913 7th St · Carrollton, KY 41008

$99,500

4 bd · 1.0 ba · 1,512 sqft · SingleFamily public records · 3 Days on market

Built 1924 10,400 sqft 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 +28.4/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

Make new memories in this fantastic home in a great part of town! The beautiful original woodwork & evidence of the hardwood under the carpets make this one easy to love. With amenities such as spacious covered front & back porches, a HUGE lot, bonus space upstairs & a full basement this one won't last long. This diamond in the rough just needs a little TLC & updating to be the envy of the neighborhood. Call me today for your private showing.

Key facts

• Front porch
• Unfinished basement
• Main level laundry

Tags

• MAIN LEVEL LAUNDRY
• FRONT PORCH
• VINYL SIDING
• CONCRETE DRIVEWAY
• PRIVATE WOOD-FENCED BACKYARD
• UNFINISHED BASEMENT

Property features AI

Finance

• Other: Lot dimensions approximately 50 x 208; Lot area about 0.24 acres; Building area reported as 1,181 above grade with 903 below grade
• HOA & community: No association fee

Exterior

• Parking: Detached garage with one parking space; Driveway; Front entry
• Utilities: Electricity connected
• Home design: Single family residence; Two stories; Other architectural style
• Construction: Built in 1924; Vinyl siding; Shingle roof; Poured concrete foundation
• Exterior features: Privacy wood fencing; Sidewalk

Interior

• Kitchen: Kitchen on the first floor; Dining room on the first floor
• Bedrooms: Three bedrooms total; Two bedrooms on the first floor; No upper- or basement-level bedrooms
• Bathrooms: One full bathroom; No half bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Seven total rooms; Six closets; Unfinished basement; Basement present; First-floor primary bedroom
• Laundry & utility: First-floor laundry

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $321 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 10.2% vs local median 3.3% in Carrollton — 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 72/100 on livability (#129 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools D, amenities F, commute F.
• Carroll County (town): math 12% / reading 23% proficiency, ranked #163 of 165 in KY (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 61 active listings in the ZIP; 3 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($688 loan paydown + $10k appreciation (10.0% local appreciation)).
• Carroll County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $99,500

Questions for the listing agent

1. Built in 1924 — 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 D-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: 1.23% ✓
• Cap rate: 10.16%
• Cash-on-cash: 13.80%
• DSCR: 1.61
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $207,144
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
912 Kelly St	0.12mi	4/2.0	1,384 (-8%)	7mo	$205,000	$148	71
1101 7th St	0.12mi	3/2.0 (-1)	1,635 (+8%)	6mo	$229,500	$140	67
512 Meade St	0.19mi	3/2.0 (-1)	1,502 (-1%)	17mo	$193,000	$128	67
1111 5th St	0.25mi	3/2.0 (-1)	1,620 (+7%)	13mo	$192,000	$119	56
712 Hawkins St	0.16mi	3/2.0 (-1)	1,302 (-14%)	12mo	$220,000	$169	51
812 Sycamore Street St	0.62mi	4/2.0	1,600 (+6%)	12mo	$215,000	$134	47
308 11th St	0.67mi	3/1.5 (-1)	1,450 (-4%)	22mo	$185,000	$128	36
802 Highland Ave	0.70mi	3/1.5 (-1)	1,684 (+11%)	11mo	$230,000	$137	32
303 8th St	0.60mi	3/2.0 (-1)	1,350 (-11%)	24mo	$150,000	$111	25
608 Evergreen Ct	0.73mi	3/2.0 (-1)	1,690 (+12%)	16mo	$275,000	$163	24

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: 34.4%
• Equity multiple: 3.68×
• Total profit: $74,597
• Equity at exit: $89,637

10-year hold

• IRR: 29.7%
• Equity multiple: 8.31×
• Total profit: $203,611
• Equity at exit: $193,307

Cash invested: $27,860 (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 41008

• Home prices YoY: 16.4%
• Active inventory: 61
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,225 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$84 /mo · $1,010/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $321

Break-even live

Break-even rent $820

Max offer price $99,500

Occupancy floor 69%

Sensitivity live

Price	-10% $377	-5% $349	+0% $321	+5% $292	+10% $264
Rent	-10% $224	-5% $272	+0% $321	+5% $369	+10% $417
Rate	-1.0pp $371	-0.5pp $346	base $321	+0.5pp $295	+1.0pp $268

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-18
   days on market $99,500 Active 3 DOM
2. 2026-06-17
   days on market $99,500 Active 2 DOM
3. 2026-06-16
   remarks 527-char remark
4. 2026-06-16
   listed $99,500 Active 1 DOM

ⓘ 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: $1,010 · $84/mo
• Projected year-2 tax: $1,010 · $84/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $14,703
• − Mortgage interest: −$5,574
• − Property taxes: −$1,010
• − Insurance: −$498
• − Repairs & maintenance: −$1,176
• − Management: −$1,176
• − Depreciation: −$2,895
• Taxable income: $2,375
• Est. tax owed @ 24.0%: −$570
• After-tax cash flow: $3,276/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: Carroll County
• NCES district ID: 2100990
• Math proficiency: 12% ▼ -14.00%
• Reading proficiency: 23% ▼ -15.00%
• Median HH income: $41,646
• Composite: 15.0/100
• National rank: #9361
• State rank: #163 of 165 in KY

Livability — Carrollton

• Score: 72/100
• State rank: #129
• US rank: #6156

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Carrollton, KY
• Population (ZIP): 7,754

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 10,359 people
• By 2030: 10,058 · -2.9%
• By 2040: 9,465 · -8.6%
• By 2050: 8,788 · -15.2%
• By 2075: 7,079 · -31.7%
• By 2100: 5,066 · -51.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 9% Two or more races 8% Black 3%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Iranian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 91% English-only · Spanish 6% German/W. Germanic 2%

Political lean MEDSL · Carroll

• 2024 margin: Solid R (+51.0) · D 23.9% · R 74.9% · Other 1.2%
• 2008→2024 swing: -42.7pp toward R · 2008: -8.2pp · 2024: -51.0pp
• All cycles: 2024: R+51.0 2020: R+44.4 2016: R+38.5 2012: R+10.1 2008: R+8.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 37.93%
• Current HPI: 269.52
• 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

+0.0% since first listed

6 events — show timeline

• 2026-06-15 Listed $99,500 Metro Search MLS
• 2024-03-28 Sold (Public Records) $100,000 Public Records
• 2024-03-28 Sold (MLS) $100,000 Metro Search MLS
• 2024-03-10 Pending — Metro Search MLS
• 2024-02-19 Contingent — Metro Search MLS
• 2024-02-17 Listed $99,500 Metro Search MLS

Property tax history

+9.3%/yr

Latest (2025): $1,010 · -0.6% YoY. Source: county tax records.