86 Elm Ave · Monticello, KY 42544

$80,000

2 bd · 1.0 ba · 768 sqft · SingleFamily · 26 Days on market

Fair condition 0.91 ac lot $104/sqft · 23% below area Est $104k · 23% under ↓ 33% since listing

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• Appreciation +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.1/10.0

Listing remarks

Charming 2-Bed, 1-Bath Cabin in Clearwater Subdivision - Includes 80A/B, 81A/B, 82A/B, 83A/B Tucked away in the tranquil Clearwater Subdivision, this cozy 2-bedroom, 1-bath cabin offers the perfect escape with timeless rustic charm. Built to last, this cabin promises generations of peaceful living and adventure. Whether you're searching for a weekend getaway, a hunting retreat, or a secluded woodland home, the options are endless. The property spans multiple parcels (80A/B, 81A/B, 82A/B, 83A/B), providing ample space for outdoor enjoyment or future development. Come experience the serenity and beauty of The Oakes at Clearwater today!

Key facts

• Multiple parcels
• 0.91 acre lot
• Listed 26 days

Tags

• CLEARWATER SUBDIVISION
• MULTIPLE PARCELS
• SECLUDED WOODLAND HOME

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $371 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $79k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 3.6% in Monticello — 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 65/100 on livability (#265 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Wayne County (town): math 20% / reading 33% proficiency, ranked #142 of 165 in KY (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 172 active listings in the ZIP.

Forward outlook

• In year one you build about $510 of equity ($553 loan paydown + $-43 appreciation (-0.1% local appreciation)).
• Wayne County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.1% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Recommended offer $78,800 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 1.46% ✓
• Cap rate: 11.85%
• Cash-on-cash: 19.86%
• DSCR: 1.88
• GRM: 5.7

CMA / ARV

• ARV (median comp): $103,546
• List price: $80,000
• Delta: -22.74%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

-0.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.5%
• Equity multiple: 1.94×
• Total profit: $21,084
• Equity at exit: $23,013

10-year hold

• IRR: 23.9%
• Equity multiple: 3.64×
• Total profit: $59,099
• Equity at exit: $27,490

Cash invested: $22,400 (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 42544

• Home prices YoY: -0.0%
• Active inventory: 172
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,169 medium
• Mortgage (P&I): −$420
• Tax est. 1.5%: −$100 /mo · $1,200/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $371

Break-even live

Break-even rent $700

Max offer price $80,000

Occupancy floor 63%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $80,000 Active 26 DOM
2. 2026-06-17
   days on market $80,000 Active 25 DOM
3. 2026-06-16
   days on market $80,000 Active 24 DOM
4. 2026-06-15
   days on market $80,000 Active 23 DOM
5. 2026-06-13
   days on market $80,000 Active 21 DOM
6. 2026-06-12
   days on market $80,000 Active 20 DOM
7. 2026-06-09
   days on market $80,000 Active 17 DOM
8. 2026-06-08
   days on market $80,000 Active 16 DOM
9. 2026-06-07
   days on market $80,000 Active 15 DOM
10. 2026-06-05
    days on market $80,000 Active 13 DOM
11. 2026-06-04
    days on market $80,000 Active 11 DOM
12. 2026-06-02
    days on market $80,000 Active 10 DOM
13. 2026-06-01
    days on market $80,000 Active 9 DOM
14. 2026-05-31
    days on market $80,000 Active 8 DOM
15. 2026-05-31
    days on market $80,000 Active 7 DOM
16. 2026-05-18
    historical
17. 2026-05-04
    price $80,000
18. 2026-02-07
    price $99,900
19. 2025-12-16
    listed $120,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,029
• − Mortgage interest: −$4,481
• − Property taxes: −$1,200
• − Insurance: −$400
• − Repairs & maintenance: −$1,122
• − Management: −$1,122
• − Depreciation: −$2,327
• Taxable income: $3,376
• Est. tax owed @ 24.0%: −$810
• After-tax cash flow: $3,638/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This cabin requires significant repairs and maintenance to improve its condition and increase its value.

Repairs flagged

• Major siding — Significant wear and tear
• Major roof — Signs of wear
• Major flooring — Exposed subflooring
• Major exterior landscaping — Overgrown vegetation

Value-add opportunities

• Both repair and paint exterior — Improves curb appeal and value
• Both repair and paint interior walls — Enhances interior appearance and value
• Both repair and replace flooring — Improves living space and value
• Both repair and replace roof — Ensures structural integrity and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Significant wear and tear	Major	$15,000–50,000
roof · Signs of wear	Major	$15,000–50,000
flooring · Exposed subflooring	Major	$15,000–50,000
exterior landscaping · Overgrown vegetation	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both repair and paint exterior — Improves curb appeal and value ↑
• Both repair and paint interior walls — Enhances interior appearance and value ↑
• Both repair and replace flooring — Improves living space and value ↑
• Both repair and replace roof — Ensures structural integrity and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Wayne County
• NCES district ID: 2105790
• Math proficiency: 20% ▼ -21.00%
• Reading proficiency: 33% ▼ -21.00%
• Median HH income: $30,391
• Composite: 21.38/100
• National rank: #8358
• State rank: #142 of 165 in KY

Livability — Monticello

• Score: 65/100
• State rank: #265
• US rank: #12963

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,731

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 19,477 people
• By 2030: 18,776 · -3.6%
• By 2040: 17,199 · -11.7%
• By 2050: 15,602 · -19.9%
• By 2075: 11,883 · -39.0%
• By 2100: 8,300 · -57.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Asian 2% Two or more races 1%
• Common ancestry: Serbian 4% Romanian 2% Italian 2%
• Foreign-born: 1% · Vietnam
• Languages at home: 98% English-only · Other Indo-European 1% Chinese 1% Vietnamese 1%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+66.0) · D 16.5% · R 82.5%
• 2008→2024 swing: -28.9pp toward R · 2008: -37.1pp · 2024: -66.0pp
• All cycles: 2024: R+66.0 2020: R+62.0 2016: R+61.8 2012: R+47.6 2008: R+37.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.05%
• Current HPI: 273.9998
• 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

-33.3% since first listed

4 events — show timeline

• 2026-05-18 Listing Removed — ImagineMLS
• 2026-05-04 Price Changed $80,000 ImagineMLS
• 2026-02-07 Price Changed $99,900 ImagineMLS
• 2025-12-16 Listed $120,000 ImagineMLS