8536 Mason Lewis Rd · Maysville, KY 41056

$68,500

4 bd · 2.0 ba · 980 sqft · Other public records · 1 Days on market

Built 1995 1.45 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
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.5/10.0

Listing remarks

This property is presented in its current condition, offering a distinctive opportunity for renovation and development as a diamond in the rough. The residence offers a Clayton home 4 bedrooms with a bonus room, 2 full bathrooms, and large addition that was added in 2010. Home and addition is on permanent foundation. Home has covered porch on front and back of home and shed with electricity remains with home. The beautiful 1.4 acres of serene, wooded land is breath taking. All contents will remain with the home. This property is being sold as-is. Inspections are welcome but seller will not be doing repairs. Cash only.

Key facts

• Covered porch
• Large addition
• 1.45 acre lot

Tags

• LARGE ADDITION
• COVERED PORCH
• SHED WITH ELECTRICITY
• 1.4 ACRES OF WOODED LAND

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Septic tank; Cable available; Water available
• Home design: Single-family residence; One level; Modular construction
• Construction: Vinyl siding; Shingle roof; Built in 1995; Foundation: block and poured concrete
• Exterior features: Covered patio/porch; Partial fencing; Shed(s); Wooded lot

Interior

• Kitchen: Kitchen (14 x 13); Dishwasher
• Bedrooms: Primary bedroom (13 x 10); Bedroom 2 (8 x 8); Bedroom 3 (13 x 13); Bedroom 4 (13 x 12)
• Bathrooms: 2 full bathrooms; Primary bath (8 x 4)
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Laundry room; Dishwasher
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $68k.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Cap rate 13.2% vs local median 4.0% in Maysville — 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 63/100 on livability (#325 in KY) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools D-, amenities F.
• Mason County (town): math 25% / reading 39% proficiency, ranked #92 of 165 in KY (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 35 active listings in the ZIP; 30 units permitted in Mason County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $474 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Mason County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $68,500

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 1.54% ✓
• Cap rate: 13.24%
• Cash-on-cash: 24.82%
• DSCR: 2.10
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 18.2%
• Equity multiple: 1.74×
• Total profit: $14,155
• Equity at exit: $10,214

10-year hold

• IRR: 26.6%
• Equity multiple: 3.34×
• Total profit: $44,827
• Equity at exit: $5,923

Cash invested: $19,180 (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 41056

• Home prices YoY: -4.1%
• Active inventory: 35
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,054 medium
• Mortgage (P&I): −$359
• Tax from tax record: −$48 /mo · $581/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $397

Break-even live

Break-even rent $552

Max offer price $68,500

Occupancy floor 57%

Sensitivity live

Price	-10% $435	-5% $416	+0% $397	+5% $377	+10% $358
Rent	-10% $313	-5% $355	+0% $397	+5% $438	+10% $480
Rate	-1.0pp $431	-0.5pp $414	base $397	+0.5pp $379	+1.0pp $361

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: $17,125
• Closing costs: $2,055
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-27
   listed $68,500 Active
2. 2026-05-27
   historical

ⓘ 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: $581 · $48/mo
• Projected year-2 tax: $589 · $49/mo
• Expected delta: +$8/yr (+$1/mo · 1.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $12,651
• − Mortgage interest: −$3,837
• − Property taxes: −$581
• − Insurance: −$342
• − Repairs & maintenance: −$1,012
• − Management: −$1,012
• − Depreciation: −$1,993
• Taxable income: $3,873
• Est. tax owed @ 24.0%: −$930
• After-tax cash flow: $3,830/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: Mason County
• NCES district ID: 2103870
• Math proficiency: 25% ▼ -18.00%
• Reading proficiency: 39% ▼ -12.00%
• Median HH income: $39,917
• Composite: 26.84/100
• National rank: #7109
• State rank: #92 of 165 in KY

Livability — Maysville

• Score: 63/100
• State rank: #325
• US rank: #15583

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Mason · 13,978 people
• Population (ZIP): 13,978
• Household income: $49,549
• Rent vs Own: 35.4% rent · 64.6% own
• Severe rent burden: 6.0

Population outlook (Mason County) Hauer SSP2

• Today (2025): 16,224 people
• By 2030: 15,618 · -3.7%
• By 2040: 14,261 · -12.1%
• By 2050: 12,858 · -20.7%
• By 2075: 9,913 · -38.9%
• By 2100: 7,142 · -56.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Black 7% Two or more races 5% Hispanic / Latino 2% Native American 1%
• Common ancestry: Slovak 2% Serbian 1% Polish 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Mason

• 2024 margin: Solid R (+43.7) · D 27.5% · R 71.2% · Other 1.4%
• 2008→2024 swing: -26.7pp toward R · 2008: -17.0pp · 2024: -43.7pp
• All cycles: 2024: R+43.7 2020: R+39.1 2016: R+41.2 2012: R+23.3 2008: R+17.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -8.98%
• Current HPI: 209.1455
• 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

2 events — show timeline

• 2026-05-27 Listing Removed — NKMLS
• 2026-05-27 Listed $68,500 NKMLS

Property tax history

+1.6%/yr

Latest (2025): $581 · -0.3% YoY. Source: county tax records.