101 N US Hwy 60 · Waverly, KY 42462

$75,000

1 bd · 1.0 ba · 540 sqft · SingleFamily · 5 Days on market

Good condition 8,276 sqft lot Est $63k · 20% over

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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 +20.5/30.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Appreciation +4.5/10.0
• Condition / age +3.8/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0

Listing remarks

Positioned just off US Hwy 60 in Waverly, KY, this versatile commercial property offers excellent visibility and convenient access. Situated on approximately 0.19 acres, the property has served a variety of uses over the years and features a flexible layout suitable for multiple business opportunities. Interior features include a separate room and a full bathroom for added functionality. Sliding service windows on both sides of the building provide an ideal setup for a potential drive-thru operation. With steady daily traffic exposure and a prime highway location, this property presents a unique opportunity for a variety of commercial uses.

Key facts

• Excellent visibility
• Full bathroom
• Convenient access

Tags

• EXCELLENT VISIBILITY
• CONVENIENT ACCESS
• FLEXIBLE LAYOUT
• SEPARATE ROOM
• FULL BATHROOM
• SLIDING SERVICE WINDOWS

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Residential property
• Construction: Aluminum siding; Slab foundation
• Exterior features: Front porch; Metal roof

Interior

• Bedrooms: One main-level bedroom
• Flooring: Vinyl
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central Air; Forced Air heating
• Interior features: Vinyl flooring; Central air conditioning; Forced air heating

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $75k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $99 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($781 rent vs $75k).

Location & tenants

• Location reads 62/100 on livability (#341 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: schools F, amenities F, commute F.
• Union County (rural): math 20% / reading 33% proficiency, ranked #134 of 165 in KY (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 4 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-1.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $750 of value loss. Plan a longer hold.
• Union County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $75,000

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. 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?
3. 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?
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: 1.04% ✓
• Cap rate: 7.87%
• Cash-on-cash: 5.63%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $62,640
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 N US Hwy 60	0.00mi	1/1.0	540 (0%)	0mo	$62,500	$116	100

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

Projected returns pro-forma

-1.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.7%
• Equity multiple: 1.03×
• Total profit: $642
• Equity at exit: $18,103

10-year hold

• IRR: 7.3%
• Equity multiple: 1.70×
• Total profit: $14,799
• Equity at exit: $19,008

Cash invested: $21,000 (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 42462

• Home prices YoY: -0.6%
• Active inventory: 4
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $781 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$164
• Net cashflow: $99

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 82%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-16
   listed $75,000 Active

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

Taxation est. · year 1

• Rental income: $9,370
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$750
• − Management: −$750
• − Depreciation: −$2,182
• Taxable loss: −$12
• Est. tax savings @ 24.0%: +$3
• After-tax cash flow: $1,186/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This commercial property is in good condition with minimal repairs needed. It offers a good opportunity for various business uses due to its prime location and flexible layout.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both HVAC maintenance — Ensures comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both HVAC maintenance — Ensures comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Union County
• NCES district ID: 2105640
• Math proficiency: 20% ▼ -20.00%
• Reading proficiency: 33% ▼ -20.00%
• Median HH income: $39,776
• Composite: 22.27/100
• National rank: #8139
• State rank: #134 of 165 in KY

Livability — Waverly

• Score: 62/100
• State rank: #341
• US rank: #16187

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waverly, KY
• Population (ZIP): 1,627

Population outlook (Union County) Hauer SSP2

• Today (2025): 15,038 people
• By 2030: 14,681 · -2.4%
• By 2040: 13,607 · -9.5%
• By 2050: 12,406 · -17.5%
• By 2075: 9,720 · -35.4%
• By 2100: 7,841 · -47.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 15% Two or more races 9% Hispanic / Latino 1%
• Common ancestry: Italian 9% Serbian 2% Iranian 1%

Political lean MEDSL · Union

• 2024 margin: Solid R (+58.3) · D 20.2% · R 78.5% · Other 1.2%
• 2008→2024 swing: -53.1pp toward R · 2008: -5.2pp · 2024: -58.3pp
• All cycles: 2024: R+58.3 2020: R+52.2 2016: R+54.3 2012: R+33.6 2008: R+5.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.00%
• Current HPI: 175.166
• 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 $75,000 HABOR