd · 1.0 ba · 2,120 sqft · SingleFamily public records · 234 Days on market

Built 1900 7.96 ac lot ↓ 8% since listing

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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 +14.9/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• 1% rule +3.1/10.0
• Livability +3.1/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

NOTICE! Nestled in Pleasureville is this 3 bedroom, 1 bath home on 7.2 acres. Improvements to the home include replacement vinyl siding, replacement windows, and a metal roof. Additional structures include a detached garage and barn. Sold ''as-is''

Key facts

• Metal roof
• Replacement windows
• Detached garage

Tags

• REPLACEMENT VINYL SIDING
• REPLACEMENT WINDOWS
• METAL ROOF
• DETACHED GARAGE
• 2 BARNS

Property features AI

Finance

• HOA & community: No association fee; No monthly maintenance

Exterior

• Parking: Detached 2-car garage
• Utilities: Natural gas fuel
• Home design: Single-family residence; One story; Built in 1900
• Construction: Vinyl siding; Metal roof; Crawl space foundation
• Exterior features: Cleared lot; Farm-style fencing; Barn(s) on the property

Interior

• Kitchen: Kitchen on the first floor
• Bedrooms: Three bedrooms total; Primary bedroom on the first floor; Two additional bedrooms on the second floor
• Bathrooms: One full bathroom
• Heating & cooling: Natural gas heating; Wall/window air conditioning units
• Interior features: Eight total rooms; Dining room; Living room; Mud room; No basement
• Laundry & utility: Laundry room on the first floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $174k.

Deal economics

• At list price, monthly cash flow is $50 ($605/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 $141k (19.0% below list).
• Recommended offer: $141k (19.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#379 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.
• Henry County (rural): math 30% / reading 38% proficiency, ranked #68 of 165 in KY (top 41%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 29 active listings in the ZIP; 65 units permitted in Henry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 234 days — a 12% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $16k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,904 (19.0% below list)

Questions for the listing agent

1. It's been on market 234 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.81% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.24%
• DSCR: 1.06
• GRM: 10.3

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: 25.2%
• Equity multiple: 3.01×
• Total profit: $97,857
• Equity at exit: $156,663

10-year hold

• IRR: 22.2%
• Equity multiple: 6.86×
• Total profit: $285,520
• Equity at exit: $337,849

Cash invested: $48,692 (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 40057

• Home prices YoY: 9.8%
• Active inventory: 29
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,409 medium
• Mortgage (P&I): −$912
• Tax from tax record: −$78 /mo · $940/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $50

Break-even live

Break-even rent $1,345

Max offer price $173,900

Occupancy floor 91%

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: $43,475
• Closing costs: $5,217
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-12
   status Pending
2. 2026-02-13
   price $173,900
3. 2025-10-29
   price $175,900
4. 2025-10-02
   status Active
5. 2025-07-27
   status Pending
6. 2025-07-14
   listed $189,900 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: $940 · $78/mo
• Projected year-2 tax: $1,496 · $125/mo
• Expected delta: +$556/yr (+$46/mo · 59.1%)

ⓘ 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 ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,908
• − Mortgage interest: −$9,741
• − Property taxes: −$940
• − Insurance: −$870
• − Repairs & maintenance: −$1,353
• − Management: −$1,353
• − Depreciation: −$5,059
• Taxable loss: −$2,406
• Est. tax savings @ 24.0%: +$578
• After-tax cash flow: $1,182/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: Henry County
• NCES district ID: 2102760
• Math proficiency: 30% ▼ -12.00%
• Reading proficiency: 38% ▼ -9.00%
• Median HH income: $47,899
• Composite: 29.29/100
• National rank: #6557
• State rank: #68 of 165 in KY

Livability — Pleasureville

• Score: 61/100
• State rank: #379
• US rank: #18051

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: Pleasureville, KY
• Population (ZIP): 4,275

Population outlook (Henry County) Hauer SSP2

• Today (2025): 16,009 people
• By 2030: 16,127 · +0.7%
• By 2040: 16,109 · +0.6%
• By 2050: 15,749 · -1.6%
• By 2075: 14,586 · -8.9%
• By 2100: 12,181 · -23.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 1% Black 1%
• Common ancestry: Romanian 5% Iranian 5% Italian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Henry

• 2024 margin: Solid R (+52.5) · D 23.0% · R 75.5% · Other 1.5%
• 2008→2024 swing: -32.9pp toward R · 2008: -19.6pp · 2024: -52.5pp
• All cycles: 2024: R+52.5 2020: R+45.6 2016: R+43.6 2012: R+21.4 2008: R+19.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 23.98%
• Current HPI: 268.6994
• 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

-8.4% since first listed

6 events — show timeline

• 2026-05-12 Pending — Metro Search MLS
• 2026-02-13 Price Changed $173,900 Metro Search MLS
• 2025-10-29 Price Changed $175,900 Metro Search MLS
• 2025-10-02 Relisted — Metro Search MLS
• 2025-07-27 Pending — Metro Search MLS
• 2025-07-14 Listed $189,900 Metro Search MLS

Property tax history

+9.0%/yr

Latest (2025): $940 · -2.4% YoY. Source: county tax records.