3639 Mayfield Rd · Wickliffe, KY 42087

$96,000

2 bd · 1.0 ba · 1,219 sqft · Other · 46 Days on market

2.30 ac lot

---

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 +26.1/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Appreciation +4.5/10.0
• Schools +3.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

1 bed 1 bath with an office that can be used as a bedroom. Sits on 2.3 acres, highway frontage, well water, barn and chicken coop, detached garage, carport, shop, and electric in the outbuildings. 2 pecan trees. Has a wood stove and a heated tile floor, AC window units, washer and dryer stay! Refrigerator, stove, and electric water heater are less than 3 years old. New roof in 2024. Seller is offering $2000 repair allowance!

Key facts

• Horse stalls
• Storm cellar
• Chicken coop

Tags

• STORM CELLAR
• HORSE STALLS
• CHICKEN COOP

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Private well water; Septic tank sewer
• Home design: Residential single-family home
• Construction: Metal roof; Crawl space foundation
• Exterior features: Deck; Fenced yard; Outbuilding; Workshop

Interior

• Kitchen: Cooktop; Refrigerator
• Flooring: Ceramic tile; Laminate; Tile
• Bathrooms: One full bathroom
• Heating & cooling: Wood stove heating; Wood-burning heating option; Whole house fan; Window cooling units
• Interior features: Ceiling fan(s) throughout; Family room fireplace; Electric water heater
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $96k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $96k).
• Recommended offer: $93k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#429 in KY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: amenities F, commute F, employment F.
• Ballard County (rural): math 31% / reading 40% proficiency, ranked #61 of 165 in KY (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Ballard County Elementary School (math 38% / reading 41%, grade F, #208 of 676 statewide, top 34%, 467 students, 58% FRL); Ballard County Middle School (math 24% / reading 39%, grade F, #125 of 217 statewide, top 63%, 215 students, 58% FRL).
• Market conditions: 16 active listings in the ZIP.

Forward outlook

• Local home prices are declining (-1.0%/yr); year-one equity from $664 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Ballard County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-1.0% 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 46 days — a 3% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $19k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $93,120 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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. 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: 1.07% ✓
• Cap rate: 9.32%
• Cash-on-cash: 10.83%
• DSCR: 1.48
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.04% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.7%
• Equity multiple: 1.30×
• Total profit: $7,981
• Equity at exit: $22,968

10-year hold

• IRR: 13.0%
• Equity multiple: 2.28×
• Total profit: $34,283
• Equity at exit: $23,943

Cash invested: $26,880 (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 42087

• Home prices YoY: -0.5%
• Active inventory: 16
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,026 medium
• Mortgage (P&I): −$503
• Tax from tax record: −$24 /mo · $294/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $243

Break-even live

Break-even rent $719

Max offer price $96,000

Occupancy floor 71%

Sensitivity live

Price	-10% $297	-5% $270	+0% $243	+5% $215	+10% $188
Rent	-10% $161	-5% $202	+0% $243	+5% $283	+10% $324
Rate	-1.0pp $291	-0.5pp $267	base $243	+0.5pp $218	+1.0pp $192

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: $24,000
• Closing costs: $2,880
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-06
   price $96,000
2. 2026-04-21
   price $99,900
3. 2026-04-10
   listed $115,000 Active
4. 2015-12-23
   listed $61,500

ⓘ 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: $294 · $24/mo
• Projected year-2 tax: $826 · $69/mo
• Expected delta: +$532/yr (+$44/mo · 181.0%)

ⓘ 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 ≥110°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $12,310
• − Mortgage interest: −$5,377
• − Property taxes: −$294
• − Insurance: −$480
• − Repairs & maintenance: −$985
• − Management: −$985
• − Depreciation: −$2,793
• Taxable income: $1,397
• Est. tax owed @ 24.0%: −$335
• After-tax cash flow: $2,575/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: Ballard County
• NCES district ID: 2100210
• Math proficiency: 31% ▼ -12.00%
• Reading proficiency: 40% ▼ -16.00%
• Median HH income: $42,202
• Composite: 29.99/100
• National rank: #6363
• State rank: #61 of 165 in KY

Livability — Wickliffe

• Score: 58/100
• State rank: #429
• US rank: #20847

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,369

Population outlook (Ballard County) Hauer SSP2

• Today (2025): 8,166 people
• By 2030: 8,092 · -0.9%
• By 2040: 7,905 · -3.2%
• By 2050: 7,648 · -6.3%
• By 2075: 7,237 · -11.4%
• By 2100: 6,537 · -19.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Black 6% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Romanian 2% Slovak 2% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Ballard

• 2024 margin: Solid R (+64.4) · D 17.1% · R 81.5% · Other 1.5%
• 2008→2024 swing: -37.1pp toward R · 2008: -27.3pp · 2024: -64.4pp
• All cycles: 2024: R+64.4 2020: R+59.9 2016: R+57.2 2012: R+37.4 2008: R+27.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.04%
• Current HPI: 223.1088
• 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

+56.1% since first listed

4 events — show timeline

• 2026-05-06 Price Changed $96,000 WKRMLS
• 2026-04-21 Price Changed $99,900 WKRMLS
• 2026-04-10 Listed $115,000 WKRMLS
• 2015-12-23 Listed $61,500 WKRMLS

Property tax history

-5.1%/yr

Latest (2025): $294 · -0.4% YoY. Source: county tax records.