107 W Main St · Horse Cave, KY 42749

$159,000

2 bd · 1.0 ba · 1,360 sqft · SingleFamily public records · 52 Days on market

Built 1940 0.34 ac lot Est $112k · 43% over

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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 +11.6/30.0
• Appreciation +10.0/10.0
• DSCR +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0

Listing remarks

Turnkey Downtown Horse Cave Gem – Fully Furnished & Income Ready! Welcome to 107 W Main Street, a charming and versatile home located in the heart of Horse Cave! Offering generous living space with 3 bedrooms and 1 bath, this property blends character, functionality, and opportunity all in one. Step inside to find a flexible layout with multiple living areas and plenty of room to relax or entertain. Whether you’re looking for a primary residence, weekend getaway, or investment property, this home delivers. Investor Alert: This property was most recently used as a successful Airbnb and comes fully furnished, making it truly turnkey and ready to generate income from day on

Key facts

• Spacious yard
• Flexible layout
• Income ready

Tags

• FULLY FURNISHED
• INCOME READY
• FLEXIBLE LAYOUT
• MULTIPLE LIVING AREAS
• SPACIOUS YARD
• OFF-STREET PARKING

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water
• Home design: Single family residence; Residential property
• Construction: Vinyl siding; Shingle roof; Has basement
• Exterior features: Front porch; Outbuilding on the property

Interior

• Kitchen: Microwave, Range, Oven, Refrigerator; Electric water heater
• Flooring: Hardwood; Laminate
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Dryer, Washer, Microwave, Range, Oven, Refrigerator, Electric water heater; Unfinished basement; Laundry room
• Laundry & utility: Washer and Dryer in laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $-50 ($-605/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (28.7% below list).
• Recommended offer: $113k (28.7% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.7% in Horse Cave — 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 67/100 on livability (#206 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Caverna Independent (rural): math 10% / reading 27% proficiency, ranked #165 of 165 in KY (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Caverna Elementary School (math 8% / reading 12%, grade F, #648 of 676 statewide, top 98%, 310 students, 78% FRL); Caverna Middle School (math 8% / reading 37%, grade F, #202 of 217 statewide, top 93%, 129 students, 82% FRL); Caverna High School (math 24% / reading 34%, grade F, #127 of 254 statewide, top 58%, 208 students, 78% FRL).
• Market conditions: 56 active listings in the ZIP; 79 units permitted in Hart County in 2024 (60 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $17k; list at $159k implies a 835% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,407 (28.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.71% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.36%
• DSCR: 0.94
• GRM: 11.7

CMA / ARV

• ARV (on-the-fly): $111,520
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
240 Old Dixie Hwy	0.28mi	3/1.0 (+1)	1,276 (-6%)	6mo	$13,500	$11	67
302 Green St	0.65mi	3/2.0 (+1)	1,260 (-7%)	2mo	$180,000	$143	47
211 Green St	0.66mi	3/1.0 (+1)	1,336 (-2%)	18mo	$110,000	$82	46

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.3%
• Equity multiple: 2.87×
• Total profit: $83,309
• Equity at exit: $143,240

10-year hold

• IRR: 20.7%
• Equity multiple: 6.56×
• Total profit: $247,704
• Equity at exit: $308,902

Cash invested: $44,520 (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 42749

• Home prices YoY: 13.5%
• Active inventory: 56
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,134 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$46 /mo · $555/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $-50

Break-even live

Break-even rent $1,198

Max offer price $150,097

Occupancy floor 99%

Sensitivity live

Price	-10% $40	-5% $-5	+0% $-50	+5% $-95	+10% $-140
Rent	-10% $-140	-5% $-95	+0% $-50	+5% $-6	+10% $39
Rate	-1.0pp $30	-0.5pp $-10	base $-50	+0.5pp $-92	+1.0pp $-134

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   days on market $159,000 Active 52 DOM
2. 2026-06-21
   days on market $159,000 Active 51 DOM
3. 2026-06-21
   days on market $159,000 Active 50 DOM
4. 2026-06-18
   days on market $159,000 Active 48 DOM
5. 2026-06-17
   days on market $159,000 Active 47 DOM
6. 2026-06-16
   days on market $159,000 Active 46 DOM
7. 2026-06-15
   days on market $159,000 Active 45 DOM
8. 2026-06-13
   days on market $159,000 Active 43 DOM
9. 2026-06-12
   days on market $159,000 Active 42 DOM
10. 2026-06-09
    days on market $159,000 Active 39 DOM
11. 2026-06-08
    days on market $159,000 Active 38 DOM
12. 2026-06-07
    days on market $159,000 Active 37 DOM
13. 2026-06-07
    days on market $159,000 Active 36 DOM
14. 2026-06-04
    days on market $159,000 Active 33 DOM
15. 2026-06-02
    days on market $159,000 Active 32 DOM
16. 2026-06-01
    days on market $159,000 Active 31 DOM
17. 2026-05-31
    days on market $159,000 Active 30 DOM
18. 2026-05-31
    days on market $159,000 Active 29 DOM
19. 2026-04-14
    listed $159,000 Active
20. 2000-09-01
    soldstatus $17,000

ⓘ 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: $555 · $46/mo
• Projected year-2 tax: $1,367 · $114/mo
• Expected delta: +$812/yr (+$68/mo · 146.4%)

ⓘ 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 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $13,609
• − Mortgage interest: −$8,906
• − Property taxes: −$555
• − Insurance: −$795
• − Repairs & maintenance: −$1,089
• − Management: −$1,089
• − Depreciation: −$4,625
• Taxable loss: −$3,451
• Est. tax savings @ 24.0%: +$828
• After-tax cash flow: $223/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: Caverna Independent
• NCES district ID: 2101110
• Math proficiency: 10% ▼ -20.00%
• Reading proficiency: 27% ▼ -21.00%
• Median HH income: $30,215
• Composite: 14.71/100
• National rank: #9399
• State rank: #165 of 165 in KY

Livability — Horse Cave

• Score: 67/100
• State rank: #206
• US rank: #10135

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: Horse Cave, KY
• Population (ZIP): 4,835

Population outlook (Hart County) Hauer SSP2

• Today (2025): 18,897 people
• By 2030: 19,008 · +0.6%
• By 2040: 19,032 · +0.7%
• By 2050: 18,584 · -1.7%
• By 2075: 17,303 · -8.4%
• By 2100: 14,894 · -21.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 15% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Slovak 2% Polish 1% Italian 1%
• Foreign-born: 1%
• Languages at home: 96% English-only · German/W. Germanic 2% Other Asian/Pacific 1% Spanish 1%

Political lean MEDSL · Hart

• 2024 margin: Solid R (+60.0) · D 19.5% · R 79.6%
• 2008→2024 swing: -29.1pp toward R · 2008: -30.9pp · 2024: -60.0pp
• All cycles: 2024: R+60.0 2020: R+53.0 2016: R+49.4 2012: R+29.8 2008: R+30.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 40.99%
• Current HPI: 344.9104
• 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

+835.3% since first listed

2 events — show timeline

• 2026-04-14 Listed $159,000 SCKMLSKY
• 2000-09-01 Sold (Public Records) $17,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $555 · +49.9% YoY. Source: county tax records.