13060 Raider Hollow Ln · Upton, KY 42784

$94,000

5 bd · 1.0 ba · 1,110 sqft · SingleFamily public records · 20 Days on market

Built 1950 2.00 ac lot

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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 +27.9/30.0
• DSCR +9.9/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Appreciation +6.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

Located in a quiet rural setting surrounded by farmland and rolling hills, this property offers plenty of potential for the right buyer. Situated on approximately 2 acres, the home features a spacious footprint with an additional section added around 2010, providing expanded living space and flexibility. Property is being sold as-is and will require significant repairs and updates. Great opportunity for investors, renovators, or buyers looking for a country setting with room to make it their own. All measurements, square footage, and property details are approximate and provided by the current owner. Buyer to verify all information.

Key facts

• Quiet rural setting
• Country setting
• Rolling hills

Tags

• QUIET RURAL SETTING
• SURROUNDED BY FARMLAND
• ROLLING HILLS
• APPROXIMATELY 2 ACRES
• EXPANDED LIVING SPACE
• COUNTRY SETTING

Property features AI

Exterior

• Utilities: Private well water
• Home design: Single-family residential
• Construction: Vinyl siding; Metal roof
• Exterior features: Covered patio/porch; Accessible entrance; Approximately 2 acres

Interior

• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Space heating (electric); Window air conditioning units
• Interior features: Pantry
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $94k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $94k).
• Recommended offer: $93k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#390 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Hart County (rural): math 21% / reading 38% proficiency, ranked #119 of 165 in KY (top 72%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Bonnieville Elementary School (math 12% / reading 32%, grade F, #525 of 676 statewide, top 82%, 323 students, 66% FRL); Hart County High School (math 22% / reading 32%, grade F, #158 of 254 statewide, top 68%, 679 students, 55% FRL).
• Market conditions: 21 active listings in the ZIP; 79 units permitted in Hart County in 2024 (60 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($650 loan paydown + $2k appreciation (1.9% local appreciation)).
• At projected returns (1.9% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($93k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,590 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.27% ✓
• Cap rate: 9.99%
• Cash-on-cash: 13.22%
• DSCR: 1.59
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.4%
• Equity multiple: 1.94×
• Total profit: $24,631
• Equity at exit: $36,758

10-year hold

• IRR: 19.8%
• Equity multiple: 3.61×
• Total profit: $68,573
• Equity at exit: $52,689

Cash invested: $26,320 (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 42784

• Home prices YoY: 0.7%
• Active inventory: 21
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,189 medium
• Mortgage (P&I): −$493
• Tax est. 1.5%: −$118 /mo · $1,410/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $290

Break-even live

Break-even rent $822

Max offer price $94,000

Occupancy floor 71%

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: $23,500
• Closing costs: $2,820
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $94,000 Active 20 DOM
2. 2026-06-17
   days on market $94,000 Active 19 DOM
3. 2026-06-16
   days on market $94,000 Active 18 DOM
4. 2026-06-15
   days on market $94,000 Active 17 DOM
5. 2026-06-13
   days on market $94,000 Active 15 DOM
6. 2026-06-12
   days on market $94,000 Active 14 DOM
7. 2026-06-09
   days on market $94,000 Active 11 DOM
8. 2026-06-08
   days on market $94,000 Active 10 DOM
9. 2026-06-07
   pricedays on market $94,000 Active 9 DOM
10. 2026-06-05
    days on market $105,000 Active 7 DOM
11. 2026-06-04
    days on market $105,000 Active 5 DOM
12. 2026-06-02
    days on market $105,000 Active 4 DOM
13. 2026-06-01
    days on market $105,000 Active 3 DOM
14. 2026-05-31
    days on market $105,000 Active 2 DOM
15. 2026-05-29
    listed $105,000 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 · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $14,272
• − Mortgage interest: −$5,265
• − Property taxes: −$1,410
• − Insurance: −$470
• − Repairs & maintenance: −$1,142
• − Management: −$1,142
• − Depreciation: −$2,735
• Taxable income: $2,108
• Est. tax owed @ 24.0%: −$506
• After-tax cash flow: $2,973/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: Hart County
• NCES district ID: 2102640
• Math proficiency: 21% ▼ -21.00%
• Reading proficiency: 38% ▼ -20.00%
• Median HH income: $34,931
• Composite: 24.28/100
• National rank: #7714
• State rank: #119 of 165 in KY

Livability — Upton

• Score: 60/100
• State rank: #390
• US rank: #18769

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,948

Population outlook (Hart County) Hauer SSP2

• Today (2025): 18,897 people
• By 2030: 19,008 · +0.6%
• By 2040: 19,032 · +0.7%
• By 2050: 18,584 · -1.7%
• By 2075: 17,303 · -8.4%
• By 2100: 14,894 · -21.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 3% Italian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Hart

• 2024 margin: Solid R (+60.0) · D 19.5% · R 79.6%
• 2008→2024 swing: -29.1pp toward R · 2008: -30.9pp · 2024: -60.0pp
• All cycles: 2024: R+60.0 2020: R+53.0 2016: R+49.4 2012: R+29.8 2008: R+30.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.94%
• Current HPI: 296.9976
• 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

• 2026-05-29 Listed $105,000 RASKMLS

Property tax history

-14.3%/yr

Latest (2025): $35 · +0.0% YoY. Source: county tax records.