95 Nashville Dr · Millstone, KY 41855

$84,900

4 bd · 1.5 ba · 760 sqft · SingleFamily public records · 13 Days on market

Built 2008 2.00 ac 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 +28.0/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Appreciation +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Livability +2.2/5.0

Listing remarks

Fixer upper with plenty of room and tons of potential. This home is located out of the flood zone and features 4 bedrooms, a large front porch, concrete driveway, and exterior storage. Don't miss out on this one. This property is being sold AS-IS.

Key facts

• Exterior storage
• Front porch
• Concrete driveway

Tags

• FRONT PORCH
• CONCRETE DRIVEWAY
• EXTERIOR STORAGE

Property features AI

Exterior

• Utilities: Public water; Septic tank
• Home design: Single family residence; Single-story
• Construction: Vinyl siding; Shingle roof
• Exterior features: Garden; Storage structure

Interior

• Kitchen: Refrigerator; Cooktop
• Flooring: Carpet; Laminate; Vinyl
• Heating & cooling: Central air; Electric heat
• Interior features: Walk-in closet(s)

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($970 rent vs $85k).

Location & tenants

• Location reads 44/100 on livability (#523 in KY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Letcher County (rural): math 19% / reading 38% proficiency, ranked #127 of 165 in KY (top 77%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Letcher County Central High School (math 17% / reading 42%, grade F, #127 of 254 statewide, top 58%, 779 students, 62% FRL) — zoned schools at 62% FRL track the district average.
• Market conditions: 2 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Letcher County population projected at -39% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $84,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.14% ✓
• Cap rate: 10.04%
• Cash-on-cash: 13.39%
• DSCR: 1.60
• GRM: 7.3

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: 3.4%
• Equity multiple: 1.13×
• Total profit: $3,094
• Equity at exit: $12,659

10-year hold

• IRR: 12.9%
• Equity multiple: 2.02×
• Total profit: $24,287
• Equity at exit: $7,341

Cash invested: $23,772 (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 41855

• Home prices YoY: -3.3%
• Active inventory: 2
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $970 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$20 /mo · $243/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $265

Break-even live

Break-even rent $634

Max offer price $84,900

Occupancy floor 68%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $84,900 Active 13 DOM
2. 2026-06-17
   price $84,900 Active 12 DOM
3. 2026-06-17
   days on market $94,900 Active 12 DOM
4. 2026-06-16
   days on market $94,900 Active 11 DOM
5. 2026-06-15
   days on market $94,900 Active 10 DOM
6. 2026-06-13
   days on market $94,900 Active 8 DOM
7. 2026-06-12
   days on market $94,900 Active 7 DOM
8. 2026-06-09
   days on market $94,900 Active 4 DOM
9. 2026-06-08
   days on market $94,900 Active 3 DOM
10. 2026-06-07
    days on market $94,900 Active 2 DOM
11. 2026-06-07
    remarks 247-char remark
12. 2026-06-07
    listed $94,900 Active 1 DOM

ⓘ 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: $243 · $20/mo
• Projected year-2 tax: $730 · $61/mo
• Expected delta: +$487/yr (+$41/mo · 200.6%)

ⓘ 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 6/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $11,636
• − Mortgage interest: −$4,756
• − Property taxes: −$243
• − Insurance: −$424
• − Repairs & maintenance: −$931
• − Management: −$931
• − Depreciation: −$2,470
• Taxable income: $1,881
• Est. tax owed @ 24.0%: −$451
• After-tax cash flow: $2,731/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: Letcher County
• NCES district ID: 2103360
• Math proficiency: 19% ▼ -25.00%
• Reading proficiency: 38% ▼ -19.00%
• Median HH income: $30,727
• Composite: 23.04/100
• National rank: #7972
• State rank: #127 of 165 in KY

Livability — Millstone

• Score: 44/100
• State rank: #523
• US rank: #26777

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 751

Population outlook (Letcher County) Hauer SSP2

• Today (2025): 19,961 people
• By 2030: 18,236 · -8.6%
• By 2040: 14,928 · -25.2%
• By 2050: 12,156 · -39.1%
• By 2075: 7,638 · -61.7%
• By 2100: 5,470 · -72.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 2%
• Common ancestry: Lithuanian 3% Serbian 1%

Political lean MEDSL · Letcher

• 2024 margin: Solid R (+64.0) · D 17.3% · R 81.2% · Other 1.5%
• 2008→2024 swing: -30.6pp toward R · 2008: -33.3pp · 2024: -64.0pp
• All cycles: 2024: R+64.0 2020: R+59.4 2016: R+63.0 2012: R+58.3 2008: R+33.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -4.62%
• Current HPI: 137.1924
• 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

1 event — show timeline

• 2026-06-05 Listed $94,900 EKAR

Property tax history

+5.8%/yr

Latest (2019): $243 · +4.2% YoY. Source: county tax records.