4264 Kentucky Hwy 501 · McKinney, KY 40442

$155,000

2 bd · 1.0 ba · 1,122 sqft · SingleFamily public records · 155 Days on market

1.01 ac lot $138/sqft · 40% below area Est $259k · 40% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +7.2/30.0
• Appreciation +6.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• Livability +2.2/5.0
• DSCR +1.4/10.0
• 1% rule +1.3/10.0

Listing remarks MLS

BACK ON MARKET DUE TO NO FAULT OF THE HOME! Affordable Country Living in Kentucky with room to grow-and convenience you don't expect. This 2-bedroom, 1-bath home on 1.01 acres offers a rare mix of open space, easy access, and immediate possession. Located along State Hwy 501, your minutes from Kings Mt, Stanford and surrounding communities-making daily commutes, errands, and school drop-offs simple while enjoying a peaceful rural setting. The covered front porch is perfect for morning coffee or unwinding at the end of the day, with countryside views stretching beyond the yard. Inside, the home features a functional layout with comfortable living space and the flexibility to make it your own. Outside the level lot provides ample space to add a garage, workshop or additional storage offering long term potential for homeowners, hobbyists, or investors. A storage shed adds immediate convenience and the property's size allows for outdoor living, gardening and or future expansion. This property is well suited for first-time buyers, downsizers or investors looking for land, location, and value.

Key facts

• Covered front porch
• Storage shed
• Countryside view

Tags

• COUNTRYSIDE VIEW
• COVERED FRONT PORCH
• STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $-212 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $118k (24.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $98k (36.6% below list).
• Recommended offer: $98k (36.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 45/100 on livability (#518 in KY) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Lincoln County (rural): math 20% / reading 35% proficiency, ranked #131 of 165 in KY (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 9 active listings in the ZIP; 91 units permitted in Lincoln County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k appreciation (2.0% local appreciation)).
• Lincoln County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 8, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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

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

Recommended offer $98,212 (36.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.63% ✗
• Cap rate: 4.65%
• Cash-on-cash: -5.86%
• DSCR: 0.74
• GRM: 13.2

CMA / ARV

• ARV (median comp): $259,000
• List price: $155,000
• Delta: -40.15%
• Verdict: UNDERPRICED
• Comps: 7 within 2.0 mi

Projected returns pro-forma

2.02% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -1.2%
• Equity multiple: 0.94×
• Total profit: $-2,761
• Equity at exit: $61,298

10-year hold

• IRR: 3.2%
• Equity multiple: 1.44×
• Total profit: $19,297
• Equity at exit: $88,395

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 40442

• Home prices YoY: 0.9%
• Active inventory: 9
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $982 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$110 /mo · $1,326/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$206
• Net cashflow: $-212

Break-even live

Break-even rent $1,251

Max offer price $117,546

Occupancy floor —

Sensitivity live

Price	-10% $-124	-5% $-168	+0% $-212	+5% $-256	+10% $-300
Rent	-10% $-290	-5% $-251	+0% $-212	+5% $-173	+10% $-134
Rate	-1.0pp $-134	-0.5pp $-173	base $-212	+0.5pp $-252	+1.0pp $-293

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 28 events

1. 2026-06-19
   days on market $155,000 Active 155 DOM
2. 2026-06-18
   days on market $155,000 Active 154 DOM
3. 2026-06-17
   days on market $155,000 Active 153 DOM
4. 2026-06-16
   days on market $155,000 Active 152 DOM
5. 2026-06-15
   days on market $155,000 Active 151 DOM
6. 2026-06-14
   statusdays on market $155,000 Active 149 DOM
7. 2026-06-12
   days on market $155,000 Contingent 148 DOM
8. 2026-06-09
   days on market $155,000 Contingent 145 DOM
9. 2026-06-08
   days on market $155,000 Contingent 144 DOM
10. 2026-06-07
    days on market $155,000 Contingent 143 DOM
11. 2026-06-07
    days on market $155,000 Contingent 142 DOM
12. 2026-06-03
    days on market $155,000 Contingent 139 DOM
13. 2026-06-02
    days on market $155,000 Contingent 138 DOM
14. 2026-06-01
    days on market $155,000 Contingent 137 DOM
15. 2026-05-31
    statusdays on market $155,000 Contingent 136 DOM
16. 2026-05-14
    status Active 1104-char remark

    Show marketing remark (1104 chars)

