114 Reed St · Farley, KY 42003

$95,000

3 bd · 1.5 ba · 1,344 sqft · SingleFamily · 28 Days on market

Built 1956 6,970 sqft lot Est $151k · 37% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Schools +4.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Adorable and affordable, this 3-bedroom, 1.5-bath home at 114 Reed St is full of charm and ready for its next owner. Priced at just $95,000, it is a perfect option for a first-time buyer or an investor looking for a solid rental. The interior is warm and inviting, featuring a cute kitchen and a unique upstairs layout with a private bedroom, half bath, and second living area that works beautifully as a primary suite.

Key facts

• Private bedroom
• Primary suite
• Second living area

Tags

• UNIQUE UPSTAIRS LAYOUT
• PRIVATE BEDROOM
• SECOND LIVING AREA
• PRIMARY SUITE

Property features AI

Exterior

• Utilities: Public water; Public sewer; Natural gas available
• Home design: Single-family residential
• Construction: Frame construction with vinyl siding; Composition roof
• Exterior features: Level lot

Interior

• Kitchen: Dishwasher; Refrigerator; Cooktop
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating; Central air; Window AC unit(s); Ceiling fan(s)
• Interior features: Ceiling fans; Central air and window units for cooling

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $364 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#359 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing A-; Watch: employment D, amenities F, commute F.
• Mccracken County (town): math 41% / reading 52% proficiency, ranked #16 of 165 in KY (top 10%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Reidland Elementary School (math 22% / reading 32%, grade F, #434 of 676 statewide, top 69%, 587 students, 70% FRL); Reidland Middle School (math 36% / reading 47%, grade F, #51 of 217 statewide, top 24%, 330 students, 64% FRL); Mccracken County High School (math 30% / reading 44%, grade F, #58 of 254 statewide, top 27%, 1,999 students, 43% FRL) — zoned schools average 59% FRL vs 41% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 268 active listings in the ZIP; 187 units permitted in McCracken County in 2024 (104 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• McCracken County population projected to shrink 9% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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.
• Current owner paid $29k; list at $95k implies a 225% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1956 — 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: 1.28% ✓
• Cap rate: 10.89%
• Cash-on-cash: 16.42%
• DSCR: 1.73
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $150,528
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 Valley St	0.44mi	3/1.5	1,369 (+2%)	1mo	$154,000	$112	76
3520 Benton Rd	0.41mi	3/1.5	1,444 (+7%)	6mo	$184,825	$128	63
3202 Alpha Dr	0.22mi	3/2.0	1,479 (+10%)	10mo	$184,900	$125	62
304 Oaks Rd	0.42mi	2/1.0 (-1)	1,312 (-2%)	15mo	$168,500	$128	56
1507 Meacham Ln	0.64mi	3/2.0	1,470 (+9%)	9mo	$105,000	$71	45
3501 Hovekamp Rd	0.58mi	3/1.0	1,216 (-10%)	15mo	$117,000	$96	43
1126 Husband Rd	0.66mi	3/2.0	1,434 (+7%)	19mo	$105,000	$73	40
1000 Husband Rd	0.66mi	3/1.0	1,522 (+13%)	12mo	$100,000	$66	35
1123 Husband Rd	0.69mi	3/2.0	1,485 (+10%)	17mo	$178,000	$120	34
134 Arizona St	0.47mi	3/1.0	1,144 (-15%)	23mo	$50,000	$44	32

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

Projected returns pro-forma

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

5-year hold

• IRR: 7.5%
• Equity multiple: 1.29×
• Total profit: $7,762
• Equity at exit: $14,165

10-year hold

• IRR: 16.7%
• Equity multiple: 2.37×
• Total profit: $36,521
• Equity at exit: $8,214

Cash invested: $26,600 (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 42003

• Home prices YoY: -19.8%
• Active inventory: 268
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,213 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$57 /mo · $679/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $364

