4297 Duff Rd · Leitchfield, KY 42754

$155,000

3 bd · 1.0 ba · 1,596 sqft · Other · 203 Days on market

Built 1986 1.90 ac lot

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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 +22.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +4.7/10.0
• Livability +3.6/5.0
• Appreciation +3.1/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This farmhouse sits on 1.9 acres and has a barn with electric and a one car garage space that is insulated. 5 minutes from 2 public boat ramps on Rough River Lake! There is also a detached 2 car garage with electric and a nice wood stove that will keep you warm for projects in the cooler months. The house has 3 bedrooms, all with barn doors, one bathroom with new vanity, spacious living room and a dining room which could be used as a family room. The laundry room is set up to easily add a ½ bathroom. Newer appliances, a farm sink and beautiful new cabinets and countertops are included in the open concept kitchen. This home also has newer laminate flooring throughout, a large attic f

Key facts

• Barn with electric
• New vanity
• Open concept kitchen

Tags

• BARN WITH ELECTRIC
• DETACHED 2 CAR GARAGE
• WOOD STOVE
• NEW VANITY
• OPEN CONCEPT KITCHEN
• FARM SINK

Property features AI

Finance

• Other: Approximately 1.9-acre lot

Exterior

• Parking: 2-car garage; Gravel parking
• Utilities: Septic tank
• Home design: Single-family residence; One story; Residential property
• Construction: Brick construction; Metal roof
• Exterior features: Patio; Porch; Storm doors

Interior

• Kitchen: Microwave, Range, Refrigerator, Dishwasher not listed
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating and space heater; Ceiling fans and window air conditioning units
• Interior features: Dryer, Washer, Microwave, Range, Refrigerator, Electric water heater; Crawl space basement
• Laundry & utility: Washer and Dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $155k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (2.5% below list).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 4.3% in Leitchfield — 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 71/100 on livability (#144 in KY) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Grayson County (rural): math 27% / reading 40% proficiency, ranked #84 of 165 in KY (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Oran P Lawler Elementary School (math 37% / reading 47%, grade F, #178 of 676 statewide, top 29%, 413 students, 55% FRL); Grayson County Middle School (math 23% / reading 38%, grade F, #143 of 217 statewide, top 67%, 839 students, 63% FRL); Grayson County High School (math 24% / reading 38%, grade F, #118 of 254 statewide, top 47%, 1,252 students, 61% FRL) — zoned schools at 60% FRL track the district average.
• Market conditions: 180 active listings in the ZIP; 23 units permitted in Grayson County in 2024 (12 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 203 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; list at $155k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 203 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.97% ✗
• Cap rate: 8.19%
• Cash-on-cash: 6.79%
• DSCR: 1.30
• GRM: 8.6

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: -5.9%
• Equity multiple: 0.78×
• Total profit: $-9,536
• Equity at exit: $23,111

10-year hold

• IRR: 3.7%
• Equity multiple: 1.27×
• Total profit: $11,612
• Equity at exit: $13,402

Cash invested: $43,400 (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 42754

• Home prices YoY: -1.3%
• Active inventory: 180
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,511 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$71 /mo · $847/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $245

Break-even live

Break-even rent $1,200

Max offer price $155,000

Occupancy floor 79%

Sensitivity live

Price	-10% $333	-5% $289	+0% $245	+5% $202	+10% $158
Rent	-10% $126	-5% $186	+0% $245	+5% $305	+10% $365
Rate	-1.0pp $324	-0.5pp $285	base $245	+0.5pp $205	+1.0pp $164

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $155,000 Active 203 DOM
2. 2026-06-17
   days on market $155,000 Active 202 DOM
3. 2026-06-16
   days on market $155,000 Active 201 DOM
4. 2026-06-15
   days on market $155,000 Active 200 DOM
5. 2026-06-13
   days on market $155,000 Active 198 DOM
6. 2026-06-12
   days on market $155,000 Active 197 DOM
7. 2026-06-09
   days on market $155,000 Active 194 DOM
8. 2026-06-08
   days on market $155,000 Active 193 DOM
9. 2026-06-07
   days on market $155,000 Active 192 DOM
10. 2026-06-07
    days on market $155,000 Active 191 DOM
11. 2026-06-04
    days on market $155,000 Active 188 DOM
12. 2026-06-02
    days on market $155,000 Active 187 DOM
13. 2026-06-01
    days on market $155,000 Active 186 DOM
14. 2026-05-31
    days on market $155,000 Active 185 DOM
15. 2026-05-31
    days on market $155,000 Active 184 DOM
16. 2026-05-08
    status Active
17. 2026-03-18
    status Pending
18. 2025-11-13
    price $165,000
19. 2025-10-07
    listed $175,000 Active
20. 2021-05-17
    soldstatus $85,000
21. 2010-12-12
    historical
22. 2010-08-19
    listed $77,700

ⓘ 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: $847 · $71/mo
• Projected year-2 tax: $1,333 · $111/mo
• Expected delta: +$486/yr (+$41/mo · 57.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥106°F today · 19 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: $18,128
• − Mortgage interest: −$8,682
• − Property taxes: −$847
• − Insurance: −$775
• − Repairs & maintenance: −$1,450
• − Management: −$1,450
• − Depreciation: −$4,509
• Taxable income: $415
• Est. tax owed @ 24.0%: −$99
• After-tax cash flow: $2,846/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: Grayson County
• NCES district ID: 2102300
• Math proficiency: 27% ▼ -23.00%
• Reading proficiency: 40% ▼ -17.00%
• Median HH income: $34,256
• Composite: 27.55/100
• National rank: #6944
• State rank: #84 of 165 in KY

Livability — Leitchfield

• Score: 71/100
• State rank: #144
• US rank: #6810

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 15,817
• Population (ZIP): 15,817

Population outlook (Grayson County) Hauer SSP2

• Today (2025): 26,840 people
• By 2030: 27,032 · +0.7%
• By 2040: 27,236 · +1.5%
• By 2050: 27,076 · +0.9%
• By 2075: 26,565 · -1.0%
• By 2100: 24,007 · -10.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Black 2%
• Common ancestry: Slovak 4% Lithuanian 2% Romanian 1%
• Foreign-born: 1%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Grayson

• 2024 margin: Solid R (+61.8) · D 18.5% · R 80.3% · Other 1.2%
• 2008→2024 swing: -26.9pp toward R · 2008: -34.9pp · 2024: -61.8pp
• All cycles: 2024: R+61.8 2020: R+58.8 2016: R+59.3 2012: R+39.5 2008: R+34.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.82%
• Current HPI: 283.0264
• 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

+112.4% since first listed

7 events — show timeline

• 2026-05-08 Relisted — GORAMLS
• 2026-03-18 Pending — GORAMLS
• 2025-11-13 Price Changed $165,000 GORAMLS
• 2025-10-07 Listed $175,000 GORAMLS
• 2021-05-17 Sold (Public Records) $85,000 Public Records
• 2010-12-12 Listing Removed — Metro Search MLS
• 2010-08-19 Listed $77,700 Metro Search MLS

Property tax history

+6.9%/yr

Latest (2025): $847 · -0.4% YoY. Source: county tax records.