91 Lakeview Dr · Cynthiana, KY 41031

$189,000

3 bd · 1.5 ba · 1,352 sqft · SingleFamily public records · 100 Days on market

Built 1973 0.37 ac lot Est $226k · 16% under

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Why this score? — see what drove the C+ 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 +16.5/30.0
• ARV discount +14.8/15.0
• Appreciation +10.0/10.0
• DSCR +5.1/10.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Key facts

• Updated flooring
• Lakeview subdivision
• Newer metal roof

Tags

• LAKEVIEW SUBDIVISION
• UPDATED FLOORING
• BONUS ROOM ADDITION
• NEWER METAL ROOF

Property features AI

Finance

• Other: Lot size approximately 0.37 acres (public records); Building area reported as 1,345

Exterior

• Parking: Driveway; Off-street parking
• Utilities: Public water; Septic tank sewer
• Home design: Single-story house
• Construction: Metal roof; Block and slab foundation; Built as a house
• Exterior features: Brick veneer exterior; Not waterfront

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Total rooms: 4 (includes bedrooms and living spaces)
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Eat-in kitchen; Primary bedroom on the first floor; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $112 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (13.9% below list).
• Recommended offer: $163k (13.9% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 3.5% in Cynthiana — 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 74/100 on livability (#113 in KY, #4,911 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment D-.
• Harrison County (town): math 21% / reading 32% proficiency, ranked #133 of 165 in KY (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Westside Elementary School (math 22% / reading 27%, grade F, #489 of 676 statewide, top 76%, 350 students, 57% FRL); Harrison County Middle School (math 19% / reading 35%, grade F, #172 of 217 statewide, top 80%, 607 students, 58% FRL); Harrison County High School (math 29% / reading 41%, grade F, #74 of 254 statewide, top 29%, 865 students, 46% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: 97 active listings in the ZIP; 69 units permitted in Harrison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k appreciation (10.0% local appreciation)).
• Harrison County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 100 days — a 9% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago; this cycle's ask has dropped $21k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; list at $189k implies a 122% gain — meaningful room to come down on a strong offer.

Recommended offer $162,780 (13.9% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 0.86% ✗
• Cap rate: 7.00%
• Cash-on-cash: 2.54%
• DSCR: 1.11
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $225,784
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1724 Ky-36	0.09mi	2/2.0 (-1)	1,281 (-5%)	8mo	$374,999	$293	74
1484 Ky. Hwy 1743	0.35mi	3/2.0	1,344 (-1%)	11mo	$236,000	$176	72
54 Gasser Ln	0.20mi	4/1.5 (+1)	1,468 (+9%)	6mo	$245,000	$167	66
60 Lakeside Dr	0.15mi	3/2.0	1,543 (+14%)	4mo	$250,000	$162	64
590 Ky- 1743	0.59mi	3/1.0	1,500 (+11%)	17mo	$235,000	$157	38

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: 26.1%
• Equity multiple: 3.08×
• Total profit: $110,009
• Equity at exit: $170,266

10-year hold

• IRR: 22.9%
• Equity multiple: 7.01×
• Total profit: $318,238
• Equity at exit: $367,185

Cash invested: $52,920 (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 41031

• Home prices YoY: 4.4%
• Active inventory: 97
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,628 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$104 /mo · $1,249/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $112

Break-even live

Break-even rent $1,486

Max offer price $189,000

Occupancy floor 88%

Sensitivity live

Price	-10% $219	-5% $165	+0% $112	+5% $58	+10% $5
Rent	-10% $-17	-5% $48	+0% $112	+5% $176	+10% $241
Rate	-1.0pp $207	-0.5pp $160	base $112	+0.5pp $63	+1.0pp $13

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $189,000 Active 100 DOM
2. 2026-06-18
   price $189,000 Active 97 DOM
3. 2026-06-18
   days on market $199,000 Active 97 DOM
4. 2026-06-17
   days on market $199,000 Active 96 DOM
5. 2026-06-16
   days on market $199,000 Active 95 DOM
6. 2026-06-15
   days on market $199,000 Active 94 DOM
7. 2026-06-14
   days on market $199,000 Active 92 DOM
8. 2026-06-10
   days on market $199,000 Active 89 DOM
9. 2026-06-09
   days on market $199,000 Active 88 DOM
10. 2026-06-08
    days on market $199,000 Active 87 DOM
11. 2026-06-07
    days on market $199,000 Active 86 DOM
12. 2026-06-03
    days on market $199,000 Active 82 DOM
13. 2026-06-02
    days on market $199,000 Active 81 DOM
14. 2026-06-01
    days on market $199,000 Active 80 DOM
15. 2026-05-31
    days on market $199,000 Active 79 DOM
16. 2026-05-31
    days on market $199,000 Active 78 DOM
17. 2026-04-15
    price $199,000
18. 2026-03-12
    listed $210,000 Active
19. 2013-11-14
    historical
20. 2012-05-14
    listed $101,000
21. 2001-06-13
    soldstatus $85,000
22. 1996-12-27
    soldstatus $68,000
23. 1994-07-24
    soldstatus $41,383

ⓘ 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: $1,249 · $104/mo
• Projected year-2 tax: $1,625 · $135/mo
• Expected delta: +$376/yr (+$31/mo · 30.1%)

ⓘ 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 ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,534
• − Mortgage interest: −$10,587
• − Property taxes: −$1,249
• − Insurance: −$945
• − Repairs & maintenance: −$1,563
• − Management: −$1,563
• − Depreciation: −$5,498
• Taxable loss: −$1,871
• Est. tax savings @ 24.0%: +$449
• After-tax cash flow: $1,793/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: Harrison County
• NCES district ID: 2102580
• Math proficiency: 21% ▼ -25.00%
• Reading proficiency: 32% ▼ -19.00%
• Median HH income: $39,744
• Composite: 22.28/100
• National rank: #8138
• State rank: #133 of 165 in KY

Livability — Cynthiana

• Score: 74/100
• State rank: #113
• US rank: #4911

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 16,748

Population outlook (Harrison County) Hauer SSP2

• Today (2025): 18,605 people
• By 2030: 18,361 · -1.3%
• By 2040: 17,685 · -4.9%
• By 2050: 16,845 · -9.5%
• By 2075: 14,882 · -20.0%
• By 2100: 12,314 · -33.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2% Black 2%
• Common ancestry: Slovak 2% Serbian 2% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Harrison

• 2024 margin: Solid R (+48.5) · D 25.1% · R 73.6% · Other 1.3%
• 2008→2024 swing: -27.4pp toward R · 2008: -21.1pp · 2024: -48.5pp
• All cycles: 2024: R+48.5 2020: R+44.4 2016: R+43.8 2012: R+29.1 2008: R+21.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.31%
• Current HPI: 339.482
• 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

+380.9% since first listed

7 events — show timeline

• 2026-04-15 Price Changed $199,000 ImagineMLS
• 2026-03-12 Listed $210,000 ImagineMLS
• 2013-11-14 Listing Removed — ImagineMLS
• 2012-05-14 Listed $101,000 ImagineMLS
• 2001-06-13 Sold (Public Records) $85,000 Public Records
• 1996-12-27 Sold (Public Records) $68,000 Public Records
• 1994-07-24 Sold (Public Records) $41,383 Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,249 · -0.6% YoY. Source: county tax records.