    BACK ON MARKET DUE TO NO FAULT OF THE HOME! Affordable Country Living in Kentucky with room to grow-and convenience you don't expect. This 2-bedroom, 1-bath home on 1.01 acres offers a rare mix of open space, easy access, and immediate possession. Located along State Hwy 501, your minutes from Kings Mt, Stanford and surrounding communities-making daily commutes, errands, and school drop-offs simple while enjoying a peaceful rural setting. The covered front porch is perfect for morning coffee or unwinding at the end of the day, with countryside views stretching beyond the yard. Inside, the home features a functional layout with comfortable living space and the flexibility to make it your own. Outside the level lot provides ample space to add a garage, workshop or additional storage offering long term potential for homeowners, hobbyists, or investors. A storage shed adds immediate convenience and the property's size allows for outdoor living, gardening and or future expansion. This property is well suited for first-time buyers, downsizers or investors looking for land, location, and value.

17. 2026-05-14
    historical Contingent 1104-char remark

    Show marketing remark (1104 chars)

    BACK ON MARKET DUE TO NO FAULT OF THE HOME! Affordable Country Living in Kentucky with room to grow-and convenience you don't expect. This 2-bedroom, 1-bath home on 1.01 acres offers a rare mix of open space, easy access, and immediate possession. Located along State Hwy 501, your minutes from Kings Mt, Stanford and surrounding communities-making daily commutes, errands, and school drop-offs simple while enjoying a peaceful rural setting. The covered front porch is perfect for morning coffee or unwinding at the end of the day, with countryside views stretching beyond the yard. Inside, the home features a functional layout with comfortable living space and the flexibility to make it your own. Outside the level lot provides ample space to add a garage, workshop or additional storage offering long term potential for homeowners, hobbyists, or investors. A storage shed adds immediate convenience and the property's size allows for outdoor living, gardening and or future expansion. This property is well suited for first-time buyers, downsizers or investors looking for land, location, and value.

18. 2026-04-14
    status Pending 1104-char remark

    Show marketing remark (1104 chars)

    BACK ON MARKET DUE TO NO FAULT OF THE HOME! Affordable Country Living in Kentucky with room to grow-and convenience you don't expect. This 2-bedroom, 1-bath home on 1.01 acres offers a rare mix of open space, easy access, and immediate possession. Located along State Hwy 501, your minutes from Kings Mt, Stanford and surrounding communities-making daily commutes, errands, and school drop-offs simple while enjoying a peaceful rural setting. The covered front porch is perfect for morning coffee or unwinding at the end of the day, with countryside views stretching beyond the yard. Inside, the home features a functional layout with comfortable living space and the flexibility to make it your own. Outside the level lot provides ample space to add a garage, workshop or additional storage offering long term potential for homeowners, hobbyists, or investors. A storage shed adds immediate convenience and the property's size allows for outdoor living, gardening and or future expansion. This property is well suited for first-time buyers, downsizers or investors looking for land, location, and value.

19. 2025-11-29
    listed $155,000 Active 1104-char remark

    Show marketing remark (1104 chars)

    BACK ON MARKET DUE TO NO FAULT OF THE HOME! Affordable Country Living in Kentucky with room to grow-and convenience you don't expect. This 2-bedroom, 1-bath home on 1.01 acres offers a rare mix of open space, easy access, and immediate possession. Located along State Hwy 501, your minutes from Kings Mt, Stanford and surrounding communities-making daily commutes, errands, and school drop-offs simple while enjoying a peaceful rural setting. The covered front porch is perfect for morning coffee or unwinding at the end of the day, with countryside views stretching beyond the yard. Inside, the home features a functional layout with comfortable living space and the flexibility to make it your own. Outside the level lot provides ample space to add a garage, workshop or additional storage offering long term potential for homeowners, hobbyists, or investors. A storage shed adds immediate convenience and the property's size allows for outdoor living, gardening and or future expansion. This property is well suited for first-time buyers, downsizers or investors looking for land, location, and value.

20. 2023-08-18
    soldstatus $135,000 Closed 391-char remark

    Show marketing remark (391 chars)

    4264 KY 501 features 1122 sq. ft. with 9 ' ceilings and 36' Doors throughout . 2 Bedrooms, 1 Bath, Spacious Living Room, Nice Dining Area, Fully Appliance Kitchen, Utility with Washer and Dryer. Nice outbuilding. Home has a covered Front Porch and a 10x 16 Deck. 1 acre lot with outstanding views. The property iwas totally remodeled top to bottom 10 years ago. We invite you to look today.

