155 Shelby Dr · Wingo, KY 42088

$109,900

3 bd · 1.5 ba · 1,377 sqft · SingleFamily public records · 48 Days on market

0.58 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming 3-bedroom, 1.5-bath home situated on approximately 0.58 acres in a peaceful country setting just outside of Wingo. This 1-story home offers around 1,300+ square feet with a comfortable, functional layout and immediate possession available. Inside, you’ll find hardwood floors installed in 2025 and a spacious living area with a fireplace. The home features an eat-in kitchen, well-sized bedrooms, central heat and air, and a natural gas water heater. Exterior features include a roof approximately 6–7 years old, brick and siding construction, and an attached garage. The level lot offers a quiet, rural feel with public utilities and easy access to town. Schedule your showing

Key facts

• Level lot
• Eat-in kitchen
• Hardwood floors

Tags

• HARDWOOD FLOORS
• EAT-IN KITCHEN
• FIREPLACE
• BRICK AND SIDING CONSTRUCTION
• LEVEL LOT
• PUBLIC UTILITIES

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public sewer
• Home design: Single-family residence; 1 story
• Construction: Frame construction; Composition roof
• Exterior features: Level lot

Interior

• Flooring: Wood flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning
• Interior features: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#212 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D, amenities F, commute F.
• Graves County (rural): math 47% / reading 52% proficiency, ranked #10 of 165 in KY (top 6%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Wingo Elementary School (math 53% / reading 50%, grade C-, #91 of 676 statewide, top 14%, 428 students, 76% FRL); Graves County Middle School (math 37% / reading 52%, grade D, #36 of 217 statewide, top 18%, 621 students, 53% FRL); Graves County High School (math 35% / reading 40%, grade F, #57 of 254 statewide, top 22%, 1,096 students, 49% FRL).
• Market conditions: 17 active listings in the ZIP; 9 units permitted in Graves County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($760 loan paydown + $6k appreciation (5.4% local appreciation)).
• Graves County population projected to shrink 8% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (5.4% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $38k; list at $110k implies a 189% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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. 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.
4. 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.
5. 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: 1.93% ✓
• Cap rate: 17.41%
• Cash-on-cash: 39.69%
• DSCR: 2.77
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.38% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 48.6%
• Equity multiple: 4.01×
• Total profit: $92,513
• Equity at exit: $64,815

10-year hold

• IRR: 46.0%
• Equity multiple: 8.23×
• Total profit: $222,518
• Equity at exit: $114,016

Cash invested: $30,772 (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 42088

• Home prices YoY: 2.1%
• Active inventory: 17
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,123 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$37 /mo · $446/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $1,018

Break-even live

Break-even rent $834

Max offer price $109,900

Occupancy floor 47%

Sensitivity live

Price	-10% $1,080	-5% $1,049	+0% $1,018	+5% $987	+10% $956
Rent	-10% $850	-5% $934	+0% $1,018	+5% $1,102	+10% $1,186
Rate	-1.0pp $1,073	-0.5pp $1,046	base $1,018	+0.5pp $989	+1.0pp $960

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $109,900 Active 48 DOM
2. 2026-06-19
   days on market $109,900 Active 46 DOM
3. 2026-06-18
   days on market $109,900 Active 45 DOM
4. 2026-06-17
   days on market $109,900 Active 44 DOM
5. 2026-06-16
   days on market $109,900 Active 43 DOM
6. 2026-06-15
   days on market $109,900 Active 42 DOM
7. 2026-06-14
   days on market $109,900 Active 40 DOM
8. 2026-06-12
   days on market $109,900 Active 39 DOM
9. 2026-06-09
   days on market $109,900 Active 36 DOM
10. 2026-06-08
    days on market $109,900 Active 35 DOM
11. 2026-06-07
    days on market $109,900 Active 34 DOM
12. 2026-06-05
    days on market $109,900 Active 31 DOM
13. 2026-06-02
    days on market $109,900 Active 29 DOM
14. 2026-06-01
    days on market $109,900 Active 28 DOM
15. 2026-05-31
    days on market $109,900 Active 27 DOM
16. 2026-05-30
    days on market $109,900 Active 26 DOM
17. 2026-05-04
    listed $109,900 Active 705-char remark
18. 1983-08-01
    soldstatus $38,000

ⓘ 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: $446 · $37/mo
• Projected year-2 tax: $945 · $79/mo
• Expected delta: +$500/yr (+$42/mo · 112.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $25,475
• − Mortgage interest: −$6,156
• − Property taxes: −$446
• − Insurance: −$550
• − Repairs & maintenance: −$2,038
• − Management: −$2,038
• − Depreciation: −$3,197
• Taxable income: $11,051
• Est. tax owed @ 24.0%: −$2,652
• After-tax cash flow: $9,562/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: Graves County
• NCES district ID: 2102280
• Math proficiency: 47% ▼ -9.00%
• Reading proficiency: 52% ▼ -14.00%
• Median HH income: $43,560
• Composite: 41.74/100
• National rank: #3400
• State rank: #10 of 165 in KY

Livability — Wingo

• Score: 67/100
• State rank: #212
• US rank: #10336

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wingo, KY
• Population (ZIP): 2,507

Population outlook (Graves County) Hauer SSP2

• Today (2025): 36,916 people
• By 2030: 36,587 · -0.9%
• By 2040: 35,580 · -3.6%
• By 2050: 33,906 · -8.2%
• By 2075: 28,957 · -21.6%
• By 2100: 21,552 · -41.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 8% Hispanic / Latino 5% Black 3%
• Common ancestry: Italian 2% Romanian 1% Serbian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Graves

• 2024 margin: Solid R (+61.6) · D 18.6% · R 80.2% · Other 1.2%
• 2008→2024 swing: -35.5pp toward R · 2008: -26.1pp · 2024: -61.6pp
• All cycles: 2024: R+61.6 2020: R+56.7 2016: R+56.5 2012: R+39.7 2008: R+26.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.38%
• Current HPI: 255.5392
• 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

+189.2% since first listed

2 events — show timeline

• 2026-05-04 Listed $109,900 WKRMLS
• 1983-08-01 Sold (Public Records) $38,000 Public Records

Property tax history

-0.4%/yr

Latest (2025): $446 · -4.4% YoY. Source: county tax records.