565 Newton Ln · Campbellsville, KY 42718

$220,000

3 bd · 1.0 ba · 1,064 sqft · Other public records · 3 Days on market

Built 1976 2.12 ac lot

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Why this score? — see what drove the F 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 +8.7/30.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 5-bedroom, 2-bath Bedford cut stone home situated on 2.12 acres with room to spread out! This property offers a functional layout featuring 3 bedrooms and 1 bath upstairs, along with a living room and kitchen. The full walk-out basement includes a large laundry area, a den, 2 additional bedrooms, and 1 bath, providing excellent extra living space or guest accommodations. Enjoy outdoor living with a covered front porch, a large uncovered side porch, and an attached sunroom off the basement. The property also includes a barn, work shed, and a partially fenced barn area ideal for livestock or hobby farm use. A great opportunity for those looking for space, country charm, and functiona

Key facts

• Covered front porch
• Large laundry area
• Cut stone home

Tags

• CUT STONE HOME
• FUNCTIONAL LAYOUT
• WALK-OUT BASEMENT
• LARGE LAUNDRY AREA
• ATTACHED SUNROOM
• COVERED FRONT PORCH

Property features AI

Finance

• Other: Outbuildings include barn(s), workshop, and additional outbuilding; Property sits on approximately 2.12 acres

Exterior

• Parking: Gravel parking
• Utilities: Septic tank
• Home design: Single-family residential property
• Construction: Stone construction; Shingle roof; Below-grade finished area present
• Exterior features: Garden; Deck (covered); Porch (covered, screened)

Interior

• Kitchen: Dishwasher; Range; Oven; Refrigerator; Electric water heater
• Flooring: Hardwood; Laminate; Vinyl
• Bathrooms: 2 full bathrooms; 1 main-level bathroom
• Heating & cooling: Central heating; Electric heating; Wood and wood stove heating options; Central air conditioning
• Interior features: Eat-in kitchen; Finished full basement with walk-out access and exterior entry
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $220k.

Deal economics

• At list price, monthly cash flow is $-187 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $187k (15.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (35.6% below list).
• Recommended offer: $142k (35.6% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.7% in Campbellsville — 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 76/100 on livability (#94 in KY, #3,786 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D+, commute F, employment F.
• Taylor County (town): math 26% / reading 42% proficiency, ranked #71 of 165 in KY (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 186 active listings in the ZIP; 10 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Taylor County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $141,666 (35.6% 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. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.64% ✗
• Cap rate: 5.27%
• Cash-on-cash: -3.64%
• DSCR: 0.84
• GRM: 12.9

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: -22.5%
• Equity multiple: 0.23×
• Total profit: $-47,654
• Equity at exit: $32,803

10-year hold

• IRR: -16.8%
• Equity multiple: 0.07×
• Total profit: $-57,259
• Equity at exit: $19,022

Cash invested: $61,600 (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 42718

• Home prices YoY: -30.1%
• Active inventory: 186
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $1,417 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$61 /mo · $726/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $-187

Break-even live

Break-even rent $1,653

Max offer price $187,011

Occupancy floor —

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-08
   status Pending 709-char remark
2. 2026-04-27
   listed $220,000 Active 709-char remark
3. 2019-01-09
   soldstatus $75,000

ⓘ 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: $726 · $61/mo
• Projected year-2 tax: $1,892 · $158/mo
• Expected delta: +$1,166/yr (+$97/mo · 160.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥103°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $17,000
• − Mortgage interest: −$12,323
• − Property taxes: −$726
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,360
• − Management: −$1,360
• − Depreciation: −$6,400
• Taxable loss: −$6,270
• Est. tax savings @ 24.0%: +$1,505
• After-tax cash flow: $-736/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: Taylor County
• NCES district ID: 2105520
• Math proficiency: 26% ▼ -20.00%
• Reading proficiency: 42% ▼ -13.00%
• Median HH income: $42,883
• Composite: 28.78/100
• National rank: #6667
• State rank: #71 of 165 in KY

Livability — Campbellsville

• Score: 76/100
• State rank: #94
• US rank: #3786

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 26,461

Population outlook (Taylor County) Hauer SSP2

• Today (2025): 27,046 people
• By 2030: 27,794 · +2.8%
• By 2040: 29,231 · +8.1%
• By 2050: 30,486 · +12.7%
• By 2075: 33,767 · +24.9%
• By 2100: 34,638 · +28.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Black 5% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Italian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Taylor

• 2024 margin: Solid R (+56.7) · D 21.0% · R 77.7% · Other 1.3%
• 2008→2024 swing: -16.1pp toward R · 2008: -40.5pp · 2024: -56.7pp
• All cycles: 2024: R+56.7 2020: R+51.2 2016: R+51.0 2012: R+39.0 2008: R+40.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -94.56%
• Current HPI: 219.877
• 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

+180.0% since first listed

5 events — show timeline

• 2026-06-05 Sold (Public Records) $210,000 Public Records
• 2026-06-04 Sold (MLS) $210,000 HKARMLS
• 2026-05-08 Pending — HKARMLS
• 2026-04-27 Listed $220,000 HKARMLS
• 2019-01-09 Sold (Public Records) $75,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $726 · -1.3% YoY. Source: county tax records.