9151 Us-60 · Salt Lick, KY 40371

$19,900

3 bd · 1.0 ba · 1,484 sqft · SingleFamily public records · 137 Days on market

Built 1915 8,712 sqft lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +3.7/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Unlivable house on a 0.2 acre +- lot located within the city limits of Salt Lick.

Key facts

• 8,712 sq ft lot
• Built 1915
• Listed 136 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public sewer; Electricity available; Sewer available; Water available
• Home design: One and one-half stories
• Construction: Vinyl siding; Wood siding; Stone foundation; 1,484 total building area
• Exterior features: Shed(s) on property; Public water available; Not on waterfront

Interior

• Flooring: Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Wood flooring; 8 total rooms; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $20k.

Deal economics

• At list price, monthly cash flow is $638 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $20k).
• Recommended offer: $18k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#453 in KY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: health & safety D+, amenities F, commute F.
• Bath County (rural): math 19% / reading 34% proficiency, ranked #139 of 165 in KY (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Crossroads Elementary School (math 27% / reading 37%, grade F, #348 of 676 statewide, top 55%, 395 students, 80% FRL); Bath County Middle School (math 16% / reading 33%, grade F, #189 of 217 statewide, top 89%, 416 students, 78% FRL); Bath County High School (math 32% / reading 37%, grade F, #76 of 254 statewide, top 34%, 618 students, 77% FRL) — zoned schools average 78% FRL vs 60% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 17 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-2.6%/yr); year-one equity from $138 of loan paydown is wiped out by about $522 of value loss. Plan a longer hold.
• Bath County population projected at +21% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-2.6% appreciation + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($18k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; flood insurance adds $125/mo; built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $17,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 5.87% ✓
• Cap rate: 52.29%
• Cash-on-cash: 164.29%
• DSCR: 8.31
• GRM: 1.4

CMA / ARV

• ARV (on-the-fly): $81,620
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
57 Maple St	0.22mi	3/1.0	1,700 (+15%)	11mo	$90,000	$53	56
18 Moores Ferry Rd	0.54mi	3/2.0	1,624 (+9%)	21mo	$90,000	$55	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.62% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.79×
• Total profit: $37,808
• Equity at exit: $3,301

10-year hold

• IRR: —
• Equity multiple: 16.42×
• Total profit: $85,926
• Equity at exit: $2,300

Cash invested: $5,572 (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 40371

• Home prices YoY: -0.9%
• Active inventory: 17
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $1,167 medium
• Mortgage (P&I): −$104
• Tax from tax record: −$47 /mo · $560/yr
• Insurance: −$8
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $638

Break-even live

Break-even rent $360

Max offer price $19,900

Occupancy floor 40%

Sensitivity live

Price	-10% $649	-5% $643	+0% $638	+5% $632	+10% $626
Rent	-10% $545	-5% $592	+0% $638	+5% $684	+10% $730
Rate	-1.0pp $648	-0.5pp $643	base $638	+0.5pp $632	+1.0pp $627

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: $4,975
• Closing costs: $597
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-22
   days on market $19,900 Active 137 DOM
2. 2026-06-19
   days on market $19,900 Active 134 DOM
3. 2026-06-18
   days on market $19,900 Active 133 DOM
4. 2026-06-17
   days on market $19,900 Active 132 DOM
5. 2026-06-16
   days on market $19,900 Active 131 DOM
6. 2026-06-15
   days on market $19,900 Active 130 DOM
7. 2026-06-14
   days on market $19,900 Active 128 DOM
8. 2026-06-12
   days on market $19,900 Active 127 DOM
9. 2026-06-09
   days on market $19,900 Active 124 DOM
10. 2026-06-08
    days on market $19,900 Active 123 DOM
11. 2026-06-07
    days on market $19,900 Active 122 DOM
12. 2026-06-07
    days on market $19,900 Active 121 DOM
13. 2026-06-04
    days on market $19,900 Active 118 DOM
14. 2026-06-02
    days on market $19,900 Active 117 DOM
15. 2026-06-01
    days on market $19,900 Active 116 DOM
16. 2026-05-31
    days on market $19,900 Active 115 DOM
17. 2026-05-31
    days on market $19,900 Active 114 DOM
18. 2026-02-05
    listed $19,900 Active

ⓘ 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: $560 · $47/mo
• Projected year-2 tax: $560 · $47/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,007
• − Mortgage interest: −$1,115
• − Property taxes: −$560
• − Insurance: −$1,602
• − Repairs & maintenance: −$1,121
• − Management: −$1,121
• − Depreciation: −$579
• Taxable income: $7,911
• Est. tax owed @ 24.0%: −$1,899
• After-tax cash flow: $5,753/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: Bath County
• NCES district ID: 2100330
• Math proficiency: 19% ▼ -22.00%
• Reading proficiency: 34% ▼ -21.00%
• Median HH income: $33,531
• Composite: 21.67/100
• National rank: #8278
• State rank: #139 of 165 in KY

Livability — Salt Lick

• Score: 56/100
• State rank: #453
• US rank: #22411

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Salt Lick, KY
• Population (ZIP): 2,587

Population outlook (Bath County) Hauer SSP2

• Today (2025): 13,605 people
• By 2030: 14,240 · +4.7%
• By 2040: 15,454 · +13.6%
• By 2050: 16,499 · +21.3%
• By 2075: 18,706 · +37.5%
• By 2100: 19,022 · +39.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Serbian 3%
• Foreign-born: 0%

Political lean MEDSL · Bath

• 2024 margin: Solid R (+51.3) · D 23.7% · R 75.0% · Other 1.3%
• 2008→2024 swing: -50.8pp toward R · 2008: -0.5pp · 2024: -51.3pp
• All cycles: 2024: R+51.3 2020: R+42.9 2016: R+37.6 2012: R+12.2 2008: R+0.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.62%
• Current HPI: 290.6709
• 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

• 2026-02-05 Listed $19,900 ImagineMLS

Property tax history

+1.4%/yr

Latest (2022): $560 · +1.4% YoY. Source: county tax records.