110 Sadona Dr · Campbellsville, KY 42718

$165,500

2 bd · 1.0 ba · 1,008 sqft · Other public records · 6 Days on market

Built 1996 8,712 sqft lot $164/sqft · 57% above area Est $155k · 7% 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 +13.0/30.0
• ARV discount +4.4/15.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• Schools +2.9/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in ready and affordable - 2 bedroom, 1 bath w/ partially finished walk-out full basement. Residence features open living room/kitchen combination, pantry, built-in microwave & dishwasher, central H/C, natural gas, poured concrete basement, tilt windows, rear deck & only 1 minute from Taylor regional hospital. Possible Seller Financing call for details.

Key facts

• Wood pool deck
• Pergola
• Rear deck

Tags

• UPPER AND LOWER CABINETS
• REAR DECK
• PERGOLA
• BLACK CHAIN LINK FENCE
• MULTIPLE CONVENIENT GATES
• WOOD POOL DECK

Property features AI

Exterior

• Parking: Gravel parking; 1-car garage
• Security: Smoke detectors; Security system
• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residential; Vinyl siding
• Construction: Metal roof
• Exterior features: Balcony; Deck (covered); Porch; Storm doors; Chain link fencing

Interior

• Kitchen: Dishwasher; Microwave; Gas range; Refrigerator
• Flooring: Concrete; Laminate; Vinyl
• Bathrooms: Two full bathrooms; One main-level bathroom; Accessible full bath
• Heating & cooling: Central heating (forced air, natural gas); Central air; Ceiling fan(s)
• Interior features: Eat-in kitchen; Pantry; Storm windows; Partially finished full basement with walk-out access and exterior entry
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $166k.

Deal economics

• At list price, monthly cash flow is $-9 ($-103/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (24.7% below list).
• Recommended offer: $125k (24.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.7% in Campbellsville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 76/100 on livability (#94 in KY, #3,786 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D+, commute F, employment F.
• Taylor County (town): math 26% / reading 42% proficiency, ranked #71 of 165 in KY (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 186 active listings in the ZIP; 10 units permitted in Taylor County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Taylor County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 13y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $124,658 (24.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.75% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.22%
• DSCR: 0.99
• GRM: 11.1

CMA / ARV

• ARV (median comp): $154,712
• List price: $165,500
• Delta: 6.97%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -16.7%
• Equity multiple: 0.41×
• Total profit: $-27,437
• Equity at exit: $24,677

10-year hold

• IRR: -8.6%
• Equity multiple: 0.46×
• Total profit: $-24,892
• Equity at exit: $14,309

Cash invested: $46,340 (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 42718

• Home prices YoY: -30.1%
• Active inventory: 186
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,247 medium
• Mortgage (P&I): −$868
• Tax from tax record: −$56 /mo · $678/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $-9

Break-even live

Break-even rent $1,257

Max offer price $163,989

Occupancy floor 96%

Sensitivity live

Price	-10% $85	-5% $38	+0% $-9	+5% $-55	+10% $-102
Rent	-10% $-107	-5% $-58	+0% $-9	+5% $41	+10% $90
Rate	-1.0pp $75	-0.5pp $34	base $-9	+0.5pp $-51	+1.0pp $-95

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: $41,375
• Closing costs: $4,965
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-04
   status Pending 1116-char remark
2. 2026-04-28
   listed $165,500 Active 1116-char remark
3. 2017-07-05
   soldstatus $65,100
4. 2017-07-03
   soldstatus $65,000 371-char remark

   Show marketing remark (371 chars)

   Move in ready and affordable - 2 bedroom, 1 bath w/ partially finished walk-out full basement. Residence features open living room/kitchen combination, pantry, built-in microwave & dishwasher, central H/C, natural gas, poured concrete basement, tilt windows, rear deck & only 1 minute from Taylor regional hospital. Possible Seller Financing call for details.

5. 2017-04-14
   listed $65,000 371-char remark

   Show marketing remark (371 chars)

   Move in ready and affordable - 2 bedroom, 1 bath w/ partially finished walk-out full basement. Residence features open living room/kitchen combination, pantry, built-in microwave & dishwasher, central H/C, natural gas, poured concrete basement, tilt windows, rear deck & only 1 minute from Taylor regional hospital. Possible Seller Financing call for details.

6. 2013-06-19
   soldstatus $47,000
7. 2013-05-06
   listed $45,000
8. 2006-01-10
   soldstatus $70,000

ⓘ 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: $678 · $56/mo
• Projected year-2 tax: $1,423 · $119/mo
• Expected delta: +$745/yr (+$62/mo · 109.9%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,959
• − Mortgage interest: −$9,271
• − Property taxes: −$678
• − Insurance: −$828
• − Repairs & maintenance: −$1,197
• − Management: −$1,197
• − Depreciation: −$4,815
• Taxable loss: −$3,025
• Est. tax savings @ 24.0%: +$726
• After-tax cash flow: $623/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: Taylor County
• NCES district ID: 2105520
• Math proficiency: 26% ▼ -20.00%
• Reading proficiency: 42% ▼ -13.00%
• Median HH income: $42,883
• Composite: 28.78/100
• National rank: #6667
• State rank: #71 of 165 in KY

Livability — Campbellsville

• Score: 76/100
• State rank: #94
• US rank: #3786

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Campbellsville, KY
• Population (ZIP): 26,461

Population outlook (Taylor County) Hauer SSP2

• Today (2025): 27,046 people
• By 2030: 27,794 · +2.8%
• By 2040: 29,231 · +8.1%
• By 2050: 30,486 · +12.7%
• By 2075: 33,767 · +24.9%
• By 2100: 34,638 · +28.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Black 5% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Slovak 2% Italian 1% Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Taylor

• 2024 margin: Solid R (+56.7) · D 21.0% · R 77.7% · Other 1.3%
• 2008→2024 swing: -16.1pp toward R · 2008: -40.5pp · 2024: -56.7pp
• All cycles: 2024: R+56.7 2020: R+51.2 2016: R+51.0 2012: R+39.0 2008: R+40.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -94.56%
• Current HPI: 219.877
• 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

+154.3% since first listed

9 events — show timeline

• 2026-06-08 Sold (MLS) $178,000 HKARMLS
• 2026-05-04 Pending — HKARMLS
• 2026-04-28 Listed $165,500 HKARMLS
• 2017-07-05 Sold (Public Records) $65,100 Public Records
• 2017-07-03 Sold (MLS) $65,000 SCKMLSKY
• 2017-04-14 Listed $65,000 SCKMLSKY
• 2013-06-19 Sold (MLS) $47,000 Metro Search MLS
• 2013-05-06 Listed $45,000 Metro Search MLS
• 2006-01-10 Sold (Public Records) $70,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $678 · -1.3% YoY. Source: county tax records.