21. 2023-08-18
    soldstatus $135,000

    Show marketing remark (391 chars)

    4264 KY 501 features 1122 sq. ft. with 9 ' ceilings and 36' Doors throughout . 2 Bedrooms, 1 Bath, Spacious Living Room, Nice Dining Area, Fully Appliance Kitchen, Utility with Washer and Dryer. Nice outbuilding. Home has a covered Front Porch and a 10x 16 Deck. 1 acre lot with outstanding views. The property iwas totally remodeled top to bottom 10 years ago. We invite you to look today.

22. 2023-06-16
    historical Contingent 391-char remark

    Show marketing remark (391 chars)

    4264 KY 501 features 1122 sq. ft. with 9 ' ceilings and 36' Doors throughout . 2 Bedrooms, 1 Bath, Spacious Living Room, Nice Dining Area, Fully Appliance Kitchen, Utility with Washer and Dryer. Nice outbuilding. Home has a covered Front Porch and a 10x 16 Deck. 1 acre lot with outstanding views. The property iwas totally remodeled top to bottom 10 years ago. We invite you to look today.

23. 2023-06-14
    listed $130,000 Active 391-char remark

    Show marketing remark (391 chars)

    4264 KY 501 features 1122 sq. ft. with 9 ' ceilings and 36' Doors throughout . 2 Bedrooms, 1 Bath, Spacious Living Room, Nice Dining Area, Fully Appliance Kitchen, Utility with Washer and Dryer. Nice outbuilding. Home has a covered Front Porch and a 10x 16 Deck. 1 acre lot with outstanding views. The property iwas totally remodeled top to bottom 10 years ago. We invite you to look today.

24. 2022-05-16
    historical
25. 2022-03-17
    price $179,000
26. 2022-01-10
    price $189,000
27. 2021-11-16
    listed $195,000 Active
28. 2013-05-24
    soldstatus $35,000

ⓘ 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: $1,326 · $110/mo
• Projected year-2 tax: $1,333 · $111/mo
• Expected delta: +$7/yr (+$1/mo · 0.6%)

ⓘ 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 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,785
• − Mortgage interest: −$8,682
• − Property taxes: −$1,326
• − Insurance: −$775
• − Repairs & maintenance: −$943
• − Management: −$943
• − Depreciation: −$4,509
• Taxable loss: −$5,392
• Est. tax savings @ 24.0%: +$1,294
• After-tax cash flow: $-1,250/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: Lincoln County
• NCES district ID: 2103480
• Math proficiency: 20% ▼ -18.00%
• Reading proficiency: 35% ▼ -16.00%
• Median HH income: $35,356
• Composite: 22.68/100
• National rank: #8042
• State rank: #131 of 165 in KY

Livability — McKinney

• Score: 45/100
• State rank: #518
• US rank: #26477

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 777

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 23,293 people
• By 2030: 22,392 · -3.9%
• By 2040: 20,336 · -12.7%
• By 2050: 18,016 · -22.7%
• By 2075: 12,976 · -44.3%
• By 2100: 8,446 · -63.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Black 1%
• Common ancestry: Slovak 2% Lithuanian 2%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+61.2) · D 18.9% · R 80.0% · Other 1.1%
• 2008→2024 swing: -22.7pp toward R · 2008: -38.5pp · 2024: -61.2pp
• All cycles: 2024: R+61.2 2020: R+57.1 2016: R+57.3 2012: R+41.9 2008: R+38.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.02%
• Current HPI: 229.4609
• 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

+342.9% since first listed

13 events — show timeline

• 2026-05-14 Relisted — ImagineMLS
• 2026-05-14 Contingent — ImagineMLS
• 2026-04-14 Pending — ImagineMLS
• 2025-11-29 Listed $155,000 ImagineMLS
• 2023-08-18 Sold (Public Records) $135,000 Public Records
• 2023-08-18 Sold (MLS) $135,000 ImagineMLS
• 2023-06-16 Contingent — ImagineMLS
• 2023-06-14 Listed $130,000 ImagineMLS
• 2022-05-16 Listing Removed — ImagineMLS
• 2022-03-17 Price Changed $179,000 ImagineMLS
• 2022-01-10 Price Changed $189,000 ImagineMLS
• 2021-11-16 Listed $195,000 ImagineMLS
• 2013-05-24 Sold (Public Records) $35,000 Public Records

Property tax history

+14.1%/yr

Latest (2025): $1,326 · -4.3% YoY. Source: county tax records.