1723 Randolph Rd · Edmonton, KY 42129

$115,500

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 37 Days on market

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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 +19.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks MLS

Very affordable home with a beautiful country view and close to town.

Key facts

• Listed 36 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $116k.

Deal economics

• At list price, monthly cash flow is $126 ($2k/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 $101k (12.3% below list).
• Recommended offer: $101k (12.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#112 in KY, #4,901 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: schools F, amenities F, commute F.
• Metcalfe County (rural): math 18% / reading 27% proficiency, ranked #154 of 165 in KY (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 34 active listings in the ZIP.

Forward outlook

• In year one you build about $12k of equity ($799 loan paydown + $12k appreciation (10.0% local appreciation)).
• Metcalfe County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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.
• Current owner paid $70k; list at $116k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $101,284 (12.3% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.88% ✗
• Cap rate: 7.60%
• Cash-on-cash: 4.67%
• DSCR: 1.21
• GRM: 9.5

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: 27.6%
• Equity multiple: 3.19×
• Total profit: $70,861
• Equity at exit: $104,052

10-year hold

• IRR: 24.1%
• Equity multiple: 7.25×
• Total profit: $202,248
• Equity at exit: $224,391

Cash invested: $32,340 (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 42129

• Home prices YoY: 9.4%
• Active inventory: 34
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,013 medium
• Mortgage (P&I): −$606
• Tax from tax record: −$20 /mo · $245/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $126

Break-even live

Break-even rent $853

Max offer price $115,500

Occupancy floor 83%

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: $28,875
• Closing costs: $3,465
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $115,500 Active 37 DOM
2. 2026-06-17
   days on market $115,500 Active 36 DOM
3. 2026-06-16
   days on market $115,500 Active 35 DOM
4. 2026-06-15
   days on market $115,500 Active 34 DOM
5. 2026-06-13
   days on market $115,500 Active 32 DOM
6. 2026-06-12
   days on market $115,500 Active 31 DOM
7. 2026-06-09
   days on market $115,500 Active 28 DOM
8. 2026-06-08
   days on market $115,500 Active 27 DOM
9. 2026-06-07
   days on market $115,500 Active 26 DOM
10. 2026-06-07
    days on market $115,500 Active 25 DOM
11. 2026-06-04
    days on market $115,500 Active 22 DOM
12. 2026-06-02
    days on market $115,500 Active 21 DOM
13. 2026-06-01
    days on market $115,500 Active 20 DOM
14. 2026-05-31
    days on market $115,500 Active 19 DOM
15. 2026-05-31
    days on market $115,500 Active 18 DOM
16. 2026-05-12
    listed $115,500 Active 69-char remark
17. 2020-11-30
    soldstatus $69,900
18. 2020-09-08
    soldstatus $69,900
19. 2020-09-01
    soldstatus $69,900 69-char remark

    Show marketing remark (69 chars)

    Very affordable home with a beautiful country view and close to town.

20. 2020-09-01
    soldstatus $69,900

    Show marketing remark (69 chars)

    Very affordable home with a beautiful country view and close to town.

21. 2020-07-05
    listed $69,900 69-char remark

    Show marketing remark (69 chars)

    Very affordable home with a beautiful country view and close to town.

22. 2020-01-29
    listed $69,900

    Show marketing remark (69 chars)

    Very affordable home with a beautiful country view and close to town.

ⓘ 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: $245 · $20/mo
• Projected year-2 tax: $993 · $83/mo
• Expected delta: +$748/yr (+$62/mo · 304.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥105°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,154
• − Mortgage interest: −$6,470
• − Property taxes: −$245
• − Insurance: −$578
• − Repairs & maintenance: −$972
• − Management: −$972
• − Depreciation: −$3,360
• Taxable loss: −$443
• Est. tax savings @ 24.0%: +$106
• After-tax cash flow: $1,617/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: Metcalfe County
• NCES district ID: 2104140
• Math proficiency: 18% ▼ -10.00%
• Reading proficiency: 27% ▼ -16.00%
• Median HH income: $34,026
• Composite: 18.42/100
• National rank: #8935
• State rank: #154 of 165 in KY

Livability — Edmonton

• Score: 74/100
• State rank: #112
• US rank: #4901

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,044

Population outlook (Metcalfe County) Hauer SSP2

• Today (2025): 9,350 people
• By 2030: 8,970 · -4.1%
• By 2040: 8,152 · -12.8%
• By 2050: 7,353 · -21.4%
• By 2075: 6,090 · -34.9%
• By 2100: 5,563 · -40.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 3% Two or more races 2%
• Common ancestry: Slovak 2% Serbian 2% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Metcalfe

• 2024 margin: Solid R (+64.7) · D 17.2% · R 81.9%
• 2008→2024 swing: -31.7pp toward R · 2008: -33.0pp · 2024: -64.7pp
• All cycles: 2024: R+64.7 2020: R+59.5 2016: R+54.5 2012: R+29.9 2008: R+33.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 23.00%
• Current HPI: 267.7932
• 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

+65.2% since first listed

7 events — show timeline

• 2026-05-12 Listed $115,500 FSBO.com
• 2020-11-30 Sold (Public Records) $69,900 Public Records
• 2020-09-08 Sold (Public Records) $69,900 Public Records
• 2020-09-01 Sold (MLS) $69,900 RASKMLS
• 2020-09-01 Sold (MLS) $69,900 SCKMLSKY
• 2020-07-05 Listed $69,900 SCKMLSKY
• 2020-01-29 Listed $69,900 RASKMLS

Property tax history

-2.9%/yr

Latest (2025): $245 · -10.6% YoY. Source: county tax records.