Break-even live

Break-even rent $752

Max offer price $95,000

Occupancy floor 65%

Sensitivity live

Price	-10% $418	-5% $391	+0% $364	+5% $337	+10% $310
Rent	-10% $268	-5% $316	+0% $364	+5% $412	+10% $460
Rate	-1.0pp $412	-0.5pp $388	base $364	+0.5pp $339	+1.0pp $314

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $95,000 Active 28 DOM
2. 2026-06-19
   days on market $95,000 Active 26 DOM
3. 2026-06-18
   days on market $95,000 Active 25 DOM
4. 2026-06-17
   days on market $95,000 Active 24 DOM
5. 2026-06-16
   days on market $95,000 Active 23 DOM
6. 2026-06-15
   days on market $95,000 Active 22 DOM
7. 2026-06-14
   days on market $95,000 Active 20 DOM
8. 2026-06-12
   days on market $95,000 Active 19 DOM
9. 2026-06-09
   days on market $95,000 Active 16 DOM
10. 2026-06-08
    days on market $95,000 Active 15 DOM
11. 2026-06-07
    days on market $95,000 Active 14 DOM
12. 2026-06-05
    days on market $95,000 Active 11 DOM
13. 2026-06-03
    days on market $95,000 Active 10 DOM
14. 2026-06-02
    days on market $95,000 Active 9 DOM
15. 2026-06-01
    days on market $95,000 Active 8 DOM
16. 2026-05-31
    days on market $95,000 Active 7 DOM
17. 2026-05-30
    days on market $95,000 Active 6 DOM
18. 2026-05-28
    status Active
19. 2026-02-21
    listed $95,000 Active
20. 2019-04-08
    listed $42,000
21. 2017-09-19
    listed $34,900
22. 2011-07-08
    soldstatus $29,238
23. 1994-10-01
    soldstatus $20,000

ⓘ 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: $679 · $57/mo
• Projected year-2 tax: $817 · $68/mo
• Expected delta: +$138/yr (+$11/mo · 20.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $14,556
• − Mortgage interest: −$5,321
• − Property taxes: −$679
• − Insurance: −$475
• − Repairs & maintenance: −$1,164
• − Management: −$1,164
• − Depreciation: −$2,764
• Taxable income: $2,988
• Est. tax owed @ 24.0%: −$717
• After-tax cash flow: $3,650/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: Mccracken County
• NCES district ID: 2103960
• Math proficiency: 41% ▼ -15.00%
• Reading proficiency: 52% ▼ -15.00%
• Median HH income: $49,976
• Composite: 39.84/100
• National rank: #3871
• State rank: #16 of 165 in KY

Livability — Farley

• Score: 62/100
• State rank: #359
• US rank: #17178

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Farley, KY
• Population (ZIP): 29,384

Population outlook (McCracken County) Hauer SSP2

• Today (2025): 64,237 people
• By 2030: 63,468 · -1.2%
• By 2040: 61,221 · -4.7%
• By 2050: 58,432 · -9.0%
• By 2075: 52,668 · -18.0%
• By 2100: 44,517 · -30.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 9% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Slovak 2% Lithuanian 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · McCracken

• 2024 margin: Solid R (+34.9) · D 31.9% · R 66.8% · Other 1.2%
• 2008→2024 swing: -9.7pp toward R · 2008: -25.2pp · 2024: -34.9pp
• All cycles: 2024: R+34.9 2020: R+31.7 2016: R+37.2 2012: R+32.5 2008: R+25.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.31%
• Current HPI: 236.3013
• 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

+375.0% since first listed

6 events — show timeline

• 2026-05-28 Relisted — WKRMLS
• 2026-02-21 Listed $95,000 WKRMLS
• 2019-04-08 Listed $42,000 WKRMLS
• 2017-09-19 Listed $34,900 WKRMLS
• 2011-07-08 Sold (Public Records) $29,238 Public Records
• 1994-10-01 Sold (Public Records) $20,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $679 · -1.8% YoY. Source: county tax records.