5722 Hwy 764 · Pleasant Ridge, KY 42378

$109,000

2 bd · 1.5 ba · 1,344 sqft · Other · 4 Days on market

Built 2003

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Why this score? — see what drove the D+ 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 +19.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for great bones, country setting, and affordability? This is IT! Recently purchased appliances, and well-kept crawl space, and a 2 car garage. With a little cosmetic love, this home can be all you need it to be. With each bedroom and bathroom on opposite ends of the home, you'll get privacy with plenty of space between. Complete with a dining area, sitting bar in kitchen, living room and office space. 1/2 Acre of space and screened in front porch allow you to enjoy the outdoors all day long. Book your showing today! Being Sold As-Is.

Key facts

• Office space
• 1/2 acre of space
• Dining area

Tags

• RECENTLY PURCHASED APPLIANCES
• WELL-KEPT CRAWL SPACE
• DINING AREA
• SITTING BAR IN KITCHEN
• OFFICE SPACE
• 1/2 ACRE OF SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath other listed at $109k.

Deal economics

• At list price, monthly cash flow is $129 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Ohio County (rural): math 29% / reading 44% proficiency, ranked #58 of 165 in KY (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Fordsville Elementary School (math 22% / reading 42%, grade F, #348 of 676 statewide, top 55%, 243 students, 69% FRL); Ohio County Middle School (math 30% / reading 44%, grade F, #80 of 217 statewide, top 41%, 550 students, 62% FRL); Ohio County High School (math 39% / reading 48%, grade F, #28 of 254 statewide, top 11%, 1,144 students, 57% FRL).
• Market conditions: 18 active listings in the ZIP; 17 units permitted in Ohio County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,000

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. 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?
3. 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.
4. 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.
5. 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: 1.03% ✓
• Cap rate: 7.72%
• Cash-on-cash: 5.09%
• DSCR: 1.23
• GRM: 8.1

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: -8.4%
• Equity multiple: 0.69×
• Total profit: $-9,405
• Equity at exit: $16,252

10-year hold

• IRR: 1.2%
• Equity multiple: 1.08×
• Total profit: $2,491
• Equity at exit: $9,424

Cash invested: $30,520 (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 42378

• Home prices YoY: -13.8%
• Active inventory: 18
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,117 medium
• Mortgage (P&I): −$572
• Tax est. 1.5%: −$136 /mo · $1,635/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $129

Break-even live

Break-even rent $954

Max offer price $109,000

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-02-20
   status Pending
2. 2026-02-13
   listed $109,000 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,408
• − Mortgage interest: −$6,106
• − Property taxes: −$1,635
• − Insurance: −$545
• − Repairs & maintenance: −$1,073
• − Management: −$1,073
• − Depreciation: −$3,171
• Taxable loss: −$194
• Est. tax savings @ 24.0%: +$47
• After-tax cash flow: $1,599/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: Ohio County
• NCES district ID: 2104500
• Math proficiency: 29% ▼ -15.00%
• Reading proficiency: 44% ▼ -13.00%
• Median HH income: $39,068
• Composite: 30.49/100
• National rank: #6219
• State rank: #58 of 165 in KY

Livability — Pleasant Ridge

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 3,810

Population outlook (Ohio County) Hauer SSP2

• Today (2025): 24,945 people
• By 2030: 25,153 · +0.8%
• By 2040: 25,267 · +1.3%
• By 2050: 25,019 · +0.3%
• By 2075: 23,435 · -6.1%
• By 2100: 19,314 · -22.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Lithuanian 1% Portuguese 0%
• Foreign-born: 0%

Political lean MEDSL · Ohio

• 2024 margin: Solid R (+60.2) · D 19.1% · R 79.4% · Other 1.5%
• 2008→2024 swing: -43.8pp toward R · 2008: -16.4pp · 2024: -60.2pp
• All cycles: 2024: R+60.2 2020: R+55.5 2016: R+56.4 2012: R+36.1 2008: R+16.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -34.79%
• Current HPI: 217.3992
• 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

2 events — show timeline

• 2026-02-20 Pending — GORAMLS
• 2026-02-13 Listed $109,000 GORAMLS

Property tax history

-21.0%/yr

Latest (2022): $43 · +1.1% YoY. Source: county tax records.