111 Howell St · Campbellsville, KY 42718

$79,900

3 bd · 1.0 ba · 828 sqft · Other public records · 57 Days on market

Built 1950 6,534 sqft lot

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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 +26.6/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

under contract seller will allow showings and backup offers. Investment Opportunity! Property is being sold "as-is!"This 3-bedroom, 1-bath home offers great potential for investors or buyers looking for a property with character and room for improvement. With several desirable features already in place, this home presents a solid opportunity for a rental property, renovation project, or value-add investment. One of the standout features of the home is the original hardwood flooring, which adds charm and character throughout much of the living space. With the right updates and vision, these floors could truly shine and enhance the home’s overall appeal. The home also features a covered front porch, providing a welcoming entrance and a comfortable space to relax outdoors. Inside, the layout includes three bedrooms and a full bathroom, offering a functional floor plan suitable for a variety of living arrangements. Additional space is available in the basement, which includes washer and dryer hookups and can provide useful storage or utility space. Whether you're looking to expand your investment portfolio, searching for a fix-and-improve opportunity, or looking for a home you can update over time, this property offers plenty of potential. Don’t miss the chance to explore the possibilities this property has to offer. Data believed to be correct but not guaranteed. Buyer to verify data prior to offer.

Key facts

• Covered front porch
• 6,534 sq ft lot
• Garage

Tags

• ORIGINAL HARDWOOD FLOORING
• COVERED FRONT PORCH

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($968 rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 3.7% in Campbellsville — 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 76/100 on livability (#94 in KY, #3,786 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D+, commute F, employment F.
• Campbellsville Independent (town): math 16% / reading 32% proficiency, ranked #152 of 165 in KY (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 186 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 10 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Taylor County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $80k implies a 128% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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.
5. 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.
6. 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: 1.21% ✓
• Cap rate: 9.49%
• Cash-on-cash: 11.40%
• DSCR: 1.51
• GRM: 6.9

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: 0.7%
• Equity multiple: 1.03×
• Total profit: $604
• Equity at exit: $11,913

10-year hold

• IRR: 10.4%
• Equity multiple: 1.81×
• Total profit: $18,016
• Equity at exit: $6,908

Cash invested: $22,372 (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 42718

• Home prices YoY: -30.1%
• Active inventory: 186
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $968 medium
• Mortgage (P&I): −$419
• Tax est. 1.5%: −$100 /mo · $1,198/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $213

Break-even live

Break-even rent $699

Max offer price $79,900

Occupancy floor 73%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
113 Druin St Campbellsville, KY	3.0	1.0	900	$1,050	$1.17	1d	1	0.21mi
75 Roland St Campbellsville, KY	4.0	1.0	960	$400	$0.42	1d	1	1.37mi

Listing history 3 events

1. 2026-05-04
   status Pending 1441-char remark

   Show marketing remark (1441 chars)

   under contract seller will allow showings and backup offers. Investment Opportunity! Property is being sold "as-is!"This 3-bedroom, 1-bath home offers great potential for investors or buyers looking for a property with character and room for improvement. With several desirable features already in place, this home presents a solid opportunity for a rental property, renovation project, or value-add investment. One of the standout features of the home is the original hardwood flooring, which adds charm and character throughout much of the living space. With the right updates and vision, these floors could truly shine and enhance the home’s overall appeal. The home also features a covered front porch, providing a welcoming entrance and a comfortable space to relax outdoors. Inside, the layout includes three bedrooms and a full bathroom, offering a functional floor plan suitable for a variety of living arrangements. Additional space is available in the basement, which includes washer and dryer hookups and can provide useful storage or utility space. Whether you're looking to expand your investment portfolio, searching for a fix-and-improve opportunity, or looking for a home you can update over time, this property offers plenty of potential. Don’t miss the chance to explore the possibilities this property has to offer. Data believed to be correct but not guaranteed. Buyer to verify data prior to offer.

2. 2026-03-09
   listed $79,900 Active 1441-char remark

   Show marketing remark (1441 chars)

   under contract seller will allow showings and backup offers. Investment Opportunity! Property is being sold "as-is!"This 3-bedroom, 1-bath home offers great potential for investors or buyers looking for a property with character and room for improvement. With several desirable features already in place, this home presents a solid opportunity for a rental property, renovation project, or value-add investment. One of the standout features of the home is the original hardwood flooring, which adds charm and character throughout much of the living space. With the right updates and vision, these floors could truly shine and enhance the home’s overall appeal. The home also features a covered front porch, providing a welcoming entrance and a comfortable space to relax outdoors. Inside, the layout includes three bedrooms and a full bathroom, offering a functional floor plan suitable for a variety of living arrangements. Additional space is available in the basement, which includes washer and dryer hookups and can provide useful storage or utility space. Whether you're looking to expand your investment portfolio, searching for a fix-and-improve opportunity, or looking for a home you can update over time, this property offers plenty of potential. Don’t miss the chance to explore the possibilities this property has to offer. Data believed to be correct but not guaranteed. Buyer to verify data prior to offer.

3. 2004-08-01
   soldstatus $35,000

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $11,616
• − Mortgage interest: −$4,476
• − Property taxes: −$1,198
• − Insurance: −$400
• − Repairs & maintenance: −$929
• − Management: −$929
• − Depreciation: −$2,324
• Taxable income: $1,359
• Est. tax owed @ 24.0%: −$326
• After-tax cash flow: $2,224/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: Campbellsville Independent
• NCES district ID: 2100930
• Math proficiency: 16% ▼ -28.00%
• Reading proficiency: 32% ▼ -16.00%
• Median HH income: $25,520
• Composite: 18.83/100
• National rank: #8864
• State rank: #152 of 165 in KY

Livability — Campbellsville

• Score: 76/100
• State rank: #94
• US rank: #3786

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Campbellsville, KY
• Population (ZIP): 26,461

Population outlook (Taylor County) Hauer SSP2

• Today (2025): 27,046 people
• By 2030: 27,794 · +2.8%
• By 2040: 29,231 · +8.1%
• By 2050: 30,486 · +12.7%
• By 2075: 33,767 · +24.9%
• By 2100: 34,638 · +28.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Black 5% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Italian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Taylor

• 2024 margin: Solid R (+56.7) · D 21.0% · R 77.7% · Other 1.3%
• 2008→2024 swing: -16.1pp toward R · 2008: -40.5pp · 2024: -56.7pp
• All cycles: 2024: R+56.7 2020: R+51.2 2016: R+51.0 2012: R+39.0 2008: R+40.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -94.56%
• Current HPI: 219.877
• 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

+128.3% since first listed

3 events — show timeline

• 2026-05-04 Pending — HKARMLS
• 2026-03-09 Listed $79,900 HKARMLS
• 2004-08-01 Sold (Public Records) $35,000 Public Records

Property tax history

-2.3%/yr

Latest (2025): $120 · -2.0% YoY. Source: county tax records.