220 Elm St · Cloverport, KY 40111

$55,000

3 bd · 1.0 ba · 1,184 sqft · SingleFamily public records · 31 Days on market

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Floors are in horrible shape, and almost everything needs repair or updates. Clover Creek frontage with Ohio River view. Walking distance to restaurants, bars, and parks.

Key facts

• Ohio river view
• Listed 30 days

Tags

• CLOVER CREEK FRONTAGE
• OHIO RIVER VIEW
• WALKING DISTANCE TO BARS
• WALKING DISTANCE TO PARKS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $467 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#373 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D+, amenities F, commute F.
• Cloverport Independent (rural): math 40% / reading 50% proficiency, ranked #132 of 173 in KY (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 17 active listings in the ZIP; 9 units permitted in Breckinridge County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($380 loan paydown + $6k appreciation (10.0% local appreciation)).
• Breckinridge County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.85% ✓
• Cap rate: 16.49%
• Cash-on-cash: 36.42%
• DSCR: 2.62
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $164,576
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
912 Cottonwood Dr	0.73mi	3/1.5	1,200 (+1%)	14mo	$167,000	$139	50
509 Oak St	0.39mi	3/2.0	1,329 (+12%)	18mo	$195,000	$147	43
702 E 7th St	0.43mi	2/1.0 (-1)	1,344 (+14%)	22mo	$140,000	$104	34

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 52.3%
• Equity multiple: 4.88×
• Total profit: $59,708
• Equity at exit: $49,548

10-year hold

• IRR: 45.9%
• Equity multiple: 10.90×
• Total profit: $152,401
• Equity at exit: $106,853

Cash invested: $15,400 (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 40111

• Home prices YoY: 3.1%
• Active inventory: 17
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,018 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$26 /mo · $306/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$214
• Net cashflow: $467

Break-even live

Break-even rent $426

Max offer price $55,000

Occupancy floor 49%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-15
   days on market $55,000 Active 31 DOM
2. 2026-06-13
   days on market $55,000 Active 29 DOM
3. 2026-06-12
   days on market $55,000 Active 28 DOM
4. 2026-06-09
   days on market $55,000 Active 25 DOM
5. 2026-06-08
   days on market $55,000 Active 24 DOM
6. 2026-06-07
   days on market $55,000 Active 23 DOM
7. 2026-06-07
   days on market $55,000 Active 22 DOM
8. 2026-06-04
   days on market $55,000 Active 19 DOM
9. 2026-06-02
   days on market $55,000 Active 18 DOM
10. 2026-06-01
    days on market $55,000 Active 17 DOM
11. 2026-05-31
    days on market $55,000 Active 16 DOM
12. 2026-05-31
    days on market $55,000 Active 15 DOM
13. 2026-05-16
    listed $55,000 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: $306 · $26/mo
• Projected year-2 tax: $473 · $39/mo
• Expected delta: +$167/yr (+$14/mo · 54.4%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $12,216
• − Mortgage interest: −$3,081
• − Property taxes: −$306
• − Insurance: −$275
• − Repairs & maintenance: −$977
• − Management: −$977
• − Depreciation: −$1,600
• Taxable income: $4,999
• Est. tax owed @ 24.0%: −$1,200
• After-tax cash flow: $4,408/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: Cloverport Independent
• NCES district ID: 2101290
• Math proficiency: 40% ▼ -3.00%
• Reading proficiency: 50% ▼ -1.00%
• Median HH income: $30,443
• Composite: 38.98/100
• National rank: #8290
• State rank: #132 of 173 in KY

Livability — Cloverport

• Score: 61/100
• State rank: #373
• US rank: #17679

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cloverport, KY
• Population (ZIP): 2,121

Population outlook (Breckinridge County) Hauer SSP2

• Today (2025): 19,487 people
• By 2030: 18,994 · -2.5%
• By 2040: 17,825 · -8.5%
• By 2050: 16,640 · -14.6%
• By 2075: 14,155 · -27.4%
• By 2100: 11,696 · -40.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 2%
• Common ancestry: Slovak 2% Serbian 2% Lithuanian 1%

Political lean MEDSL · Breckinridge

• 2024 margin: Solid R (+58.2) · D 20.3% · R 78.5% · Other 1.2%
• 2008→2024 swing: -32.7pp toward R · 2008: -25.5pp · 2024: -58.2pp
• All cycles: 2024: R+58.2 2020: R+52.5 2016: R+51.6 2012: R+27.6 2008: R+25.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.78%
• Current HPI: 420.524
• 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

• 2026-05-16 Listed $55,000 FSBO.com

Property tax history

+41.2%/yr

Latest (2025): $306 · +41.2% YoY. Source: county tax records.