95 Nashville Dr

Millstone, KY 41855

$84,900C+

4 bd · 1.5 ba · 760 sqft · Built 2008 · SingleFamily · Active · 13 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $970/mo
• Mortgage (P&I): −$445
• Tax + insurance: −$56
• HOA: −$0
• Vac / Maint / Mgmt: −$204
• Net cashflow: $265/mo
• Annual: $3,182/yr
• Cap rate: 10.04%
• Cash-on-cash: 13.39%
• DSCR: 1.60
• 1% rule: 1.14%
• Cash to close: $23,772

Investor read

• This is a 4-bed/1.5-bath single-family listed at $85k.
• 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).
• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• 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.
• 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.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.
• 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.
• 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.